HomeMy WebLinkAbout06/06/2018*000
4114,8 GO
Apple
Valley
Meeting Location: Municipal Center
7100 147th Street West
Apple Valley, Minnesota 55124
June 6, 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 May 2, 2018, Regular Meeting
B. Nelson Four Season Porch and Shed Setback Variances - PC18-11-V
1. Consideration of a Variance Reducing the Rear Yard Setback for the
Principal Structure from 30' to 22' (8' Variance) fora 224 sq. ft.
Four Season Porch Addition
2. Consideration of a Variance Reducing an Accessory Structure Rear
Yard Setback for a Shed from 10' to 4' (5' 6" Variance)
3. Consideration of a Variance Reducing an Accessory Structure Side
Yard Setback for a Shed from 5' to 2' 6" (2' 6" Variance)
Location: 14386 Embry Court
Petitioner: Frank Nelson
4. Public Hearings
A. Regency Centers Sign CUP Amendment - PC 18 -09 -CV
1. Conduct a Public Hearing to Consider Amending a Conditional Use
Permit Issued in 1992 for Two Major Anchor Signs at Apple Valley
Square
Location: 15125 Cedar Avenue
Petitioner: Leroy Signs, Inc.
B. Ryan Real Estate Redevelopment - PC 1 8-13-ZCB
1. Conduct Public Hearing to Consider Amendments to Planned
Development No. 290, Conditional Use Permit (CUP), and Site
Plan Review/Building Permit Authorization for 11,000 sq. ft.
Multiple Tenant Building
Location: 14750 Cedar Ave (Southeast Corner Cedar Ave & 147th St)
Petitioner: Launch Properties and CJ Ryan, LLC
C. 2040 Comprehensive Plan Update - Consideration of the Update to the
City's Comprehensive Plan
Location: Citywide
Petitioner: City Of Apple Dalley
5. Land Use / Action Items
A. Appliance Smart Building Conditional Use Permit and Building Addition
Site Plan/Building Permit Authorization - PC 18 -06 -CB
Consideration of a Conditional Use Permit for a Class II Restaurant with
Drive -Through Window Service and Site Plan/Building Permit
Authorization to Allow for Construction of a 7,087 -sq. ft. Building
Addition to the Existing 48,960 -sq. ft. Retail Building
Location: 7370 153rd Street West
Petitioner: Seventy Three Seventy, LLC
6. Other Business
A. Review of Upcoming Schedule and Other Updates
Next Planning Commission Meeting - Wednesday, June 20, 2018 - 7:00
p
.111,
Next City Council Meeting - Thursday, June 14, 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 wwwcityofapplevalley.org
APPVaIIey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
3.A.
June 6, 2018
Consent Agenda
Description:
Approve Minutes of May 2, 2018, Regular Meeting
Staff Contact:
Joan Murphy, Department Assistant
ACTION REQUESTED:
Approve minutes of regular meeting of May 2, 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
MAY 2, 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, Tim Burke, Keith Diekmann, Paul Scanlan and
David Schindler.
Members Absent: Jodi Kurtz.
Staff Present: City Attorney Sharon Hills, Civil Engineer Ahmed Omer, Community Development
Director Bruce Nordquist, City Planner Tom Lovelace, Planner/Economic
Development Specialist Alex Sharpe and Department Assistant Joan Murphy.
2. APPROVAL OF AGENDA
Chair Melander asked if there were any changes to the agenda.
Community Development Director Bruce Nordquist introduced Civil Engineer Ahmed Omer.
MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann, approving the
agenda. Ayes - 6 - Nays - 0.
3. CONSENT ITEMS
MOTION: Commissioner Schindler moved, seconded by Commissioner Alwin, approving the
minutes of the meeting of April 18, 2018. Ayes - 5 - Nays - 0. Abstained — 1
(Scanlan)
MOTION: Commissioner Schindler moved, seconded by Commissioner Alwin, adopting
Resolution No. 2018-02 finding that the disposition of City -owned property in
Lakeville is consistent with the 2030 Comprehensive Plan. Ayes - 6 - Nays - 0
4. PUBLIC HEARINGS
- NONE -
5. LAND USE/ACTION ITEMS
A. Americlnn & Old Chicago Sign Variance — PC18-08-V
Planner/Economic Development Specialist Alex Sharpe stated this item was previously reviewed by
the Planning Commission and approved on April 4, 2018. Since that review, the site plan has been
amended due to the proposed sign being placed over a private sewer utility line.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
May 2, 2018
Page 2 of 3
The new site plan requires a 3' variance. Staff is recommending up to a 6' variance to allow the
applicant to locate an area that will not conflict with private utilities. A 6' variance is consistent
with the previously approved proposal, but the location of the approved site plan placed the sign on
a private sewer line. A condition of approval is for all private utilities to be located. When this is
completed the applicant will need to find a suitable location within the 6' variance for the sign.
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 required 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.
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 CSAR 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. 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.
MOTION: Commissioner Alwin moved, seconded by Commissioner Burke, recommending
approval of a sign variance with 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 private utility locate shall be completed and a site plan or survey depicting
the located private utilities and proposed sign location shall be submitted with
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
May 2, 2018
Page 3 of 3
the sign permit application. No sign permit will be issued unless and until a
private utility locate is completed and the site plan/survey is provided to the
City.
7. Installation shall be generally consistent with the sign plan dated 4-16-18.
Ayes - 6 - Nays - 0.
6. OTHER BUSINESS
A. Review of upcoming schedule and other updates.
Community Development Director Bruce Nordquist stated that the next regular Planning
Commission meeting would take place Wednesday, May 16, 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 Burke moved, seconded by Commissioner Scanlan to adjourn the
meeting at 7:09 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.
June 6, 2018
Consent Agenda
Description:
Nelson Four Season Porch and Shed Setback Variances - PC18-11-V
Staff Contact:
Alex Sharpe, Planner and Economic Development Spec.
Department / Division:
Community Development Department
Applicant:
Frank Nelson
Applicant Date: 5/2/2018
60 Days: 7/1/2018
Project Number:
P C 18-11-V
120 Days: 8/30/2018
ACTION REQUESTED:
1. Recommend approval of a variance reducing the principal structure rear yard setback
from 30' to 22' (8' variance) for a 224 sq. ft. four season porch addition, subject to all
City Codes, and the following conditions:
1. The variance shall be applicable to Lot 6, Block 1, Pilot Knob Estates Third
Addition.
2. If applicable, a Natural Resource Management Permit (NRMP) shall be obtained
prior to any site disturbance including site grading.
3. Prior to issuance of the building permit, the existing shed which does not meet
setback requirements shall be brought into compliance either through a granted
variance or other means.
2. Recommend approval of a variance reducing the side yard setback for an existing
accessory structure from 5' to 2' 6" (2' 6" variance) for a shed on the property, subject
to the following conditions:
1. An encroachment agreement shall be obtained with the City stating that the shed
will be removed if access to the easement is necessary or the shed shall be
removed within one year of the approval of the variance.
3. Recommend approval of a variance reducing the rear yard setback for an existing
accessory structure from 10' to 4' 6" (5' 6" variance) for a shed on the property, subject
to the following conditions:
1. An encroachment agreement shall be obtained with the City stating that the shed
will be removed if access to the easement is necessary or the shed shall be
removed within one year of the approval of the variance.
SUMMARY:
Frank Nelson, 14386 Embry Court, has applied for an 8' principal structure rear yard setback
variance to construct a 224 sq. ft. four season porch addition. The home is located in a cul-
de-sac and has an irregularly shaped lot. The proposed porch abuts the southern property
line, which is the rear property line of the home. Due to the angle of the rear lot line, and the
30' principal structure setback, the home is restricted on it's size.
The rear lot line, per code section 155.033 is defined as any line opposite of the front lot line
this creates an angled, irregular rear lot line for this property. Adjacent properties are able to
meet their rear yard setbacks due to regular lot configurations, thus the impact that the
proposed porch will have on adjacent properties is minimal.
While reviewing the proposal, staff found that the existing shed does not meet setback
requirements, and has been placed in an easement. A building permit was not issued for this
shed, and no prior variances were granted. The shed is approximately 20 years old, and is a
permanent structure that cannot be moved without demolition. The applicant is seeking
variances on the side yard and rear yard setback requirements.
BACKGROUND:
Three variance actions are requested as part of this application. The primary item of this
application is a rear yard setback variance for the principal structure from 30' to 22' for the
construction of a 224 sq. ft. four season porch.
The second and third actions are side yard and rear yard setback variances for an existing
shed on the property. These actions were added as requests by the applicant due to the non-
conformity found during review. The shed is located 4' 7" (5' 6" variance) from the rear
property line where 10' is required and 2' 6" from the side property line where 5' is required
(2' 6" variance). City code allows setbacks to be rounded to the nearest 6".
Principal Structure Setback
The 2030 Comprehensive Plan states that the City will encourage "the reinvestment and
maintenance of property" that allow residents to age in place.
Staff is recommending approval of the principal structure rear yard setback variance for the
four season porch due to the following practical difficulties.
1. The lot is irregular, and creates a scenario where a portion of the home does not have
the same rear setback as another portion.
2. The rear lot line is angled, creating an inconsistent setback along the rear lot line. The
variance would not be necessary if the lot line were consistent.
3. The position of the porch on the home can not be shifted to reduce the variance due to a
cantilevered section of the home.
4. The City has encouraged residents to update and maintain their homes.
Accessory Structure Setback
Upon review of the proposal, staff found that an existing shed had non -conforming side yard
and rear yard setback standards for accessory structures. The shed was constructed
approximately 20 years ago, and was not required to receive a building permit. Additionally,
the property has 5' side and rear drainage and utility easements, which the shed encroaches
on. If proposed today, staff would not permit the structure, and would not recommend
approval of a variance for a new structure. However, as this structure was built
approximately 20 years ago the shed will not negatively impact the character of the
neighborhood.
The applicant is seeking additional variances for the rear yard and side yard setbacks for an
accessory structure. As stated, the rear requires a 5' 6" variance, and the side requires a 2' 6"
variance in order to be compliant. If granted, a condition has been placed that an
encroachment agreement be completed with the City or the shed shall be removed within one
year of the date of approval of this variance. This agreement will state that in the event the
City needs access to the easements for any work the shed will be removed at the cost of the
applicant. The applicant has stated that the shed cannot be moved, short of demolishing the
structure due to the solid construction and concrete slab base.
Practical Difficulties
Staff reviews variance applications based strictly upon the requirements of the state statutes
and the City Code which require that the applicant establish that there are practical
difficulties present in order for a variance to be granted, and that logical alternatives are not
available.
Definition of "Practical Difficulties":
• The applicant proposes to use the property in a reasonable manner not permitted by the
zoning provisions of the code;
• The plight of the applicant is due to circumstances unique to the property not created by
the applicant; and
• The variance, if granted, will not alter the essential character of the locality.
• Economic considerations alone do not constitute practical difficulties.
In order to grant a variance, the City considers the following factors to determine whether the
applicant established that there are practical difficulties in complying with the provision(s) of
the Code:
1. Special conditions apply to the structure or land in question that are particular to the
property and do not apply generally to other land or structures in the district or vicinity in
which the land is located; and
2. The granting of the proposed variance will not be contrary to the intent of this chapter; and
3. The special conditions or circumstances do not result from the actions of the
owner/applicant; and
4. The granting of the variance will not merely serve as a convenience to the applicant, but is
necessary to alleviate practical difficulties in complying with the zoning provisions of this
Code; and
5. The variance requested is the minimum variance necessary to alleviate the practical
difficulty.
BUDGET IMPACT:
N/A
ATTACHMENTS:
Area Map
Zoning Map
Survey
Elevations
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Registered Land Surveyor No. i0795
the
Garlingnouse
(OMparly
lncluclecl: Complete Drawings for 3 Different Sizes
141-ix/O' laMIEW
Acid space and increase -the value of your home with this
attractive sun room adclition. Carefully designed by
professionals, this plan includes:
• Full Materials List
• Wall and R.oaf Framing Plans
• Rafter Cutting Templates
• 3-P Cutaway Drawings
• Roof Shea -thing Layout
• eil12 Gable Roof Attaches to Existing Roo -F
or Two -Story Wall
• includes Atrium Door, Large Windows and
Half-Rouncl Transom Window 1
28512 90022
Pion No. 90022
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Gabled Sun Room Addition
for One- and Two -Story Homes
Included: Complete Drawings for 3 Different, Sizes
UMW *MOW
Adel space and increase the value of your home with this
attractive sun room aeldition. Carefully designed by
professionals, -this plan includes:
• Full Materials List
• Wall and Roof Framing Plans
• Rafter Cutting Templates
• 3-D Cutaway Drawings
• Roof Sheathing Layout
Plan No. 90022
• E5/12 Gable Roof Attaches to Existing Roof
or Two -Story Wall
• Includes Atrium Poor, Large Windows and
Half -Round Transom Window
28512 90022
APPVaIIey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
4.A.
June 6, 2018
Public Hearings
Description:
Regency Centers Sign CUP Amendment
Staff Contact:
Alex Sharpe, Planner and Economic Development Spec.
Department / Division:
Community Development Department
Applicant:
Leroy Signs, Inc.
Applicant Date: 5/9/2018
60 Days: 7/8/2018
Project Number:
PC18-09-CV
120 Days: 9/6/2018
ACTION REQUESTED:
The Planning Commission is asked to hold the public hearing, receive any public comments
and close the public hearing. It is not the practice for the Planning Commission to act on an
item on the night of its public hearing, however if there are not any issues raised by the public
or the Commission, staff is recommending approval of the Conditional Use Permit
amendment subject to the following conditions:
1. The signs proposed shall be consistent with the elevations, other than the face, and site
plan dated 4-20-18 which detail the height, size, and general materials of the structure.
2. Per Resolution 1992-278, landscaping shall be provided around the signs, and
maintained in proper health.
3. Per Resolution 1992-278, the signs shall remain in their existing locations.
SUMMARY:
Leroy Signs, Inc., on behalf of property owner Apple Valley Square, LLC, has applied for a
Conditional Use Permit Amendment for two existing Major Anchor Signs. City Code section
154.02 requires that Major Anchor Signs receive a Conditional Use Permit (CUP) for multi
tenant structures which are in excess of 100,000 sq. ft. In 1992 a CUP was issued for two
existing Major Anchor Signs located at Apple Valley Square.
Regency Centers, the manager of the property will be doing extensive exterior updates to
Apple Valley Square this summer, and as such is seeking to update the existing signs on the
property. As stated, the signs predate the CUP issued in 1992, and were likely constructed in
the mid to late 1970's. the current proposal updates the elevations of these signs with new
materials, or those integral to the structure, which is consistent with code.
The signs are larger than code permits, but were permitted in 1992. The overall sign area is
being reduced from approximately 329 sq. ft. to 267 sq. ft. This is being achieved by
reducing the height from 32' 6" to 30' 7".
In 1992, the resolution required that a landscape plan be submitted and approved surrounding
the signs. A proposed condition is to require that the landscaping area be updated to be
consistent with what is shown, and that all plants be in good health upon project completion.
BACKGROUND:
These existing signs do not meet several code standards, such as setbacks, height, and size.
However, as they were existing signs, and received approval via a CUP in 1992 variances are
not required. The signs may predate code standards as the center was formerly an indoor mall
in the early 1970's.
As stated, Regency Centers, the property manager is updating the exterior of the center in the
summer of 2018, and is making substantial site improvements. Elevations of the proposed
renovations are included as part of the proposal. The applicant letter notes that they wish to
update these signs so that they can be consistent with the other site improvements.
BUDGET IMPACT:
N/A
ATTACHMENTS:
Area Map
Elevations
Resolution
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•
•
•
CITY of APPLE VALLEY
RESOLUTION NO. 1992-278
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR
MAJOR ANCHOR/CENTER SIGNS AT APPLE VALLEY SQUARE
AND ATTACHING CONDITIONS THERETO
WHEREAS, pursuant to Minnesota Statutes 462.357, the City of Apple Valley
has adopted, as Appendix A of the City Code of Ordinances, zoning regulations
to control land uses throughout the City, and
WHEREAS, said regulations provide that major anchor/center signs may be
allowed within the confines of a Retail Business zoning district and in
accordance with specific performance standards as a conditional use, and
WHEREAS, approval of a Conditional Use Permit for major anchor/center
signs has been requested by Apple Valley Square Shopping Center, and
WHEREAS, review of such Conditional Use Permit request, to determine its
conformance with the applicable regulations and performance standards,
occurred at a public hearing held on September 16, 1992, and
WHEREAS, the Apple Valley planning Commission recommended approval of
such Conditional Use Permit, subject to certain conditions, on October 7,
1992.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Apple
Valley, Dakota County, Minnesota, that a Conditional Use Permit for major
anchor/center signs within a Retail Business Zone is hereby approved subject
to the following conditions:
1. The Conditional Use Permit shall apply to property legally described
as Lots 1 and 2, Block 1, Apple Valley Square Fifth Addition.
2. The signs shall be placed in the same locations as the existing
signs on County Road 42 and on Cedar Avenue and shall replace such
signs (see Exhibit A for specific locations) .
3. Sign faces shall be aluminum with individually routered letters.
4. A landscape plan shall be submitted and approved for the base of the
sign structures prior to issuance of the sign permit.
5. The signs shall comply with all provisions of Apple Valley City Code
Section 6-105(g), Major Anchor/Center Signs, other than those
delineated in paragraphs numbered 2 and 3 hereof.
6. Design of the signs, other than sign faces, shall be consistent with
the drawing submitted and last revised on July 30, 1992 (attached as
Exhibit B) .
•
•
r
7. The Conditional Use Permit may be revoked for cause if the terms of
paragraphs numbered 1 through 6 hereof are not adhered to.
ADOPTED this 22nd day of October, 1992.
i liar F. Holton, Mayor
ATTEST:
qP f
Mary E[ue11er, City Clerk
CERTIFICATION
State of Minnesota
County of Dakota
City of Apple Valley
1 hereby certify that the foregoing Resolution is a true and correct copy
of a resolution presented to and adopted by the City Council of Apple Valley
at a duly authorized meeting thereof held in the City of Apple Valley,
Minnesota, on the 22nd day of October, 1992, as disclosed by the records of
said City in my possession.
(SEAL)
2
Mary E. Mueller
Apple Valley City Clerk
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EXHIBxT B
APPVaIIey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
4.B.
June 6, 2018
Public Hearings
Description:
Ryan Real Estate Redevelopment - PC18-13-ZCB
Staff Contact:
Kathy Bodmer, Al CP, Planner
Department / Division:
Community Development Department
Applicant:
Launch Properties and CJ Ryan, LLC
Applicant Date: 5/15/2018
60 Days: 7/13/2018
Project Number:
PC18-13-ZCB
120 Days: 9/11/2018
ACTION REQUESTED:
Open public hearing, receive comments, close public hearing. It is the policy of the
Planning Commission to not take action on an item on the night of its public hearing.
SUMMARY:
Launch Properties and CJ Ryan, LLC request consideration of an application for the
redevelopment of the Ryan Real Estate property at 14750 Cedar Ave (Lot 1, Block 2 Apple
Valley Commercial Addition) on the southeast corner of Cedar Ave and 147th Street W. The
proposed development would include the demolition of the existing multiple -tenant office
building and construction of an 11,000 sq. ft. multiple tenant building with two small
restaurants, a coffee shop with a single drive-thru lane and a dental office.
BACKGROUND:
The proposed 11,000 sq. ft. multiple tenant retail building is proposed to have the following
tenants:
• 3,600 sq. ft. Class I Casual Restaurant
• 2,200 sq. ft. Class III Restaurant,
• 2, l 00sq. ft. Class III coffee shop with drive-thru window service
• 3,000 sq. ft. dental office
The building is proposed to be situated in a north -south alignment parallel with Cedar Ave.
The drive-thru lane is proposed to circulate around the north and west sides of the building in
a counter clockwise direction with the pick up window on the south side of the building. The
drive-thru lane provides adequate stacking space for queuing vehicles; a bypass lane is
provided on the south side of the drive-thru. Functioning doors are located on the west side
of the building which indicates rear deliveries are expected. Deliveries may conflict with the
drive-thru lane if delivery vehicles must share the drive-thru lane to access the west side of
the building.
The entrance to the businesses will be on the east side of the building with the rear of the
building facing Cedar Ave. The petitioners have indicated that they intend to construct the
building with 4 -sided architecture in mind. The exterior building materials are proposed to
be burnished block, face brick, EIFs, and engineered wood siding. It appears that the
predominant exterior building material is EIFs. Commercial buildings are required to be
constructed of "100% non-combustible, non -degradable and maintenance -free construction
materials (such as face brick or natural stone...)." EIFs may be used for decorative features,
but may not be used as a primary exterior building material.
The existing driveway access on 147th Street W. would be closed and a right -in access and
full access would be available on the east side of the site from Glazier Ave. A preliminary
parking calculation finds that the total number of seats will likely need to be limited to meet
the parking requirements.
Zoning: The northeast quadrant of the County Road 42 and Cedar Avenue intersection is
zoned Planned Development No. 290 (PD -290) which provides for an integrated mix of
limited business and certain retail uses that support limited business uses. Within the PD, the
property is zoned Zone 1 which allows limited business uses including professional offices,
banks, clinics for human care, hospitals and nursing homes. A Class I restaurant and a dental
clinic would be permitted uses in the zoning district. The PD would need to be amended to
add Class III Neighborhood restaurants and drive-thru window service in connection with a
Class III restaurant as a conditional use. Class III restaurants are less than 2,500 sq. ft.
serving coffee, sandwiches, soups, baked goods and similar items that don't require the
installation of a Type I ventilation hood (grease and smoke removing).
Amendments to PD -290, Zone 1, are also requested for reduced parking lot setbacks.
Additional right-of-way and easements were obtained from the property in connection with
the Cedar Ave upgrade project and the construction of an entrance monument on the four
corners of the Cedar/147th Street intersection. The additional right-of-way dedication and
trail, drainage and utility easements constrain the layout of the site.
Initial planning for the 147th Street transit station area suggests that the NE quadrant of
County Road 42 and Cedar Ave consist of a mix of transit supportive uses that
emphasize employment, housing, senior living, health care, lodging and retail/commercial
uses. Class III restaurants could be viewed as supporting the nearby employment and
institutional uses.
The Ryan Real Estate property is located approximately 630' south of the 147th Street
METRO Red Line station stop. Auto -oriented uses like restaurants with drive-thru lanes are
typically discouraged in areas where transit access and transit use are being promoted.
However, the City is aware that market demands continue to evolve and auto -convenient
service is still a high demand in Apple Valley. The layout provides safe and convenient
access to the site by pedestrians and cyclists in addition to vehicles.
Street and Intersection Impacts: A preliminary traffic study was done which analyzed
potential traffic impacts resulting from the redevelopment of the site. During peak periods,
backups occur when vehicles are waiting at the intersection of Cedar Avenue and 147th
Street which prevents vehicles from being able to turn west from northbound Glazier Ave.
Backups occur when the 147th Street queue extends past Glazier Ave to the south, making it
very difficult to turn west on 147th Street. The study shows impacts during the AM and PM
peak periods, but the City Engineer is concerned that there will be significant midday traffic
generated. The City Engineer is reviewing the study and will provide comments in his
memo.
The previous development proposal for the Ryan Real Estate site revealed the need for a
regional solution for the traffic issues at the 147th Street/Glazier and Cedar Ave/147th Street
intersections. Street improvements include a future restricted right -in, right -out only access
on 147th Street/ Glazier Ave intersection and construction of a roundabout east at the north
alignment of Glazier Ave which will allow for protected u -turns from the site back to Cedar
Ave.
BUDGET IMPACT:
N/A
ATTACHMENTS:
Background Material
Map
Plan Set
Plan Set
Ordinance
Ordinance
Report
Correspondence
Memo
Memo
Ryan Real Estate Redevelopment
PROJECT REVIEW
Existing
Conditions
Property Location:
14750 Cedar Ave
Legal Description:
Lot 1 Block 2, APPLE VALLEY COMMERCIAL ADD, SUBJ TO PAR 5 DAKOTA CO
R/W MAP 180 & SUBJ TO PARCEL 114 DAKOTA CO R/W MAP 324
Comprehensive Plan
Designation
C -Commercial
Zoning
Classification
PD -290, Zone 1
Existing Platting
Platted lot of record subject to Dakota County Right-of-way Acquisitions
Current Land Use
Multiple -tenant office building
Size:
2.0 acres
Topography:
Flat
Existing Vegetation
Urban landscape.
Other Significant
Natural Features
N/A
NORTH
Across 147th Street — Applebee's Restaurant
Comprehensive Plan
C -Commercial
Zoning/Land Use
PD -290, Zone 4 (Neighborhood -oriented retail)
SOUTH
Metro Dental/Merchant's Bank
Comprehensive Plan
C -Commercial
Zoning/Land Use
PD -290, Zone 1
EAST
Across Glazier Ave — Wings Federal Credit Union
Comprehensive Plan
C -Commercial
Zoning/Land Use
PD -290, Zone 3
WEST
Across Cedar Ave — Bank of America
Comprehensive Plan
C -Commercial
Zoning/Land Use
RB -Retail Business
Development
Project Review
Comprehensive Plan: The Comprehensive Plan guides the development of the site for "C"
(Commercial) uses. The vision for northeast quadrant of Cedar Avenue and County Road 42 has
historically been professional office uses with very limited retail uses to support the office uses.
A multiple tenant building with restaurants and a dental clinic is consistent with the C
designation.
Zoning: The property is zoned PD -290, Zone 1, which allows limited business uses including
professional offices, banks, civic centers, clinics for human care, nursing homes and limited
retail. A Class I (full service) restaurant is a permitted use in Zone 1. The property owners wish
to amend the PD zoning to add Class III Neighborhood restaurants as a permitted use and add a
drive-thru in connection with a Class III restaurant as a conditional use. They also request the
following reduced parking setbacks:
Setback Type
Street (Street Type)
Min. Setback
Req'd
Proposed
Setback
Notes
Parking Setback
Cedar Ave
20'
8'
For drive-thru lane. Due to
corner monument easements.
Parking Setback
147th St
20'
7'
Drive-thru lane
Parking Setback
Glazier Ave
20'
6'
Preliminary Plat: The property is currently platted. No platting of the property is proposed in
connection with this project.
Site Plan: The existing access on the northwest comer of the site abutting 147th Street will be
closed. On Glazier Ave, two access points are proposed: a right -in only access and a full access
to the south. The 11,000 sq. ft. building is proposed to be situated in a north -south alignment
parallel with Cedar Avenue. The drive-thru lane is proposed to wrap around the north and west
sides of the building in a counter clockwise direction with the service window on the south side
of the building. A bypass is shown on the southern end of the drive thru lane. A total of 94
parking spaces are provided on the site; with 183 restaurant seats and 3,000 sq. ft. dentist, a total
of 93 parking spaces is required, meeting the parking requirement.
The garbage enclosure is shown on the southeast corner of the site, out of view from Cedar Ave
and 147th Street W.
Grading Plan: The grading plan was reviewed by the City Engineer and his memo is attached
to the staff report. The site is proposed to be scraped, but no significant changes to the site
elevations are proposed. The final grading plan is subject to review and approval of the City
Engineer at the time of issuance of the building permit. The developer plans to save the elm trees
planted along Cedar Avenue. Tree protective fencing should be added to the grading plan.
Elevation Drawings: The exterior building materials are proposed to be burnished block, face
brick, EIFs, and engineered wood siding. It appears that the predominant exterior building
material is EIFs. Commercial buildings are required to be constructed of "100% non-
combustible, non -degradable and maintenance -free construction materials (such as face brick or
natural stone...)." EIFs may be used for decorative features, but should not be a primary exterior
building material.
The west elevation of the building will be the "rear" of the building and will face Cedar Ave.
The building is designed so that the four sides of a building have equally attractive elevations. An
approximately four foot "gabion wall" is shown to block the view of the meters and electrical
equipment on the building. A gabion wall is a cage -type structure filled with rock material to
give a natural rock wall appearance. This type of wall is an alternative to a mortared brick or
stone wall.
Landscape Plan: The value of the landscape planting must meet or exceed 2-1/2% of the value
of the construction of the building based on Means Construction Data. A nursery bid list will be
required at the time of application of the building permit that confirms that the value of the
landscape plantings meet or exceed the 2-1/2% requirement. Hardscape, such as edging and
rock, and sod do not count towards the landscape budget.
Availability of Municipal Utilities: Utilities are available at the site. No extension of utilities is
needed to serve this development; only connections to existing service lines will be needed.
Domestic and fire water service lines will be required to be split outside the building.
Street Classifications/Accesses/Circulation:
• Cedar Avenue (Principal Arterial Street) — 90' half right-of-way with additional right-of-
way easements obtained for community entry monuments at Cedar and 147th Street. No
access permitted or proposed.
• 147th Street West (Minor Community Collector) — 40' half right-of-way. The existing
drive access onto 147th Street will be closed in connection with this development.
• Glazier Avenue (Local) — 30' half right-of-way.
Traffic Study: A traffic study was conducted that analyzed the new development with the
new proposed uses. Traffic demand is lower than the previous plans reviewed last year.
However, traffic levels are expected to impact adjacent intersections. Brandon Anderson
will review the traffic study in more detail.
Pedestrian Access: A pedestrian connection is provided through the site from the front of the
building (east side) and continues east out to Glazier Ave. An extension of a landscape island is
provided for a pedestrian refuge in the center of the site. Sidewalk connections are also shown
from the north and south sides of the building to Cedar Ave.
Public Safety Issues: None identified.
Recreation Issues: None identified.
Signs: No sign approvals are given at this time. No signs may be installed prior to the issuance
of a permit. A separate sign permit must be obtained prior to the installation of any signs on the
site or the building. The preliminary sign plans show the use of a pre -order board. No pre -order
boards are permitted. With two drive-thru lanes, two menu boards are allowed.
Public Hearing Comments: To be taken.
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7. INSTALL 18" DEPTH OF PLANTING SOIL IN AREAS RECEIVING GROUND COVER, SHRUBS, & PERENNIALS, UNLESS OTHERWISE NOTED.
8. TREE WRAPPING SHALL OCCUR IN THE FALL ON OCTOBER 15 AND REMOVE WRAPPING AFTER APRIL 15.
11. INSTALL 4" DEEP DOUBLE SHREDDED HARDWOOD BARK MULCH RINGS AT SHRUB PLANTING AREAS WITH NO MULCH IN DIRECT CONTRACT WITH SHRUB STEMS.
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ARTICLE 2. DESIGNATION NO. 290
§ A2-1 PURPOSE.
The purpose of this designation is to amend the zoning chapter by establishing specific performance
standards in compliance with §§ 155.260 through 155.267 for property so designated on the official zoning
map. The purpose of this zone is to provide for an integrated mix of limited business with certain retail business
uses.
(`81 Code, § A2-1) (Ord. 291, passed 4-21-83)
§ A2-2 PERMITTED USES.
(A) Zone 1. Within this zone, no structure or land shall be used, except for one or more of the following
uses or uses deemed similar by the City Council:
(1) Art, interior decorating, photographic or music studio provided no retail sales are made of
products not manufactured on the site;
(2)
(3)
(4)
(5)
(6)
(7)
(8)
(9)
Banks and savings and loans;
Civic center or municipal offices;
Clinics for human care;
Coin-operated amusement devices in conjunction with a restaurant facility or private club;
Funeral homes or mortuaries;
Historic buildings, museums, art institutes, galleries;
Hospitals;
Nursing or rest homes, retirement homes, day care center, private schools;
(10) Off-street parking when the principal site if off-street parking abuts on a lot which is in
another zoning district;
(11) Offices of a professional or general nature where the operations do not include over-the-
counter retail sales or warehousing from the site;
(12) On -sale wine, 3.2% liquor and/or intoxicating liquor in conjunction with a restaurant
facility;
(13) Private clubs or lodges not operated for a profit;
(14) Radio and television studios;
(15) Restaurants, Class I only;
(16) Theater or playhouse; and
(17) Hotels, motels, and banquet or meeting room facilities.
(B) Zone 2. Within this zone, no structure or land shall be used, except for one or more of the following
uses or uses deemed similar by City Council:
(1) Any use permitted in division (A);
(2) The following retail business uses, if contained within a shopping center (one structure) of at
least 20,000 square feet: antique or gifts shops, appliance store, art and school supply store, auto accessory store (no
installation facilities permitted), bakeries, barbershops, beauty parlor, bicycle sales, books and stationery, candy,
cameras and photographic supplies, carpet sales, catering services, china and glassware sales, clothing and costume
sales or rental, commercial recreation including bowling, billiards, coin-operated amusement devices and similar
facilities, department store, drugstore, dry cleaning, dry goods, florists, furniture sales, garden supplies, hardware
store, health or athletic clubs and facilities, hobby store, interior decorating, jewelry and watch repair, laundromat,
leather goods and luggage, locksmith, musical instruments, paint and wallpaper sales, phonograph records, pipe and
tobacco shop, shoe sales or repair, small engine or appliance repair, sporting goods, tailoring or toy store; and
(3) Continuum of care retirement community, as defined in the zoning code, except that
comprehensive, intensive, or full care living is not restricted to residents over the age of 55.
(C) Zone 3. Within this zone, no structure or land shall be used except for one or more of the following
uses or uses deemed similar by the City Council:
(1) Any use permitted in division (A); and
(2) In an office building, limited retail/commercial uses of a nature primarily intended to serve
the daily needs of tenants, employees and patrons.
(D) Zone 4. The purpose of this zone is to provide for limited business and community -scale retail
uses. The maximum size for any multiple -tenant building shall be 18,000 square feet with no single occupant larger
than 6,000 square feet. The maximum size of any single occupant building shall be 6,000 square feet. Within this
zone, no structure or land shall be used except for one or more of the following uses or uses deemed similar by the
City Council:
(1) Art, interior decorating, photographic or music studio.
(2) Banks and savings and loans (a drive-thru shall require a conditional use permit).
(3) The following retail business uses: Antique or gift shops; appliance store; art and school
supply store; auto accessory store (no installation facilities permitted); bakeries; barbershops; beauty parlor; bicycle
sales; books and stationery; candy; cameras and photographic supplies; catering services; china and glassware sales;
clothing and costume sales or rental; drugstore; dry cleaning; dry goods; florists; garden supplies; hardware store;
hobby store; interior decorating; jewelry and watch repair; laundromat; leather goods and luggage; locksmith;
musical instruments; paint and wallpaper sales; phonograph records and equipment; pipe and tobacco shop; shoe
sales or repair; sporting goods; tailoring; toy store; variety store; video tape and equipment sales or rental; wearing
apparel.
(4) Civic center or municipal offices.
(5) Clinics for human care.
(6) Coin-operated amusement devices in conjunction with a restaurant facility or private club.
(7) Funeral homes or mortuaries.
(8) Historic buildings, museums, art institutes, galleries.
(9) Hospitals.
(10) Nursing or rest homes, retirement homes, day care center, private schools.
(11) Offices of a professional or general nature where the operations do not include over-the-
counter retail sales or warehousing from the site.
2
(12) On -sale wine, 3.2 beer and/or liquor in conjunction with a Class I restaurant facility.
(13) Private clubs or lodges not operated for a profit.
(14) Radio and television studios.
(15) Restaurants, Class I or Class III only. Drive-thru in conjunction with a Class III restaurant is
permitted as a condition use; no drive-thru permitted in conjunction with a Class I restaurant facility.
(16) Theater or playhouse.
(17) Hotels, motels, and banquet or meeting room facilities.
(`81 Code, § A2-2) (Ord. 291, passed 4-21-83; Am. Ord. 334, passed 2-28-85; Am. Ord. 596, passed 4-13-95; Am.
Ord. 656, passed 1-14-99; Am. Ord. 919, passed 6-9-11; Am. Ord. 972, passed 6-26-14)
§ A2-3 CONDITIONAL USES.
(A) Zones 1 and 3. There are no conditional uses provided.
(B) Zone 2. Within this zone, no structure or land shall be uses for the following uses or uses deemed
similar by the City Council, except through the granting of a conditional use permit:
(1) Multiple dwellings when integrated into a multi -use shopping center. Access to and
orientation of the dwelling units shall provide for adequate separation from the transient vehicular and pedestrian
traffic associated with the retail operations in a manner to be approved by the City Council;
(2) Outdoor display or sales in conjunction with a shopping center and conducted by an occupant
of the shopping center. (The outdoor area is to be screened and maintained in a manner to be approved by the City
Council.); and
(3) Service bays for the installation of auto accessories, in conjunction with an auto accessories
store in a shopping center, provided that there are no more than two bays which shall be screened and oriented as
required by the City Council.
(4) Temporary seasonal outdoor recreational facility in conjunction with, as an incidental use to
and conducted by an existing permitted Class I restaurant or commercial recreational facility, subject to the
following conditions:
(a) The temporary seasonal outdoor recreational facility may not be operated more than
155 days, which shall be consecutive, per calendar year.
(b) If the temporary seasonal outdoor recreational facility is located in the parking lot, it
shall not result in a loss of parking spaces and drive aisles less than that required by the city code for the primary use
unless it can be shown that sufficient parking spaces will be available with an approved shared parking agreement.
(c) The temporary seasonal outdoor recreational facility shall not create traffic hazards.
(d) The temporary seasonal outdoor recreational facility and all structures in connection
therewith shall be compact and contiguous to the primary building or the primary use within a multi -tenant building.
(e) The temporary seasonal recreational facility shall be delineated with a temporary
physical barrier subject to minimum area requirements pursuant to the Fire and Building Codes.
(f) No alcoholic beverages shall be possessed or consumed outside of the delineated
area of the temporary seasonal recreational facility. No sale or consumption of alcoholic beverages shall occur
within the temporary seasonal recreational facility area unless the proper on -sale alcohol license has been issued by
the city permitting on -sale of alcohol within the temporary seasonal recreational facility area.
3
(g) During those dates when the temporary outdoor season recreational facility is not in
use under the conditional use permit, all materials related to the temporary outdoor seasonal recreational facility
shall be removed and stored within a building or off-site.
(h) Any other conditions that the city determines to be necessary for the protection of
public health, safety and general welfare.
(C) Zone 4. Within this zone, no structure or land shall be used for the following uses or uses deemed
similar by the City Council except through the granting of a conditional use permit:
(1) Drive-thru teller in conjunction with a bank or savings and loan.
(2) Drive-thru service in conjunction with a Class III Restaurant, subject to the following
conditions:
(a) Noise, headlights, traffic volume and emissions from idling vehicles resulting from
the operation of the window shall not negatively impact surrounding residential and institutional uses and shall be
mitigated as required by the city.
(b) The drive-thru lane shall not impede or conflict with vehicular, bicycle or pedestrian
traffic circulation on the site as determined by the City Traffic Engineer.
(c) When a Class III restaurant is located less than 1,000 feet from a residential or
institutional use, the City Council may restrict the hours of operation of a drive-thru window to mitigate any adverse
impacts caused by noise, headlights, traffic volume and emissions from idling vehicles.
(d) If the installation of the drive-through facilities result in the loss of parking spaces,
then the resulting parking spaces available for the entire site shall meet the parking requirements set forth in this
chapter or the petitioner shall demonstrate that the resulting parking on the entire site can satisfactorily serve the
current and any future uses in accordance with the zoning code provisions.
(`81 Code, § A2-3) (Ord. 291, passed 4-21-83; Am. Ord. 334, passed 2-22-85; Am. Ord. 656, passed 1-14-99; Am.
Ord. 941, passed 3-28-13; Am. Ord. 972, passed 6-26-14)
§ A2-4 PERMITTED ACCESSORY USES.
Zones 1, 2, 3 and 4. Within these zones, the following uses or uses deemed similar by the City Council
shall be permitted accessory uses:
(A) Buildings temporarily located for purposes of construction on the premises for a period not to exceed
the time necessary to complete the construction.
(B) Off-street parking, refuse storage and loading space as regulated by this chapter.
(C) Public telephone booths and other essential public service facilities provided all yard requirements are
met.
(D) Picnic area, plazas, amphitheaters and similar semi-public gathering areas.
(E) Outdoor dining area, subject to the regulations set forth in this chapter.
(`81 Code, § A2-4) (Ord. 291, passed 4-21-83; Am. Ord. 334, passed 2-28-85; Am. Ord. 656, passed 1-14-99; Am.
Ord. 794, passed 8-24-06)
4
§ A2-5 MINIMUM BUSINESS AREA STANDARDS AND REQUIREMENTS.
(A) The following minimum area standards and requirements shall be met. No improvements shall be
placed on such lands unless the lands to be so used or improved shall meet the following minimum area and
dimensional requirements:
(1) Table of minimum area requirements and standards.
MINIMUM BUSINESS AREA STANDARDS AND REQUIREMENTS
FOR DESIGNATION NO. 290
5
Zone 2
Zone 1
"1" Uses
All Other
Uses
Zone 3
Zone 4
Minimum Lot Dimensions
Lot area (square feet)
10,000
10,000
130,000
10,000
10,000
Lot width (feet)
100
100
150
100
100
Minimum Building Setbacks
Along principal or minor arterial streets (feet)
40
40
60
40
40
Along all other streets (feet)
30
30
60
30
30
Side lot line (feet)
10
10
10
10
10
Rear lot line (feet)
20
20
20
10
20
Abutting R district (feet)
20
--
--
--
20
Minimum Parking Setbacks
Along principal or minor arterial streets (feet)
20 1
20
15
20
5
Along all other streets (feet)
20
20
15
20
10
Side or rear lot line (feet)
5
5
5
5
5
Abutting R district (feet)
10
--
--
--
10
Maximum Building Coverage
Coverage of lot (percentage)
20
20
30
20
20
Maximum Building Height
Maximum height (feet)
30
30
45
30
30
If all minimum setbacks are increased by ten
feet (feet)
45
45
--
--
--
If minimum setbacks are increased 1'/2 feet
for every one foot over 30 feet and a minimum
building separation of one-half times the
combined height of adjacent building faces is
maintained (feet)
--
--
--
100
--
Minimum Retail Floor Area
Initial building (square feet)
--
--
20,000
--
--
Dwelling Unit Density
One or two story
--
--
3,960*
(11)**
--
--
5
Three or four story
--
--
2,720*
(16)**
--
--
Sign Setbacks
Along principal or minor arterial streets (feet)
***
***
***
***
5
NOTES TO TABLE
Sign Regulations
feet when the one-half right-of-way dedication of the principal
* Square feet on land per unit.
** Units per acre.
*** As required in Chapter 154 of the City Code,
1 The parking lot setback may be reduced to ten
or minor arterial street is a minimum of 90 feet.
(2) Maximum impervious surface, see § A1-57.
(3) Screening, see § A1-55.
(4) Landscaping, see § A1-56.
(5) Parking, see §§ A1-61, A1-62 and A1-63.
(6) Signs. Signage shall be in accordance with Chapter 154 of the City Code except that the
foundation or support structure of a freestanding sign must be completely enclosed and such enclosure shall have an
exterior facing consisting of materials which shall match the exterior construction materials of the primary building
with which it is associated and serves to identify.
(B) The following requirements are in addition to those in division (A). Where there may be a conflict,
the requirements herein shall prevail:
(1) Front setbacks prevailing. Where adjoining structures existing at the time of adoption of this
article have a greater setback than that required by this article, the front setback of a new structure shall conform to
the prevailing setback in the immediate vicinity. The Building Official shall determine the necessary front yard
setback in such cases. In no case shall a building be required to be set back more than 50 feet, except that shopping
centers in Zone 2 shall not be required to be set back more than 60 feet.
(2) Side and rear setbacks, party walls. Buildings may be excluded from side and rear setback
requirements if party walls are used and if the adjacent buildings are constructed as an integral structure. This shall
not permit structures closer to R districts, however, than required under division (A)(1) above.
(`81 Code, § A2-5) (Ord. 291, passed 4-21-83; Am. Ord. 334, passed 2-28-85; Am. Ord. 656, passed 1-14-99; Am.
Ord. 978, passed 11-13-14)
6
Zoning Code Excerpt §155.003 (Definitions)
Restaurants
Restaurant Type
Characteristics
Examples
Class I — Traditional
• Full table service provided.
• Customer orders food from printed menus.
• Main food course is served and consumed
while seated.
• Formal or semi -formal decor and
a omt en
pp m is
• Traditional or reusable food utensils, plates,
cups and glasses.
•
•
•
•
Applebee's
Vivo
Perkins
IHOP
�-m . -
,
p
t
w
��
n v
Class I — Casual
• Some table service may be provided by wait
staff.
• Food prepared after an order is placed by a
customer.
• Reusable dinnerware such as utensils, plates
and cups are used.
• Bussing of the tables is done by restaurant
staff.
• No drive-thru service is provided.
•
•
•
•
Panera
Chipotle
BWIII
5 Guys
"
t r
rvp
Class II — Fast Food
m w w
• Majority of customers order food and are
served at a counter and then take their food
to a table, counter, outdoor seating area or
off the premises for consumption.
• Food is either pre -prepared or quickly
prepared
• Served with non -reusable food packaging
and non -reusable utensils, plates and cups.
• Customers typically bus their own tables
• 45% or more of the floor area is devoted to
food preparation.
• Includes drive-thru service.
•
•
•
•
McDonald's
Wendy' s
Culver s
White Castle
Class III — Neighborhood Rest.
IP'Coffee
SIM+Iq r1 1
'V9a ,,;
• " �' �`1 ti , .t' ,.�u x
I t L 'ilia I
nre
ARI D 1
• Bagel shop, sandwich shop, coffee house,
lunch counter, delicatessen, ice cream shop
where all of the following exist:
o Less than 2,500 square feet in size.
o Hours limited to 6:00 a•m• to 11:00
p.m. daily.
o The restaurant does not serve foods
which require the installation of a
grease and smoke removing Type I
ventilation hood (no deep-fried or
grilled foods).
o Drive-thru may be allowed by CUP
•
•
•
•
Caribou Coffee
Dunn Bros.
Subway
,
Bruegger s
Bagels
KimIey ») Horn
MEMORANDUM
Date: May 24, 2018
To: Brandon Anderson, P.E.
City Engineer — Apple Valley
From: Douglas Arnold, P.E.
Subject: Redevelopment Site — Cedar Avenue at 147th Street
Traffic Impact Study
Executive Summary
Launch Properties is proposing to redevelop an existing office building located on the southeast
corner of Cedar Avenue and 147th Street in Apple Valley, MN. The existing building provides general
office use. The redevelopment plan that is being considered includes one building with four land uses.
The proposed land uses are as follows:
• 3,600 square foot restaurant
• 2,457 square foot restaurant
• 3,016 square -feet of dental office
• 1,817 square -feet of Coffee shop with a drive-thru
Access is proposed along 147th Street, with a right -in only driveway located 160 feet south of 147th
Street and a full access driveway located 260 feet south of 147th Street. As part of the redevelopment,
the property owner has offered to close the existing driveway access on 147th Street.
A traffic impact analysis was performed to quantify operating conditions for Existing Conditions
(2017), Opening Year Conditions (2019), and Horizon Year Conditions (2030) at the Cedar
Avenue/147th Street and Glazier Avenue/147th Street intersections. The analysis focused on level of
service (LOS), vehicle delay, and queueing. Based on the analysis, the following improvements are
recommended as part of Opening Year conditions to maintain acceptable intersection operations:
• The existing driveway connection of 147th Street should be abandoned.
• Restripe the northbound left -turn lane at 147th Street & Glazier Avenue to provide 190 feet
of storage and a 50 -foot taper.
• Restripe the westbound left -turn lane at Cedar Avenue & Glazier Avenue to provide 200 feet
of storage and a 50 -foot taper.
The City of Apple Valley is considering public improvements along 147th Street to improve operations
and access management as a result of areawide growth. These improvements include constructing a
roundabout at 147th Street & Glazier Avenue (North), limiting access at 147th Street & Glazier Avenue
(South) to 3/ access, and constructing a raised median between Cedar Avenue and Glazier Avenue
(South).
KimIey ») Horn
Page 2
With these improvements in place, the intersections are anticipated to continue to operate at an
acceptable LOS through the 2030 Horizon Year. With the elimination of the northbound left -turn
movement at 147th Street & Glazier Avenue, the queueing for the northbound approach is anticipated
to decrease, and as a result, consideration could be given to converting the northbound driveway of
the proposed development to full access, once the public improvements are completed.
It is worth noting that the trip generation of the current development plan is anticipated to generally
be 50% less traffic during the MD peak hour and 10% less trips during the PM peak hour as compared
to the previous development plan with the 9,000 -square foot fast-food restaurant.
Introduction
Launch Properties is proposing to redevelop a site located on the southeast corner of the intersection
of Cedar Avenue (CSAH 23) and 147th Street in Apple Valley, Dakota County, Minnesota. The site is
+/- 2 acres and is currently occupied by an office building with multiple tenants. The site is being
considered for redevelopment to include a combination of restaurants and commercial retail space.
The proposed land uses are as follows:
• 3,600 square foot restaurant
• 2,457 square foot restaurant
• 3,016 square foot dental office
• 1,817 square foot coffee shop with a drive-through window
As part of the development process, a traffic impact study has been requested by the City staff to
quantify any impacts the proposed redevelopment will have on the adjacent intersections.
Existing Conditions
The proposed redevelopment site has frontage on three public roadways; Cedar Avenue, 147th Street
and Glazier Avenue, with existing driveways along 147th Street and Glazier Avenue. The following
provides more information on the adjacent roadways:
• Cedar Avenue is a north -south divided highway with three lanes in each direction. At its
intersection with 147th Street, left turn lanes are provided on all four approaches and right
turn lanes are provided on three of the four approaches (excluding EB). The speed limit is 45
miles per hour.
• 147th Street is an east -west undivided roadway with two lanes in each direction and a posted
speed limit of 30 miles per hour. At its intersection with Cedar Avenue, there are dedicated
left -turn lanes in each direction, as well as a dedicated westbound right -turn lane.
• Glazier Avenue is a two lane north -south undivided roadway adjacent to the proposed site
on the east side. At its intersection with 147th Street, dedicated lanes are provided for left -
turn and right -turn movements.
The Cedar Avenue/147th Street and the Glazier Avenue/147th Street intersections were included in the
study area as study intersections. Existing lane geometry and intersection control is provided in
Exhibit 1 in Appendix 1.
KimIey ») Horn
Page 3
Peak period turning movement counts were collected at the study intersections on Tuesday, February
21, 2017. Exhibit 2 in Appendix 1 provides a summary of the AM, MD and PM peak hour traffic
volumes.
Proposed Development
As previously stated, the proposed redevelopment is approximately 10,980 square -feet of mixed-use
development. In the building, there is proposed to be two restaurants (6,057 square -feet total), a
coffee shop with a drive-through window (1,817 square -feet) and a dental office (3,016 square -feet).
The redevelopment plan includes the closure of the current site full access driveway on 147th Street,
with proposed access to the site provided by one right -in driveway and one full access driveway along
Glazier Avenue spaced approximately 100 feet apart. The site is anticipated to be open for business
within one year.
Site Trip Generation
Trip generation was calculated using the Institute of Transportation Engineers (ITE) Trip Generation,
10th Edition. For the fast -casual restaurant land uses, the MD peak hour trip generation was calculated
as a ratio of the percent of daily traffic found in Appendix A of ITE's Trip Generation (14.8% for MD,
12.1% for PM). For the medical -dental office and the coffee shop land uses, the MD peak hour trip
generation was assumed to be the same as the PM peak hour trip generation since MD information
is not provided for those land uses. Table 1 provides the trip generation summary for the proposed
redevelopment.
Table 1. Trip Generation
Land Use
Description
ITE
Intensity /
Units
AM Peak Hour
MD Peak Hour
PM Peak Hour
In
Out
Tot
In
Out
Tot
In
Out
Tot
Medical -Dental
Office Building
720
3,016
Square Feet
6
2
8
2
8
10
2
8
10
Fast Casual930
Restaurant
6,057
Square Feet
9
4
13
58
47
105
47
39
86
Coffee Shop with
Drive -Through
Window
937
1,817
Square Feet
83
79
162
40
39
79
40
39
79
TOTAL EXTERNAL TRIPS
98
85
183
100
94
194
89
86
175
Trip Distribution and Assignment
The directional distribution was based on the current traffic patterns in the area, the location of the
proposed site access, and the anticipated routes that will provide site users with the fastest and most
convenient path to and from the site. The estimated trip distribution for the site -generated traffic is
illustrated in Exhibit 3 in Appendix 1.
The site distribution is listed below: To/from the north on Cedar Avenue — 35%; To/from the south on
Cedar Avenue — 30%; To/from the east on 147th Street — 10%; To/from the west on 147th Street -15%;
and To/from the south on Glazier Avenue — 10%.
KimIey ») Horn
Page 4
In accordance with the estimated site trip generation and distribution, weekday AM, MD and PM peak
hour site traffic volumes from the redevelopment were assigned to each of the study intersections
and the proposed site driveways. The resulting trip assignment is presented in Exhibit 4A in Appendix
1. There are proposed public improvements along 147th Street that will affect the intersection of 147th
Street at Glazier Avenue. The proposed improvements will eliminate the northbound left -turn onto
147th Street from Glazier Avenue. The trip assignment considering the public improvements is
presented in Exhibit 46 in Appendix 1.
Intersection Capacity Analysis
A capacity analysis was performed at the study intersections to quantify existing operating conditions,
as well as future conditions without and with traffic from the proposed redevelopment.
Level of service (LOS) analysis was conducted for the AM, MD and PM peak hours at both study
intersections for Existing conditions, Opening Year conditions and Horizon Year conditions. LOS is a
quantitative measure used by traffic engineers to describe the operations of an intersection. It ranges
from A to F, with A being the best and F being the worst level of operation. LOS A conditions are
characterized by minimal vehicle delay and free-flow conditions, while LOS F is characterized by long
vehicle delay — usually when demand exceeds available roadway capacity. Although LOS E is defined
as at -capacity, LOS D is generally the minimum acceptable level of operation at an intersection. Each
study intersection was analyzed based on the Highway Capacity Manual using Synchro/SimTraffic
software.
Existing (2017) Analysis
A capacity analysis was performed to quantify existing operating conditions during the AM and PM
peak hours at the study intersections. The analysis was based on the existing lane geometry and signal
timings provided by Dakota County. Synchro/SimTraffic was used to perform the capacity analysis.
Table 3, Table 4 and Table 5 provide a summary of the AM, MD and PM peak hour analysis,
respectively. Based on the analysis, all intersections are currently operating at an acceptable LOS
during the study time periods. The SimTraffic reports are attached in Appendix 2.
Table 3. Existing Capacity Analysis Summary (AM Peak Hour)
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
34.0
C
38.0
D
12.4
B
19.5
B
WB
35.6
D
38.6
D
11.3
B
NB
51.0
D
20.6
C
6.0
A
SB
46.1
D
9.4
A
2.5
A
147th Street &
Glazier Avenue
EB
1.2
A
1.1
A
1.2
A
WB
4.8
A
0.2
A
NB
8.7
A
2.7
A
SB
KimIey ») Horn
Table 4. Existing Capacity Analysis Summary (MD Peak Hour)
Page 5
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
31.8
D
38.3
D
21.9
C
23.3
C
WB
30.0
D
35.7
D
6.1
A
NB
51.9
E
23.5
C
5.7
A
SB
44.1
E
17.3
B
4.4
A
147th Street &
Glazier Avenue
EB
1.5
A
1.5
A
2.8
A
WB
5.4
A
0.8
A
NB
14.3
B
3.2
A
SB
Table 5. Existing Capacity Analysis Summary (PM Peak Hour)
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
41.4
D
51.7
D
41.0
D
30.0
C
WB
41.4
D
39.9
D
7.8
A
NB
65.1
E
27.0
C
6.4
A
SB
58.4
E
27.5
C
8.9
A
147th Street &
Glazier Avenue
EB
1.6
A
1.7
A
3.3
A
WB
8.9
A
1.0
A
NB
19.0
C
3.4
A
SB
Opening Year Background (2019) Analysis
The future conditions analysis was based on an expected opening year of 2019. Opening Year
Background capacity analysis was performed at the study intersections to provide a basis of
operations in the 2019 Opening Year. Volumes used for the analysis are provided in Exhibit 5 in
Appendix 1. Existing geometry and existing signal timings were used for this analysis.
Table 6, Table 7 and Table 8 provide a summary of the capacity analysis for AM, MD and PM peak
hours, respectively. Based on the analysis, the intersection of Cedar Avenue & 147th Street is
anticipated to operate at LOS B during the AM peak hour and LOS C during the MD peak hour and PM
peak hour. The northbound left -turn movement at the intersection of 147th Street & Glazier Avenue
is anticipated to operate at LOS A for the AM peak hour, LOS B for the MD peak hour and LOS C for
the PM peak hour. SimTraffic reports are provided in Appendix 2.
KimIey ») Horn
Table 6. Opening Year Background Capacity Analysis Summary (AM Peak Hour)
Page 6
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
49.0
D
51.8
D
14.5
B
19.7
B
WB
47.9
D
51.8
D
9.8
A
NB
61.2
E
18.9
B
5.8
A
SB
55.1
E
7.7
A
1.9
A
147th Street &
Glazier Avenue
EB
1.3
A
1.2
A
1.2
A
WB
5.7
A
0.2
A
NB
7.6
A
2.7
A
SB
Table 7. Opening Year Background Capacity Analysis Summary (MD Peak Hour)
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
44.8
D
48.8
D
30.9
C
26.1
C
WB
42.4
D
47.0
D
6.6
A
NB
65.1
E
22.6
C
5.7
A
SB
60.2
E
16.3
B
3.6
A
147th Street &
Glazier Avenue
EB
1.6
A
1.5
A
2.8
A
WB
5.5
A
0.7
A
NB
14.9
B
3.5
A
SB
Table 8. Opening Year Background Capacity Analysis Summary (PM Peak Hour)
Intersection
Approach /
Movement
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
47.8
D
62.6
D
55.0
D
32.7
C
WB
56.0
E
51.1
D
8.0
A
NB
75.9
E
29.3
C
6.8
A
SB
67.2
E
27.2
C
9.4
B
147th Street &
Glazier Avenue
EB
1.7
A
1.8
A
3.8
A
WB
9.3
A
1.1
A
NB
22.5
C
3.7
A
SB
KimIey ») Horn
Page 7
Opening Year Build (2019) Analysis
Opening Year Build capacity analysis was performed at the study intersections to determine the
operations once project traffic is added to the surrounding roadway network. Volumes used for the
analysis are provided in Exhibit 6 in Appendix 1. Existing signal timings were used for this analysis.
Table 8, Table 9 and Table 10 provide a summary of the capacity analysis for the AM, MD, and PM
peak hours, respectively. Based on the analysis, the intersection of Cedar Avenue & 147th Street is
anticipated to operate at LOS C during the AM an MD peak hours and LOS D during the PM peak hour.
The northbound left -turn movement at the intersection of 147th Street & Glazier Avenue is anticipated
to operate at LOS A for the AM peak hour, LOS C for the MD peak hour and LOS D for the PM peak
hour. SimTraffic reports are provided in Appendix 2.
Table 8. Opening Year Build Capacity Analysis Summary (AM Peak Hour)
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
43.5
D
56.4
E
26.0
C
22.2
C
WB
49.1
D
50.6
D
12.7
B
N B
67.3
E
21.3
C
7.5
A
SB
57.2
E
8.9
A
2.6
A
147th Street &
Glazier Avenue
EB
1.4
A
1.6
A
2.4
A
WB
6.8
A
0.6
A
N B
10.0
A
3.1
A
SB
Table 9. Opening Year Build Capacity Analysis Summary (MD Peak Hour)
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
42.7
D
50.1
D
36.7
D
27.9
C
WB
40.8
D
46.7
D
8.0
A
N B
63.5
E
26.4
C
7.4
A
SB
60.6
E
17.3
B
4.0
A
147th Street &
Glazier Avenue
EB
1.6
A
1.7
A
4.0
A
WB
7.4
A
1.1
A
N B
16.9
C
4.2
A
SB
KimIey ») Horn
Table 10. Opening Year Build Capacity Analysis Summary (PM Peak Hour)
Page 8
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
50.0
D
63.1
E
50.9
D
36.5
D
WB
61.9
E
46.4
D
8.6
A
N B
76.3
E
32.7
C
7.7
A
SB
71.9
E
32.6
B
13.0
B
147th Street &
Glazier Avenue
EB
1.7
A
2.2
A
6.0
A
WB
9.9
A
1.6
A
NB
31.0
D
6.1
A
SB
Opening Year Build with Public Improvements (2019) Analysis
To improve operations and access management along 147th Street as a result of areawide growth, the
City of Apple Valley is considering public roadway improvements including the following: roundabout
at the intersection of 147th Street & Glazier Avenue (North), restricting the intersection of 147th Street
& Glazier Avenue (South) to % access, and constructing a raised median between Cedar Avenue &
Glazier Avenue (South). Opening Year Build with Public Improvements capacity analysis was
performed at the study intersections to determine the operations once project traffic is added to the
surrounding roadway network with the planned City improvements. Volumes used for the analysis
are provided in Exhibit 7 in Appendix 1.
Table 11, Table 12 and Table 13 provide a summary of the capacity analysis for the AM, MD, and PM
peak hours, respectively. Based on the analysis, the Glazier Avenue/147th Street intersection is
anticipated to operate at LOS A during the peak hours, and all individual movements are anticipated
to operate at LOS A. SimTraffic reports are provided in Appendix 2.
Table 11. Opening Year Build Capacity Analysis Summary (AM Peak Hour)
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
147th Street &
Glazier Avenue
EB
1.4
A
1.5
A
1.4
A
WB
5.0
A
0.5
A
NB
3.2
A
SB
KimIey ») Horn
Table 12. Opening Year Build Capacity Analysis Summary (MD Peak Hour)
Page 9
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
147th Street &
Glazier Avenue
EB
1.7
A
1.9
A
1.9
A
WB
6.6
A
1.1
A
N B
4.0
A
SB
Table 13. Opening Year Build Capacity Analysis Summary (PM Peak Hour)
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
147th Street &
Glazier Avenue
EB
1.8
A
2.2
A
2.2
A
WB
9.2
A
1.6
A
N B
4.2
A
SB
Summary of Opening Year Conditions
Based on the analysis, the study intersections are anticipated to operate at an acceptable LOS for the
three analysis time periods based on existing intersection control and geometry. The northbound left -
turn movement at the intersection of 147th Street & Glazier Avenue is anticipated to operate at LOS
D or better with the addition of site traffic. The intersections are anticipated to maintain acceptable
LOS with the addition of the public improvements planned by the City of Apple Valley.
Horizon Year Background (2030) Analysis
Horizon Year Background capacity analysis was performed at the study intersections to provide a basis
of operations in the 2030 horizon year. This analysis assumes that the public roadway improvements
along 147th Street are in place. Volumes used for the analysis are provided in Exhibit 8 in Appendix 1.
Existing signal timings were used for this analysis.
Table 14, Table 15 and Table 16 provide a summary of the capacity analysis for the AM, MD and PM
peak hours, respectively. Based on the analysis, the Cedar Avenue/147th Street intersection is
anticipated to operate at LOS C during the AM and MD peak hours, and LOS D during the PM peak
hour. The Glazier Avenue/147th Street intersection is anticipated to operate at LOS A during the peak
hours. SimTraffic reports are provided in Appendix 2.
KimIey ») Horn
Table 14. Horizon Background Capacity Analysis Summary (AM Peak Hour)
Page 10
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
48.9
D
51.6
D
20.9
C
21.7
C
WB
47.8
D
52.7
D
16.1
B
NB
56.6
E
21.9
C
7.2
A
SB
56.2
E
8.4
A
2.0
A
147th Street &
Glazier Avenue
EB
1.3
A
1.3
A
1.1
A
WB
3.3
A
0.3
A
NB
3.2
A
SB
Table 15. Horizon Background Capacity Analysis Summary (MD Peak Hour)
Intersection
Approac
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
43.2
D
48.2
D
35.9
D
28.0
C
WB
41.8
D
47.1
D
9.0
A
N B
67.6
E
26.1
C
7.3
A
SB
58.0
E
18.6
B
4.8
A
147th Street &
Glazier Avenue
EB
1.7
A
1.7
A
1.8
A
WB
5.4
A
0.8
A
N B
4.6
A
SB
Table 16. Horizon Background Capacity Analysis Summary (PM Peak Hour)
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
50.2
D
59.8
E
52.7
D
48.9
D
WB
61.2
E
50.4
D
11.3
B
NB
78.0
E
34.6
C
8.4
A
SB
72.6
E
56.2
E
33.2
C
147th Street &
Glazier Avenue
EB
1.8
A
1.9
A
2.0
A
WB
8.9
A
1.3
A
NB
5.1
A
SB
Horizon Year Build (2030) Analysis
Horizon Year Build with Public Improvements capacity analysis was performed at the study
intersections to determine the operations once project traffic is added to the surrounding roadway
network. This analysis assumes that the public roadway improvements along 147th Street are in place.
Volumes used for the analysis are provided in Exhibit 9 in Appendix 1. Existing signal timings were
used for this analysis.
KimIey ») Horn
Page 11
Table 17, Table 18 and Table 19 provide a summary of the capacity analysis for the AM, MD, and PM
peak hours, respectively. Based on the analysis, the Cedar Avenue/147th Street intersection is
anticipated to continue to operate at LOS C during the AM and MD peak hours, and LOS E during the
PM peak hour with the addition of project traffic. The Glazier Avenue/147th Street intersection is
anticipated to operate at LOS A during the peak hours. SimTraffic reports are provided in Appendix
2.
Table 17. Horizon Year Build Capacity Analysis Summary (AM Peak Hour)
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
48.5
D
49.5
D
26.3
C
25.3
C
WB
47.8
D
48.9
D
18.4
B
N B
65.8
E
26.7
C
9.5
A
SB
57.8
E
9.9
A
2.3
A
147th Street &
Glazier Avenue
EB
1.4
A
1.7
A
1.5
A
WB
6.4
A
0.6
A
NB
3.3
A
SB
Table 18. Horizon Year Build Capacity Analysis Summary (MD Peak Hour)
Intersection
Approach
Left
Through
Right
Overall Intersection
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
43.1
D
48.0
D
37.7
D
29.4
C
WB
46.2
D
47.6
D
8.7
A
NB
59.6
E
29.3
C
8.1
A
SB
57.7
E
19.1
B
4.8
A
147th Street &
Glazier Avenue
EB
1.7
A
1.9
A
2.1
A
WB
7.2
A
1.2
A
NB
4.4
A
SB
Table 19. Horizon Year Build Capacity Analysis Summary (PM Peak Hour)
Intersection
Approach
Left
Through
Right
Overall
Intersecton
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Delay
(sec/veh)
LOS
Cedar Avenue &
147th Street
EB
50.6
D
63.9
D
56.4
D
70.1
E
WB
78.0
E
46.0
D
13.2
B
NB
75.7
E
38.7
D
10.2
B
SB
91.0
F
93.7
F
71.2
E
147th Street &
Glazier Avenue
EB
1.9
A
2.2
A
2.6
A
WB
10.7
B
2.1
A
N B
4.8
A
SB
KimIey ») Horn
Page 12
Horizon Year Capacity Analysis Summary
Based on the capacity analysis, the intersections of Cedar Avenue & 147th Street and Glazier Avenue
& 147th Street are anticipated to operate at an acceptable LOS. This analysis included the proposed
City improvements along 147th Street.
Turn Lane Analysis
The traffic impact analysis also reviewed the anticipated queueing of vehicles for the westbound
approach at the intersection of Cedar Avenue & 147th Street and the northbound left -turn movement
at the intersection of 147th Street & Glazier Avenue during the AM, MD and PM peak hours. Below is
a summary of the analysis.
147t" Street & Glazier Avenue — Northbound Left -Turn
The existing turn lane is approximately 190 feet in length, including 140 feet of storage and a 50 -foot
taper. Table 20 provides a summary of the average queue length and 95th percentile queue length for
the AM and PM peak hours.
Based on the SimTraffic analysis, the 95th percentile queue is not anticipated to exceed the existing
provided storage for Background conditions. Once project traffic is introduced, the provided storage
will need to be increased. It is recommended that the provided storage be increased from 140 feet to
190 feet to serve the forecasted demand during Opening Year Build conditions.
Table 20. Turn Lane Queue Summary
Analysis Year
AM Peak Hour
MD Peak Hour
PM Peak Hour
Average
95th
Average
95th
Average
95th
Opening Year Build 2019
40
65
65
120
115
190
Cedar Avenue & 147t" Street — Westbound Left -Turn
The existing turn lane is approximately 230 feet in length, including 130 feet of storage and a 100 -foot
taper. Table 21 provides a summary of the average queue length and 95th percentile queue length for
the AM, MD and PM peak hours. Based on the SimTraffic analysis, the 95th percentile queue is
anticipated to exceed the existing provided storage for Horizon Year conditions for the westbound
left -turn movement. It is recommended that the turn lane be extended to provide a total of 200 feet
of storage. Because of the close proximity to Glazier Avenue, the existing 100 -foot taper would likely
need to be reduced to 50 feet.
Table 21. Turn Lane Queue Summary
Analysis Year
AM Peak Hour
MD Peak Hour
PM Peak Hour
Average
95th
Average
95th
Average
95th
Opening Year Build 2019
60
110
100
170
110
180
Horizon Build 2030
60
115
110
180
145
190
KimIey»> Horn
Conclusions and Recommendations
Page 13
Launch Properties is proposing to redevelop an existing office building located on the southeast
corner of Cedar Avenue and 147th Street in Apple Valley, MN. The existing building provides general
office use. The redevelopment plan that is being considered includes one building with four land uses.
The proposed land uses are as follows:
• 3,600 square foot restaurant
• 2,457 square foot restaurant
• 3,016 square -feet of dental office
• 1,817 square -feet of Coffee shop with a drive-thru
Access is proposed along 147th Street, with a right -in only driveway located 160 feet south of 147th
Street and a full access driveway located 260 feet south of 147th Street. As part of the redevelopment,
the property owner has offered to close the existing driveway access on 147th Street.
A traffic impact analysis was performed to quantify operating conditions for Existing Conditions
(2017), Opening Year Conditions (2019), and Horizon Year Conditions (2030) at the Cedar
Avenue/147th Street and Glazier Avenue/147th Street intersections. The analysis focused on level of
service (LOS), vehicle delay, and queueing. Based on the analysis, the following improvements are
recommended as part of Opening Year conditions to maintain acceptable intersection operations:
• The existing driveway connection of 147th Street should be abandoned.
• Restripe the northbound left -turn lane at 147th Street & Glazier Avenue to provide 190 feet
of storage and a 50 -foot taper.
• Restripe the westbound left -turn lane at Cedar Avenue & Glazier Avenue to provide 200 feet
of storage and a 50 -foot taper.
The City of Apple Valley is considering public improvements along 147th Street to improve operations
and access management as a result of areawide growth. These improvements include constructing a
roundabout at 147th Street & Glazier Avenue (North), limiting access at 147th Street & Glazier Avenue
(South) to % access, and constructing a raised median between Cedar Avenue and Glazier Avenue
(South).
With these improvements in place, the intersections are anticipated to continue to operate at an
acceptable LOS through the 2030 Horizon Year. With the elimination of the northbound left -turn
movement at 147th Street & Glazier Avenue, the queueing for the northbound approach is anticipated
to decrease, and as a result, consideration could be given to converting the northbound driveway of
the proposed development to full access, once the public improvements are completed.
It is worth noting that the trip generation of the current development plan is anticipated to generally
be 50% less traffic during the MD peak hour and 10% less trips during the PM peak hour as compared
to the previous development plan with the 9,000 -square foot fast-food restaurant.
Neighborhood Correspondence
From:
Sent: Wednesday, May 23, 2018 11:56 AM
To: Murphy, Joan
Subject: Notice For Public Hearing - 14750 Cedar Avenue
Ladies and Gentlemen,
We support the proposed site amendments and the conditional use permit as proposed by the petitioner,
Launch Properties, LLC, and property owner, CJ Ryan, LLC, in the notice we received dated May 14,
2018.
Thank you.
Lawrence A. Stovern
Regional President
Merchants Bank, N.A. 14990 Glazier Avenue 1 AppleValle MN 55124
Direct Phone: Internal Extension: �1 Fax: Email:
City of Apple11
MEMO
Building Inspections
TO: Kathy Bodmer, Planner
FROM: George Dorn, Building Official
DATE: May 30, 2018
SUBJECT: Ryan Real Estate 14750 Cedar Avenue
• Separate sign permits are required.
• SAC determination is required from Met Council prior to permit issuance from the city.
• Submit plans to the Department of Health if food is being served prior to permit issuance
from the city.
• A separate sewer and water permit is required prior to connection from the city services to
the building. The State of Minnesota Plumbing Division is required to review the water and
sewer utilities. The City of Apple Valley will issue the permit.
• Geotechnical report boring log and Special Inspector Agreement is required prior to permit
and soil corrections on site.
• Per MSBC 2015 1303.1500 Subpart 1 requires recycling space in accordance with Table 1-
A on plans issued for permit. Concept 1 does not appear to have any trash or recycling area.
• A separate demolition permit is required prior to removal of the existing building. The
demolition permit application must include a copy of the EPA inspectors' report, a copy of
notification of intent to perform a demolition, a site plan showing building to be removed
and the location of sewer and water services to the buildings.
• • •
••••
•••••
••••
•••
CITY of Apple
Vaey
MEMO
Public Works
TO: Kathy Bodmer, Planner
FROM: Brandon S. Anderson, City Engineer
DATE: June 1, 2018
SUBJECT: Ryan Real Estate Redevelopment at 147th and Cedar Avenue
Kathy,
The following are comments regarding the Ryan Real Estate Redevelopment Preliminary Plans
dated May 24, 2018. Please include these items as conditions to approval.
General
1. Provide a narrative of how the buildings will be constructed and any impacts prior to
building permit authorization. The narrative shall include the following:
a. Shoring (if applicable)
b. Material Storage.
c. Haul routes to and from the site.
d. Phasing
e. Construction and temporary parking
2. Traffic Study submitted by Kimley-Horn dated May 24, 2018 shall be reviewed and
approved by the City Engineer.
3. A Public Improvement project is being considered for the recommended
transportation/traffic improvements on 147th Street and Glazier Avenue.
a. The recommended improvements could include:
i. Converting the intersection of 147th Street SW & Glazier Avenue (south) to
a 3/4 access intersection where the NB left tum movement is prohibited.
ii. Reconfigure Glazier Avenue at 147th with raised median and striping to
provide only one approach lane (right tum lane).
iii. Construct a roundabout at the intersection of 147th street SW and Glazier
Avenue (north)
iv. Construct a raised concrete median between Cedar Avenue and Glazier
Avenue (south) along 147th street. This would prohibit all left turn
movements in and out of the Applebee's driveway access.
4. An underground infiltration system construction and maintenance agreement will be
required as part of the development agreement.
5. Additional Road Easement and/or ROW would be needed in the NE corner of site to
accommodate public roadway improvements as recommended on 147th Street.
Site
1. Provide additional drawing showing Auto tum turning movements to verify site circulation
and layout requirements for planned vehicle usage to be used onsite. Please indicate (or
show vehicle) stacking distances on the plan.
2. Show truck movement with Auto turn entering/exiting the site to ensure emergency and
service vehicles can maneuver within the site.
3. Site plan should show site line triangles at access entrances as well as on the landscape
plan.
4. Auto turn drawing should include review of prohibited NB left turn at north RI access
driveway to site. Driveway alignment may need to be adjusted to ensure right in access
only. Additional no Exit Signage is recommended.
5. A commercial driveway entrance is required at all access points to public roadways per AV
Plate No. STR-4 or STR-5. Standard city plates should be referenced on plans.
6. An existing sidewalk currently exists connecting to the property to the south. No future
connection is shown on the plans. Please clarify is sidewalk is to remain or be removed.
7. A streetscape plan will be required for restoration of public sidewalk, fence, and street
lights along 147th street where the existing driveway access is to be abandoned if
constructed privately.
8. Concrete sidewalk in commercial areas shall be 6' minimum width. Verify width of
sidewalk in curb islands.
Grading, Drainage and Erosion Control
1. Final Storm Water Pollution Prevention Plan (SWPPP) shall be included with plans and
shall be reviewed and approved by City Engineer.
2. Final Grading Plans shall be reviewed and approved by City Engineer.
3. Final Storm Water Management Plan shall be reviewed and approved by City Engineer.
Sanitary Sewer, Water Main and Storm Sewer
4. Final locations and sizes of Sanitary & Storm Sewer and Water main shall be reviewed
with the final construction plans and approved by City Engineer.
5. Domestic water and Fire service shall be split outside the building and the valves shall be
located 1.5 times the height of the building away from the building or placed in location
readily accessible per City of Apple Valley standard detail plate SER -6.
6. C5.0 - Note pointing to Sanitary sewer service line states connect to existing water main
stub
7. Confirm the size of the sanitary sewer stub from the street to ensure adequate size for
proposed land use.
8. Abandon existing water service at the main in the street if not adequately sized to use
existing service. New service would require wet tab.
Landcape and Natural Resources
1. Final locations and sizes of trees and landscaping shall be reviewed with the final
construction plans and approved by Natural Resource Coordinator.
2. A tree demo plan shall be provided, if any trees are to remain along Glazier Avenue a tree
preservation plan should identify the drip line and protected throughout construction.
Plans should clearly identify the removals.
3. Landscape plan should clearly indicate drainage and utility easements and property line.
4. No major tree plantings shall be located over any underground utilities. Clusters of trees
shall be used near or around these areas instead of planting in a row. The Drainage and
Utility Easement will require clearance around the underground utilities, or the
expectation that trees may have to be removed for access when needed.
5. The 13 existing elm trees in public right-of-way along Cedar Avenue and 147th Street W
shall not be impacted by construction, parking, or deliveries. If damaged a 2.5" caliper
replacement shall be required in addition to the proposed re -plantings on the property.
The City shall be notified of damage as soon as it occurs and to have a replacement
species approved.
6. No plantings shall create sight distance issues at entrances, exits, or intersections.
7. Existing elms and Ring Route trees to be protected throughout construction. An
additional Oak shall not be inter -planted along Cedar Ave as proposed.
8. Boulevard Lindens are a more narrow species than other varieties of lindens, but when
full size will still be 25'-30' wide each. The parking islands may be better suited to other
tree varieties.
9. Currently there are five large established evergreens on site. Three of the evergreens on
the northeast corner could be saved and counted towards the tree preservation.
a. No evergreen trees are included in the proposed landscape schedule, only
evergreen shrubs.
APPVaIIey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
4.C.
June 6, 2018
Public Hearings
Description:
2040 Comprehensive Plan Update - Consideration of the Update to the City's Comprehensive
Plan
Staff Contact:
Thomas Lovelace, City Planner
Department / Division:
Community Development Department
Applicant:
City of Apple Valley
Applicant Date:
60 Days:
Project Number:
PCI7-06-P
120 Days:
ACTION REQUESTED:
Open public hearing, take testimony on the 2040 Comprehensive Plan Update and close the
public hearing. No official action is requested at this time.
SUMMARY:
All cities and counties within the seven -county Twin Cities Metropolitan Region are required
to update their comprehensive plan every ten years. As required by the Minnesota
Metropolitan Land Planning Act, each local jurisdiction's plan must fit within the regional
goals set forth by the Metropolitan Council. The Council has established their regional goals
in Thrive 2040, which is the vision for the region over the next 30 years. Thrive MSP 2040
sets the policy foundations for systems and policy plans developed by the Council, which
include transportation, water resources, regional parks, and housing policy plans.
Upon completion of these policy plans, the Council prepares and distributes a system
statement to each community and county in the region. This document addresses the
implications of the metropolitan systems plans for each community in the region and are
intended to help in the preparation or update of their comprehensive plan. Included in the
statement is information specific to each community, which in our case included:
• Our City's designation as "Suburban", which are communities that experienced growth
and expansion in the 1980s and early 1990s that typically have auto -oriented
development patterns at lower densities. Suburban communities are expected to plan
for forecasted population and household growth at average densities of at least 5 units
per acre for new development and redevelopment. They are also expected to identify
opportunities for more intensive development near regional transit investments.
• Forecasted population, households, and employment through 2040, which the Council
has determined to be:
2010 (act.) 2014 (est.) 2020 2030 2040
Population 49,084 50,330 55,500 59,200 63,600
Households 18,875 19,341 21,700 23,300 24,900
Employment 14,279 15,479 15,800 16,400 17,100
• Guidance on appropriate densities to ensure that regional services and infrastructure can
be provided in an efficient manner.
• The City's affordable need allocation, which is 468 new units affordable to households
earning up to 80% of area median income (AMI). Of these units 221 should be
affordable to households earning at or below 30% of AMI, 118 affordable to
households earning 31% to 50% of AMI, and 129 affordable to households earning 51%
to 80% of AMI.
Each plan is required to contain a land use, transportation, water resources (water supply,
water quality, and wastewater), parks and trails, and housing chapter and may contain an
economic chapter. Drafts of the required chapters have been completed and are ready for
review and consideration by the Planning Commission at the June 6, public hearing.
As was the case with the 2030 Comprehensive Plan Update, a draft economic chapter has
been completed, which was reviewed by the City's Economic Development Authority at their
May 24, meeting.
BACKGROUND:
As previously noted, the City is required to update the Comprehensive Plan every ten years,
which looks out 20 years. The primary focus of the 2040 Plan Update has been on updating
facts and figures as the majority of the goals and policies set forth in the 2030 Plan remain
relevant. The SRF Consulting Group was retained to be the lead consultant and has be
responsible for the preparation of the required Land Use, Housing, and Transportation
chapters; as well as Vision, and Community Context chapters. Separate consultants were
retained to prepare the Water Resources and Parks and Active Living chapters.
The Planning Commission, acting as the steering committee for the project, met with the
consultants on several occasions in 2017-18 to review and provide input on the Plan's
chapters. Also, during the past year the Parks and Recreation Advisory Committee discussed
the Parks and Active Living chapter of the Plan at their meetings, and formal presentations of
the chapter were given to the Committee by staff and Confluence, the consultant retained by
the City to draft the chapter.
The consultant also attended the 2017 Home and Garden Expo, conducted an online survey,
and met with several stakeholders such as DARTS, School District 196, Dakota County
Community Development Agency, Apple Valley Chamber of Commerce, the Dakota County
Transportation Division, and the Sustainability Alliance.
City staff attended this year's Home and Garden Expo and had Comp Plan information
available for review by the attendees. And finally, two open houses were held on April 30
and May 7 at the City Council chambers where the public had an opportunity to review and
discuss with staff the proposed update.
On May 24, 2018, Staff presented a draft Economic Development chapter to the City's
Economic Development Authority and the City Council authorized the distribution of the
draft plan to adjacent cities, Dakota County, school districts and state agencies for their
review. These affected jurisdictions have up to six months to review and comment on the
City's Plan.
Staff will make the appropriate changes from the comments received from the those
jurisdictions and public and submit the final Plan to the Metropolitan Council by December
31, 2018.
BUDGET IMPACT:
N/A
ATTACHMENTS:
Background Material
Background Material
Background Material
Background Material
Background Material
Background Material
Background Material
Background Material
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Apple Valley is a magnet for businesses. We provide an
excellent location, strong regional transportation connec-
tions, a skilled workforce, and a strong marketplace. We
work with the Chamber of Commerce and other business
organizations to actively attract and retain businesses to
achieve the vision of Apple Valley, while remaining com-
mitted to our traditional high standards of quality. We
seek an expanding array of jobs, goods, services, and en-
tertainment that meet the needs of our residents. We en -
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land use controls that touch every aspect of this vision.
While City government is not solely responsible for the
vision, the vision cannot be realized without its leader -
courage businesses and their employees to play an active
role in community life. We play an active role in the region
staff should be continued hallmarks of Apple Valley. City
to ensure that current and future transportation systems,
housing stock, and amenities continue to provide Apple
Valley residents with access, choice, and flexibility to pur-
sue rewarding work.
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
our neighbors.
with Independent School District 196 (ISD), Independent
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ation needs.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Apple Valley has a unique, identifiable, and thriving down
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core of the community. We envision a downtown area that
renewable energy and minimize the city's carbon foot -
includes a growing mixture of places to shop, work, live,
built environment at a human scale. While businesses
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
The quality of life in Apple Valley is inextricably linked to
idents proudly call home. We are committed to strength -
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with increasing opportunities for continuing education lo-
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with excellent access to customers, employees,
of seven residential neighborhoods supported by
regional parks, and outdoor recreation areas.
village centers and the downtown area.
The 1979 Land Use Plan responded to the require -
Apple Valley is designated as a suburban commu-
ments of the 1976 Metropolitan Land Planning Act.
nity in the Twin Cities' regional plan, Thrive MSP
The Comprehensive Plan was updated in 2000
(2020 Plan) and again in 2009 (2030 Plan). The
the 1908's — 1990's similar to other suburbs in the
2030 Plan has served as the development guide
region. Following this growth, Apple Valley is ap-
for Apple Valley since it was adopted in 2009.
proaching buildout, but many opportunities remain
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
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forecasted to grow to 63,600 by 2040, with growth
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
i : ure 3.6 - Taxable Value 1 er S 1 uare Foot or Downtown Commercial Pro 1 ertie
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2030 Land Use Plan
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through 2018. A senior living facility, Orchard Path,
has been completed at the west entrance to the
The 2030 Comprehensive Plan was adopted in
development. This complex will provide 193 units
2009. Figure 3.7 shows the pattern of develop-
ro
ment and types of land use envisioned
could add an
time. The 2030 Plan provides a frame of reference
dent units an 80 bedroom skilled nursing facility.
for viewing changes in the community since that
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laid the foundation for future de
development principles for a 60 -acre area focused
Galaxie Avenue and 153rd Street. The
square feet of commercial/retail/office space and
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a mix of medium- and high-density housing types,
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parks, and commercial uses.
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southeast corner of Galaxie Avenue and
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promote a more dense, walkable, mixed-use en-
nected to the downtown area.
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
which stands in contrast
centers located
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during the recession effect the timing
occurred coinciding with the economy. The devel-
opment evolved to match the marketplace, add -
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way road circulation network. Chapter 4,
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of the Central Village.
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Minnesota's first bus rapid transit (BRT) line, the
METRO Red Line, began operating
147th station stops. To
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
CT)W
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ride capacity expansion
17:3 .
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northern Apple Valley
Apple Valley's physical setting forms the founda-
tion of the Comprehensive Plan. Existing land use
neighborhood in Stage 4 (by 2040). Various bicy-
patterns influence the type and location of future
the life of this plan.
Figure 3.8 shows a snapshot of land use in 2017.
Numerous ongoing developments offer varied
Table 3.1 contains the estimated area in each land
arrangements. These
is to "enhance
goals of the IPU
developments include: Legends, a housing fa-
patible with community goals and helps increase
property tax data to determine existing land use.
cility with 163 affordable units, located on the
To
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ridership." Apple
The purpose of this map is not to precisely specify
southeast corner of Cedar Avenue and
but to illustrate the overall
the use of each
pattern of development.
T
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193 continuum
-c
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D
co
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velopment in the Cedar Avenue Transitway., Re -
market -rate units, located at the west entrance
to
gional planning authorities also recognize
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
1Nf1�OIN3SOU
H DOGIH DNVHor
140TH ST W
15
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Existing Land Use 2017
Rural Residential
Low Density Residential
High Density Residential
Manufactured Housing
Commercial
Mixed Use
c
D
Public and Institutional
Park and Open Space
Private Recreation
W
EJ
BURNSVILLE
Sand and Gravel
E vz
min
LAKEVILLE
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
0
0
water system
0)
support for fire suppres-
drinking water
Parks and open spaces are located through -
(Water Resources - Chapter 9).
out the community and include the Minnesota
0)
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co
Lebanon Hills Regional Park, and Val-
O
O
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quired to support development, but also be-
come defining physical features (storm water
collection ponds are among the more notable
maintains substantial acreage for open space
physical features) (Water Resources - Chap-
ti
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4-
ity of life in Apple Valley.
(1) C
of undeveloped land
the sand and gravel mining area located
Public objectives for Economic Development
south central Apple Valley, which contains 414
and Redevelopment (Chapter 6) influence the
use of land for commercial and industrial pur-
operation and is expected to be reclaimed for
poses. As existing land uses grow older, the
a variety of uses over the next several years
need for reinvestment and the opportunity for
redevelopment will increase.
growth and development of Apple Valley. The fol-
lowing elements are discussed in greater detail in
Aggregate Resources
other chapters of the plan:
16
PERCENT
a
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Table 3.1- Existing La
LAND USE
Agricultural
Low Density Residential
Medium Density Residentfl
High Density Residential
Manufactured Housing
Commercial
Mixed Use
Industrial
Sand and Gravel
c6
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Private Recreation
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Total Calculated Acres
Municipalities must consult the Minnesota Geolog-
ical Survey, Aggregate Resources Inventory of the
Seven -County Metropolitan Area for the location
_c
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organizing land uses.
Some key aspects of the existing land use pattern
0)
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commercial uses are located on
residential is the dominant land
O
reclamation
0)
c
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use. Single-family detached housing occupies
approximately 41% of Apple Valley's total land
Apple Valley. The last remaining aggregate mining
(Transportation
site in Apple Valley is Fischer Sand and Aggregate
sewer in -
(a
c
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(a
O
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W O
c
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.(7)
T
c X
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O
00 H
Commercial uses, including retail, restaurants,
and commercial offices/services are primarily
Comprehensive
velopment, with a focus on establishing new job
terceptor provides the capacity for land to be
in southern sections of Apple Val -
along the Cedar Avenue and County Road 42
ley (Water Resources - Chapter 9).
0
O
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
i_ure 3.9 - Growth by Housin: Typ:-
0)
6L8'S
tEt`OT
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on the Existing Land Use Map, is being reclaimed
and in 2015,
is phased out.
(townhomes) and
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Reclamation of the Fischer Sand and Grave
account for 94% of the h
cilities with 10 units or more. From 2000 to 2015,
there was a
multi -family structures containing 10 or more units.
The housing supply contains a mix of architectural
land use. Housing shapes the form and character
of the community. It influences who lives in Apple
Houses that are two
0)
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units from 2000 to 2015, a 20% increase.
3.9 illustrates this growth for different types
Source: 2000 Census, 2015 ACS
gle-family detached, and multi -family buildings of
Housing Tenure
(n I
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c
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Most housing in Apple Valley is owner -occupied;
towards increasing
various sizes.
Single-family detached housing is the most com-
occupied housing units were owner -occupied. The
>
0
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0
c
c
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(73
(o
a)
mon type of housing in Apple Valley. Nearly 53%
of all existing housing in 2015 was single-family
estimates that
detached housing. This type of housing is occu-
is consistent with the increase in mul-
attached housing that took place
(o
co
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cm c
13
(o a)
c o
U •=
types in Apple Valley.
pied by a single family and is not physically con-
nected to any other housing unit.
housing supply is becoming more diverse, and the
c
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share of single-family detached
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
Age of Housing Stock
•.
ued through 2017, with more than 1,000 additional
c
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statistic. It is one indicator of historic growth pat-
terns. It is also a useful guide for future housing
maintenance needs. As housing ages,
reinvestment to retain its value and integrity.
housing stock by decade of construction. Over half
of all housing units are more than 30 years old. Ac-
cording to Dakota County property tax data, 52%
of all housing units (through 2016) were built prior
to 1987. These units are primarily single-family.
98S`17
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in structures with 10 or more units. Approximately
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Figure 3.10 depicts housing tenure in
• 0
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Source: 2015 ACS
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Population growth will be primarily driven
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ranging from 400 to 600 persons per year.
Growth Forecasts
by migration. As the metropolitan area grows out-
ward, Apple Valley will have the advantage of being
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a suburb that is closer to Minneapolis and St. Paul
ments of the Comprehensive
than developing fringe cities, centrally located with -
average household size will remain steady, declin-
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describe how current conditions evolved and
in the southern suburbs. Therefore, it may be more
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Metropolitan Council has revised its previous fore-
cast to project a slower rate of job growth in Ap-
place to live, work and shop. Projections of future
2040, a variety of macroeco-
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ple Valley. The updated forecast anticipates an in -
development determine the demand for land, the
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influence actual
nomic factors
crease of 2,821 jobs from 2010 to 2040, or 20%
need for infrastructure and municipal services.
comes, including the following:
growth. This rate of job growth is slower than the
fan Council Forecasts
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rate of population growth. In 2010, there were 0.29
economic and
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of suburban
Plan relies on the
forecast will likely be revised following refinement
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The cost and availability of energy.
sons to actual totals for 2000 and 2010.
climate conditions that make
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Forecasting for any local jurisdiction is a challenge.
Twin Cities more or less favorable relative to
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forecasts is that they are rooted in a regional socio-
economic model. Thus, they account for regional
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constraints. The city is unlikely to grow dramatically
their implications for the
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more than the forecasts given, simply because it
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These forecasts show Apple Valley's population in -
Future growth will be driven primarily by redevel-
creasing by more than 13,000 people (30%) from
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
aspects of community are intertwined. In fact, one
Commercial Retail Trends
Local Housing Forecast
of the primary goals of city government is to sus-
tain/improve the health, safety, and welfare of the
use and built
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Valley. In 2013, Maxfield
social, cultural, and economic characteristics, in -
Research Inc. there will be continued
a Comprehensive Housing Needs Assessment
cluding the following:
Household size and
The success of online shopping has greatly im-
Agency. This study forecasts housing demand in
from 2010-2020 and 2020-2030 The
Housing affordability
pacted brick -and -mortar retail. In early 2017, for
Availability of good local jobs at a livable wage
er-occupied single-family, multi -family, and senior
•
ognized that the top 25 online retailers all have
housing. Table 3.3
mortar retail. The emerging model for
Access to commodities and services
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brick -and -mortar
forecasted housing demand for 2020-2030.
Places for interaction among residents
around delivering a unique shopping experience.
Over the course of this plan, the City will likely
Community diversity
by the closure of one or more large
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Demands for goods and services
sales taxes. This would provide opportunities for
infill, adaptive reuse, and redevelopment. One of
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the intents of the future land use plan is to estab-
lish a community vision and provide guidance for
Economic capacity to support
the City to capitalize on these opportunities when
businesses and local government. .
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Table 3.3
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A comprehensive plan focuses most closely on
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physical aspects of community — land use,
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
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Source: Decennial Census, 2015 ACS
Age of Population
The characteristics of the Apple Valley's population
are changing. Figure 3.13 shows that population
Source: 2015 ACS
has aged consistently. In 1990, Apple Valley was
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shows the existing composition
was under age 18 and only 7% of Apple Valley res -
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and sex. The distribution is consistent for children
idents were 55 years of age or older. By 2015, the
through young adults. This shape corresponds to
proportion of residents age 18 or younger had fall -
steady, but not rapid, growth in Apple Valley. There
over had grown to 26%.
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
1 _ ure . 5 - Forecasted Population han _ e b A _ e ohort in Dakota ount , 5- A �,
is a bulge for baby boomers focused around the
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age 50-54 cohort. This bulge will move toward the
hort under age 24.
Forecasted Age Composition
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primary demographic trends over the life of this
Demographer
Comprehensive Plan.
provides detailed population forecasts for each
county, broken down by age cohort. These fore -
to supplement the forecasts
from Metropolitan Council. Figure 3.15 illustrates
that is forecasted for each cohort in
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the bars indicates percent change and the data la-
bels indicate the total magnitude of the change.
Roughly half of the forecasted population
growth in Dakota County will occur in the pop-
ulation g oup aged 65 or over.
1
l iesota State Demographer
population will grow older, it is
Because this projection is for Dakota County (pop -
The State Demographer projects total population
growth of 70,514 for Dakota County. Growth in the
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of this increase
for Apple Valley, and the City will experience simi-
lar impacts as demand for goods and services re -
11,325. This increase is accompanied by a decline
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sponds to the needs of changing demographics.
growth is anticipated for the
in these homes?
youth, and teenagers.
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
1 _ ure . 7 Avera _ e Household iz
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Unmarried family with kids
Married family with kids
Family, no kids
or with peers?
Will seniors have fewer financial resources? If
so, how does this affect the community?
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characteristics,
services that attract seniors?
These questions frame important elements of the
between land use and the character-
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istics of the
Household Size
A household includes all the people who occupy
a housing unit as their place of residence. Histori-
cal data shows that household size has decreased
each decade for fifty years. After decades of re-
duction, the number of people living in each home
average household size in Apple Valley was 5.27
Source: Decennial Census, 2015 Metropolitan Council Estimate.
From 1990 to 2015, the share of households
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that consisted of a
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is now similar to the
Other 2015 trends that are evident from the charts:
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Racial diversity is increasing in Apple Valley. The
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households are
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71% of Apple
2015 ACS reports that 81.2% of the population
households. This is down from 83% in 1990.
identifies as white, down from 83.8% in 2010 and
From 1990 to 2015, the share of households
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decreased
Household size has
growing. The racial diversity of Apple Valley's 2015
that included children under the
creased from 56% to 34%.
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
population is similar as that of Dakota County, but
less than the region as a whole.
An important factor in understanding race data is
the reporting of the Hispanic population. People
who identify their origin as Spanish, Hispanic, or
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Latino are not classified as a
egory. The 2015 ACS estimates that 2,268 people
are Hispanic or Latino. This represents 4.5% of the
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current population. Figure 3.18 depicts the
and ethnic composition of Apple Valley.
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Income provides the capacity to acquire housing
Source: 2015 ACS
and to purchase goods and services from local
businesses. Higher incomes tend to correlate with
better public school systems. Figure 3.19 shows
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Twin Cities
Dakota County
median household incomes in Apple Valley, Da -
and the Twin Cities metro. The val-
inflation. The
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been adjusted
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most important takeaway from
the average household income in Apple Valley is
consistently higher than the average household
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37.7% of households earn $100,000 or more.
Source: Decennial Census, 2015 ACS
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
below. Wage stagnation is one explanation for this
noticeable during the recession period dis-
7
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i _ ure 3.20 - Percent Povert
7.1% of households earn $200,000 or more.
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Educatiorni Attainment
The Census shows that Apple Valley residents are
the percentage of the population aged 25 or older
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that did not attend
ulation with a graduate or professional degree in-
creased from 7.8% to 14.5% In 2015, 29.3% of
the population aged 25 or older had obtained a
bachelor's degree and another 14.4 percent had
obtained a graduate or professional degree, bring-
ing the total percentage of adults with bachelor's
degrees and beyond to over 43.7 percent.
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Employment touches many aspects of community
Jobs provide the income to pay for housing
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Persons between 150% and 184% of poverty
Persons between 100% and 149% of poverty
Persons below poverty level
10.3% of households earn less than $25,000.
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defines a set of income thresholds based on house-
hold characteristics. These thresholds vary by the
distinction is made for geography and cost of living.
Thus, it is misleading to compare the poverty rates
isolate one
for areas with
Likewise, it is
statistic with no reference to trends over time. In-
stead, it is useful to review historical poverty data
to identify the extent to which poverty is increasing
or decreasing for a given community. It can also be
helpful to compare poverty rates within a region if
poverty, but poverty has increased in recent years.
and to purchase goods and services. The location
In 2000, 2.1% of the population reported incomes
below the poverty level. In 2010, the poverty rate
was 5.2%. The current ACS estimate from 2015
earning 100-149% percent of the poverty threshold,
shows that 7.5% of the population of Apple Valley
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tax revenue
who commute to another jurisdiction
erty threshold. From 2010 to 2015, the poverty level
is living below the poverty level. This is similar to
increased while the percentage of individuals earn -
the poverty rate for Dakota County (7.7%), but less
than the poverty rate for the Twin Cities metro area
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
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Minnetonka
Eden Prairie
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Source: 2014 ACS data via On the Map.
Place of Employment
The Census tracks the location of work place for the
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Finance and
Source: Quarterly Census of Employment and Wages, 2nd Quarter, 2015
es (QCEW) provide quarterly data on employment
dents work in Dakota
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Trade, Educational Services, and Accommodation
sAoldwa silodeauu!W 1o't!C aqi .Aluno3 uidauuaH
and Food Services. Health care, another major in -
a higher share of Apple Valley residents than Apple
dustry, employs 12 percent of the workforce. Note
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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Valley itself. Figure 3.22 depicts the place of work for
Apple Valley residents.
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In 2014, the Census recorded 16,327 jobs in Apple
and connected vehicles (CVs), and changing eco -
Valley. Of these, 13,312 (81.5%) were filled by peo-
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nomic conditions, such as the scaled transition to
ple living elsewhere, and 3,015 (18.5%) were filled
another. (www.100resilientcities
renewable energy sources.
commuted outside the city for work. Therefore, Ap-
Both terms, sustainable and resilient, are used in
this plan. Sometimes, either word may be appro-
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ple Valley is a net exporter of jobs. This is reflected in
its land use patterns, with relatively more residential
priate. For example, efforts to expand the use of
solar as an energy resource are sustainable — this
Apple Valley values the natural environment. Nat -
acreages than commercial and industrial acreages.
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also affects daily
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resource is
solar, combined with an adequate energy storage
system, is an ideal backup power source to pro-
tect against potential outages.
emotional health. The natural environment pro-
vides ecosystem services, such as water filtra-
tion and recharge. Most amenities and services
trends, with high shares of workers commuting by
personal vehicle.
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— clean water and
Travel -to -work data shows a
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force that drives alone to work is 81.6%. The work -
management demonstrating
force makes limited use of public transportation,
mode. How -
public and private value. Thus, there is intrinsic
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2000 due to the increase in transit services avail -
increasingly, by investing
able. The percentage of workers who work from
home is increasing, consistent with global trends.
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The 2015 Census reported a mean commute time
of 24.5 minutes.
tiatives in recent years to demonstrate best prac-
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These commuting patterns are reflective of Apple
Valley's suburban setting in the Twin Cities region.
practices by the private sector. By setting and
achieving goals for sustainable action and envi-
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ronmental stewardship, the City promotes a high
stand, or bounce back from stress or shock. These
which includes the cost of fuel and the cost of trav-
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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program to other areas
for sustainable initiatives indicates there
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dents and employers, and which reflects the val-
of the City. The ongoing partnership with Dakota
Electric also enabled positive change for private
residences. Using grants from the Joyce Founda-
Performance Buildings
management
continue to promote wise,
tion and the Environment and Natural Resources
Several public facilities demonstrate principles of
of local resources to foster enduring prosperity.
GreenStep City
In two years, this program helped 780 households
Globe, two national rating
install 16,680 CFL light bulbs, 759 low -flow show -
Minnesota GreenStep Cities program
initiative that guides and recogniz-
public-private
er heads, and 1,491 low -flow aerators. Simple,
impact on energy savings.
tunities to monitor water quality. This data helps
the City understand the local and regional impacts
to the watershed and make informed decisions
about future development and mitigation. As the
saying goes, cities can't manage what they don't
measure. Through the Council's Citizen Assisted
Monitoring Program (CAMP), volunteers collect
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goals. Apple Valley resolved to become a Gre
Step City in 2011 and achieved level three sta-
tus in 2015, having implemented many new best
practices during that time. At the time, level 3 was
•
status that could be achieved. Since
has expanded to
GreenStep program
levels 4 and 5. The City aspires to become a lev-
el 5 GreenStep City, which requires it to establish
performance metrics and demonstrate
u
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The Comprehensive Plan is a starting point for
achieving this goal. For example, the Great Plains
water quality samples from five local lakes. A sim-
ilar initiative, the Wetland Health Evaluation Pro-
gram (WHEP), is used to track the health of Apple
Institute produced a report of Apple Valley's base-
line energy usage. Using GPI's Wedge application,
Efficient Uti
can model the effect of the various car -
Valley's wetlands.
The City has used funding from the American Re-
covery and Reinvestment Act (ARRA — the eco -
Appendix A. To demonstrate quantitative improve-
nomic stimulus package of 2009) to install energy
ments in other sustainability areas, the City must
efficient lighting and automated building and HVAC
establish a similar method for quantifying existing
controls in many public facilities. It partnered with
conditions and policy impacts. During preparation
00
M
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
It is estimated that rooftop solar in Apple Valley
from 25 percent to 50 percent by the year 2030.
0
bil
i
C)
o
iX
is met, the State will benefit from im-
could generate up to 250,000 mwh/yr, given roof-
top availability and current technology, which as -
quality, lower energy costs, and the
City recycling is conducted by Dakota Valley Re-
cycling, which also performs recycling services for
sumes 10 percent conversion efficiency. If even a
emerging industries.
C
0
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Burnsville, Eagan, and Lakeville. Dakota Valley
Statewide, the renewable standard — the amount
fraction of this resource potential were developed,
Recycling conducts residential curbside recycling
it could power several hundred homes.
of energy sourced from renewables — surpassed
in Apple Valley. The program also offers funding
20 percent in 2016.
and assistance to help businesses evaluate their
Apple Valley's subdivision regulations protect ac-
cess to solar in new development and existing de -
Regional Guidance
waste disposal needs and implement right -sized
recycling services. The County is updating its solid
To
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of waste by 2030.
To become more resilient and sustainable, one of
the biggest improvements Apple Valley can make
is to increase the amount of energy that is con-
sumed from renewable sources. The award -win -
easements are enabled under Minnesota Statute
of several public buildings demon -
500.30 Subd. 3. Solar activities can also be regu-
with one another and with the
a)
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lated through zoning if necessary.
carbon footprint and improve efficiency.
is included in Appendix 1
mance buildings feature daylight harvesting, geo-
Appendix I provides a further accounting of Apple
thermal power, or a green roof. There is potential
L
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for larger savings when best practices are extend -
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projects and cut annual energy bills by $285,0
Total insolation in Apple Valley is approximately
State Guidance
30 million megawatt hours per year. Figure 3.23
ci
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shows how this gross solar potential is distribut-
a bipartisan bill formalizing the
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ed across Apple Valley. Bright orange areas have
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
1 _ ure . - Local olar uitabilit Ma
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tential than solar. Small-scale wind turbines are
less efficient and more visually disruptive than so-
lar. Figure 3.24 shows wind potential for the state
the lowest potential for direct wind generation in
the state. Nevertheless, electricity produced from
regional wind farms provides a significant contri-
bution to Apple Valley's energy supply. Xcel Ener-
gy is routinely rated as the nation's top wind ener-
'+-
c,
Low : 900001
Solar Potential under 900,000 watt-hours per year
ri
I
City and Township Boundaries
Open Water Features
Source: University of Minnesota U -Spatial Statewide Solar Raster.
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Park and recreation facilities and
The age 70-74 cohort is projected to have the larg-
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have significant increases in Apple Valley as baby
boomers continue to age.
ies metro. However, the incidence of poverty is
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and Retail Trade), representing over 65% of those
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wages below the metro average. The majority of
these jobs are filled by people living outside of the
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wage job opportunities encourages residents to
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
technologies will enable progress toward sustain
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ing to the point where transition from conventional
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Several emerging technologies could impact Ap-
valuable affordable housing commodity.
ple Valley between now and 2040, although there
is uncertainty about when or whether they will be
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retail development
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opportunities have the potential to in -fill sought af-
ter and amenity retail choices. Top internet sellers
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tric vehicle production, their ability to meet their
Potential Plan Considerations:
production goals is still largely dependent on pub -
Provides multiple uses at a higher in-
lic subsidy. The best way Apple Valley can accom-
tensity and density than how the City
modate these and other nascent technologies is to
has historically developed
develop a policy framework that addresses them
connect-
now.
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now. This will allow the City to leverage public-pri-
vate relationships and make guided, strategic in -
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on large chain retailers.
nology through continued reinvestment in public
services and consistent community engagement.
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or more at -risk
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Chapter includes several key elements that ex-
press the vision through maps, goals, guidelines,
sit service. There
and policy statements. These elements include:
cessibility to transit, housing, and employment in
within the Cedar Avenue corridor and the County
Road 42 corridor. (See the Focus Areas Section
for further discussion.)
The Land Use Plan
ments to the zoning code, parking requirements,
etc. For example, the City could formalize its
O
district. The recommendations in
intended as a
tion and character cannot be specified.
The plan refers to focus areas which are prior -
redevelopment.
for development and/or
policy implementation.
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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of the expected impacts and the mitigation
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application of the zoning ordinance and buffering
of land to realize the vision for Apple Valley. The
goals and policies in this section describe the land
typically applied, but is not always stated as such.
patibilities are likely to arise.
use objectives of Apple Valley, which aim to meet
the needs and desires of all members of the com-
in between.
c
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land use transitions.
munity. The Land Use element of the Comprehen-
sive Plan promotes a development pattern that
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tal, or economic services
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quality of life. We must wisely use the natural,
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create this quality of life. We seek to provide
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buffer treatments utilize a variety of
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enhance this quality of life for generations. In
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natural and structural design elements to reduce
or mismatched
the effect of
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aesthetics on residential properties. Landscaping
elements, berms, distance, fencing, and site and
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building orientation are all techniques that help to
The City uses zoning and buffering techniques to
buffer uses.
guide all parcels toward their highest land use and
maintain the integrity of distinctive uses.
In cases where new development or redevelop -
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Zoning and Buffering Concepts
An important objective of city planning in Apple
Aids transportation goals.
shadow and similar studies to evaluate the extent
Valley is to preserve the vitality and cohesiveness
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
mary employment use. Employment areas should
•
have strong connectivity to the Downtown, resi-
Property access
neighborhoods, and transit facilities. The
Internal traffic circulation
cial programs and land use controls to attract and
Pedestrian and
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major collectors. Low
arterials and
uses are located on minor collectors and local
Natural Resources
techniques will be encouraged if they produce the
enduring quality of development sought by the
The natural environment makes a significant con -
City and achieve other objectives of this Plan.
D
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to an attractive community
quality of life. A mature urban forest dissipates
shade from the sun. Wetlands
Thriving, well-balanced communities require plen-
Community Design Standards
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value of these and other natural fea-
tiful employment opportunities. Two key objectives
The City uses this Plan, design policies, and other
of the Land Use Plan are to provide sufficient acre -
O to
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residents to jobs within the City. The City targets
sustain high-quality development. The City uses
household supporting employment (i.e., jobs that
E
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general design standards to establish
pay above the area median income The Fischer
Sand and Gravel Mining Area has been guided for
tects valuable natural features at a
this purpose since the 2030 Comprehensive Plan
opment areas, including major road corridors and
has
the City of Apple Valley
protect fragile resources.
higher -wage employment ar-
Focus Areas
office -showroom,
care, research and de -
two locations
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larger parcels with few natural amenities. (Specific
design guidelines for Downtown are included at
the end of this chapter.)
Municipal design guidelines consider the following
aspects of development:
Building orientation
Downtown is and will remain Apple Valley's com-
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
District provides
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Mixed -Business
flexibility for a variety of business/industry clusters.
redevelopment, development should
The plan sets clear goals for density and floor area
0
extend the existing Ring Route east through
to achieve the desired development. FAR require-
ments encourage a denser development pattern.
Ring Route, and other aspects of Apple Val-
ley's focus areas in more detail.
employment
of "great streets"; and
planned for multifamily residential development.
transit -supportive density.
and Adjacent
Sand and Gravel Mining Area. The master plan,
Place, designates 262 acres for
2030 Land Use Plan guided most of this acreage
for general office,
corporate office, research and development,
showroom. The City
manufacturing,
en market support for this use.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
4,t
CONCEPTUAL LAND US
8
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
)owntown
a roundabout. These two streets provide the four
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cu c
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at the com-
primary access points to Orchard Place. They are
each spaced approximately % mile from other sig -
Economic Dev
The Metropolita
County Road 42. It contains a cluster of large re-
tail uses and some smaller offices and services,
along County
nalized intersections. As the
ley will support 17,100 jobs by 2040, an increase
from the 2010 Census figure. However,
00
0
envisioned at
future transit station
(a
N
0
(a
a)
U
0
ter), high-density apartments, and some newer
the intersection of County Road 42 and
goal of reaching 19,000 jobs. The City recogniz-
chard Place site.
jobs and retain local labor, given that most resi-
continues to be primarily auto -oriented. The
CO
quadrants surrounding Cedar Avenue and Coun-
ty Road 42 consist of superblocks containing big -
cn a) (a
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Place will substantially contribute toward this goal.
site. The 153rd Street W/155th
Consistent with the keys identified as part of Ap-
box stores and large areas of surface parking. The
vital east -west connection to Downtown. This road
ple Valley's vision, this employment -focused area
of Downtown continues to evolve in form,
Q
O
is a planned extension of the Ring Route. A gas -
cn
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diversity of living -wage
(�
will help provide
and create opportunities for the City's residents to
has expanded to the east. The highlighted Down-
north/south and east/west routes.
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to
town Core on figure 4.1 contains approximately
mix of approximately 55% to 65% office (1/3 of
600 acres.
One of the keys of this plan is "successful down -
Three large ponds provide on-site storm water
a)
W
a)
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(0
recreational
town." Apple Valley envisions a unique, identifi-
able, and thriving downtown. The building blocks
use for the site, acting to
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would be targeted
related facilities),
10% office showroom or
Because the area also includes other
warehouse.
uses, high-density housing and incidental
a- )
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that is needed for
0
metro and other destinations. In 1990, the
development. Apple Valley's bedrock geology pro -
to a limited extent.
vides natural storm water filtration.
0
The Orchard Place plan is centered around
further establish Downtown's identity
0
0)
.a
a)
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grade -separated trail connection
and improve access to the area. There are large
across 153rd Street, in the northwest
internal collector roads, Johnny Cake Ridge Road
and 153rd Street W/155th Parkway. Johnny Cake
Road bisects the site from north to
O)
7
oped for other uses. While Apple Valley will nev-
should be explored.
r -
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
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ented Land Use
continue to be opportunities for the community to
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establish a unique sense of place by creating an
ments for the
environment that is more walkable and engaging.
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cross -connections across
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will alter the form and function of Downtown
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for other modes.
Source: LHB Architects
Downtown. Access to BRT can be a
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large volumes of
The Downtown of Apple Valley is an evolving part
of the community. In 1990, the City built distinctive
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metro -area destinations
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streetscape improvements that became known as
shopping, and other needs.
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that Cedar Avenue as constructed
as an east -west transit link.
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and recommended a
unified Downtown
the Downtown area. The Ring Route also serves
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series of self-contained
to provide vehicle access to the Downtown apart
42 intersection.
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
To
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point (or points).
Downtown focus area contains the Central
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the 60 -acre area surrounding the
section of Galaxie Avenue and 153rd Street West.
Galaxie, Vivo
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This area includes the
ing, Legacy Townhomes, Seasons at Apple Valley,
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from the primary arterials, and separates the pri-
mary shopping and service area of the City from
the surrounding neighborhoods. The original Ring
Route circles 147th Street W, Galaxie Avenue,
Pennock Avenue. The Cen-
is located within this area, with a few
undeveloped parcels remaining.
t of the Fisch-
T
N
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er Marketplace and
and Parkside Village Gabella. Kelley Park, a pop -
c
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amenity, hosts Music in Kelley Park throughout the
fine the Downtown area.
summer and Oktoberfest in the fall. Parkside Vil-
Sense of Place
redeveloped and
fabric. The
400 acres which
g
lage Galante is currently under construction and a
mixed-use senior cooperative building with nearby
The results of a public survey conducted in ear -
draw from adjacent multifamily developments.
restaurants, retail and office buildings are expect-
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ed to be under construction soon.
for residential and mixed-use commercial
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ly 2017 indicates that there is strong
To extend the Ring Route and develop opportu-
continue to
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upper stories was proposed. The
has been shaped over time by market realities and
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infrastructure,
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and redevelopment opportunities arise,
right -sized for a suburban setting. Full build out of
significant strides towards
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
the area was slowed by the recession, and the
market was slow to accept the mixed -use -within -
a -building development form. But as more of the
residential developments are completed, the area
is becoming the vibrant and active area that was
envisioned. The area has accomplished its mixed-
use vision, an energetic, sustainable and active
place containing a variety of housing types, neigh -
commercial
0
0
meaningful green spaces.
0
0
0
a)
streetscaping improvements that will allow driv-
ers to park in the Central Village area and walk
the district. To maximize "dining and retail variety"
this area, the existing street im-
0
0
0
0
0
provements can be taken advantage of through
development on vacant land. To further promote
the Central Village as a "focal point", new devel-
opment should be built to the sidewalk to enhance
vertical mixed-use, which poses distinct challeng-
pedestrian interaction with the street and to make
The Shops on Galaxie.
es. For example, a development is typically only
the area unique.
as successful as the ground -floor use. A develop -
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suffer or are forced
businesses
building divisions or in separate buildings located
0)
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series of Downtown
and implement
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close together,
Guidelines.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
the reality of regional
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horizontal mixed-use throughout the
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desire to become denser in
a)
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Doing so would only
vi
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by transit, while acknowledging the realities of its
more traffic. Therefore, the regional transportation
suburban character.
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Downtown that welcomes and
ever, the existing street systems
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well and targeted improvements that support the
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backbone of Downtown. The
sible and sustainable.
ported by complementary land use
The Compre-
economic development
Improving multimodal accessibility reinforces
hensive Plan envisions the expansion of regional
sustainability and resiliency goals by reducing
transit to County Road 42, which already supports
Is)
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ts
a)
a)
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0
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au
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a local bus route. An expanded transit system on
options for commuting and shopping.
County Road 42 would serve new development in
Orchard Place, strengthen the east -west link be-
tween Downtown and the developing employment
areas, and alleviate some traffic on County Road
c
42, offsetting some of the targeted density
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
ani BONN l0l1dW
ail 30aid 3Nda ANNHOC
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0
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ce
Transit Station
Conceptual Station
Park and Ride
a
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
development pattern. The SIHD will help the
employment,
di
c
.(7)
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a)
c
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for the already approved
D
a)
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retail needs
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density developments. This,
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help the City to achieve its affordability goals. Ul-
timately, using this tool, the City is confident it will
easily meet the goal of achieving an average of 10
units per acre for the entire area.
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supportive corridors, the current development pat-
U
tern could change significantly by 2040. In
p
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trast to residential development, job-related
Zr) .-.
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5
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a)
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uses have a
the 20 -year horizon of this Comprehensive
commercial properties may become struc-
c
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A key goal is improving walkability and pedestrian
ui-
2
to
(o
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s_
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turally, functionally, and/or economically obsolete,
that distributes traffic
L
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co
a)
.(
the public survey for this
O
m
5
U
co
opening the door redevelopment. Land use pol-
improves opportunities to
previous survey efforts described the difficulty of
walk and bike.
navigating Apple Valley without a car. A sense of
business, target commercial redevelopment
a)
U
(o
0
Pedestrian activity leads to social interaction and
0
c ,4
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.
residential densities. Some properties have been
health benefits, and has been shown
LL
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L
8
E
E
O
0
to increase retail sales receipts in many downtown
1
example, the Times Square commercial site has
environments.
Housing should be built at densities of at least
operated with roughly 50% vacancy
The roads and businesses in downtown require a
i
1
the old Rainbow store on Cedar Avenue, remain
safe and convenient environment for drivers and
this environment, the City is
c
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u
c
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mum of 12 units per acre for high-density residen-
new life under
courage revitalization of these areas.
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a)
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ing, commercial,
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the densities in the Central Village Area that have
ban -intensive" transit -oriented development:
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
Existing Ring Route
Existing Vehicle Route
Potential Vehicular Connection
Potential Pedestrian Connection
Transit Station
Park and Ride
by a system of long, orthogonal blocks. Although
parking lots are technically navigable on foot, they
are neither inviting nor particularly safe for extend -
_N N
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to N
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enhanced by adding additional linkages for vehi-
cles and pedestrians when redevelopment oppor-
tunities present themselves.
a concept for breaking up the superblocks in the
four quadrants of the Downtown core by overlay-
ing a new travel grid and enhancing pedestrian
access at the Downtown periphery. The new inte-
rior streets, shown in purple, are conceptual only.
Some of them would require more planning than
enhancements of existing parking areas
provide more definition for vehicle or pedestrian
circulation.
Increasing the density of jobs and households in
downtown will promote walkability by increasing
d)
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CO
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Q
(0
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0
the percentage
Focus Area/travel analysis zone).
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Cedar Avenue Corridor
•
land use and discourage uses that obstruct
TOD objectives. As redevelopment opportunities
roc
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oa
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The METRO Red Line BRT
the main transit
Apple Valley:
Street, and two
The extension of
N
V)
CIr
Transit (BRT) to Apple Valley via the Red Line has
already triggered land use changes along the Ce -
Commercial Office Space
dar Avenue Corridor. This transit investment can
several fronts.
Health care clinics and medical offices
(Q
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t
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and transit
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Retail services and restaurants
(a
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TOD goals must be practical in scale and intensity
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— they must be "suburban -intensive."
County Road 42 Corridor
the retail customer base that local businesses
ity is one of the Keys. The Community Context
County Road 42/150th Street is identified as a po-
chapter recognizes the City's numerous achieve-
tential east/west regional transit route. The City of
0
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sustainability. Meanwhile, the Compre-
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Apple Valley has been engaged in conversations
hensive Planning process encouraged a group of
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with Dakota County regarding fixed -route transit
ch
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BURNSVILLE
2040 Future Land Use
Low Density Residential
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High Density Residential
Manufactured Housing
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able A . Future Land Use ate orae
are protected over time. Protected property values
help maintain stable neighborhoods and directly
municipal tax base.
Low Density neighborhoods benefit from a variety
of services and institutions, including parks,
schools, religious institutions, and ap-
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propriate -scale commercial. A system of safe and
connect with schools, parks, downtown, and other
destinations in the community.
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detached dwellings, duplexes, twin homes, town -
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areas at 2-6 units per acre.
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Promoting the public's health, safety, and welfare
starts with caring for residential neighborhoods. A
variety of residential uses are required to meet the
slopes, mature trees, lakes, wetlands, or existing
diverse needs ofApple Valley residents. Apple Val -
The City will use the zoning ordinance and other
land use controls to manage this land use cate-
a)
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current and forecasted needs and desires
gory. Most existing single-family residential neigh -
community. The following
borhoods are zoned R-1, R-2, R-3 or R -CL. Addi-
homeowner investment in private property.
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use, both indi-
(two-family); M-1, M-2, and M-3
Low -Density Residential (single-family residential)
broader land use context.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
aSa
ta
area. High-density residential neighborhoods ben
PD zoning districts.
other similar
isity Residential (h.)
uses. Retail shopping centers and service provid-
ers likewise benefit from a dense local customer
base. Providing these uses near to high-density
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High-density developments can be leveraged for
development purposes and
economic
transit -oriented development. As
located on high-volume arterial cor-
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addition, medium -density
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City to meet its share of regional affordable hous-
areas. The strategic location of a row of garages,
for example, can shield apartments from the noise
and activity of a nearby highway.
High Density Residential (HD) consists of at-
tached multifamily housing. The City benefits
from high-density development by capitalizing
ing requirements.
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
eneral Business
this commercial category. Applicable performance
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Road 42 or Cedar Avenue
use is intended to accommodate a wide range of
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conjunction with a planned development (PD), or
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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for customer and em
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businesses are closed.
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ited amount of convenience retail
grocery and drugstores; residential services such
and Mixed Business
as dry cleaning and daycare; and accessory small
Employment Areas
offices. These areas are zoned RB and NCC. Ap-
plicable performance standards include:
the Community Context chap -
(above the hourly metro average) job opportuni-
ties. Therefore, it is important to designate prop-
erty for the creation of jobs and to expand oppor-
tunities for people to live and work in Apple Valley.
provide opportunities for higher -wage business-
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this by identifying ample areas that
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(IND) and Mixed Business Campus (MBC) dis-
tricts accommodate many of these uses, and help
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solidify the City's economic base.
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42
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permitted by Dakota County.
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
will be limited in area and to activities that support
the employment objectives of the MBC. Some ex-
amples of supportive uses include lodging, restau-
rants, daycare, banking, and other retail uses that
may support the campus directly as well as adja-
cent neighborhoods. Such uses should generally
be located along County Road 42.
The mix of uses in the MBC district includes the
O
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manufacturing,
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55%-65% office
of uses in this land
10-20% light industry/manufacturing
10% office warehouse/showroom
tion to industrial sites should be minimal.
5% commercial and retail uses
As part of the interest in creating mixed-use devel-
opment, higher -density housing along 153rd Street
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house, manufacturing, and other similar activities
and generally south to 157th Street would also be
considered to complement the most intense office,
and industrial uses.
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dustrial uses include 1-1, 1-2, BP and PD. Perfor-
mance standards in the Industrial district include
and constitute up to 20% of the district total. This
moo
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further discussed in the
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percentages, FAR ratios, and job -creation goals.
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shall be screened from off-site views.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
vertically in a common structure or horizontally in
a common, well-defined site or area.
seeks to maximize the local benefits of
family development I the Downtown. Mixed Use
regional park and institutional uses while avoiding
0
expansion or changes in use that have a signifi-
Downtown Focus Area and/or the Cedar Avenue
CL
and noise. Buffering techniques should be incor-
(1)
0
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porated into the designs of planned institutional
co
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and similar land uses that are located adjacent to
nstitutions (INST)
ans and bicyclists.
residential uses.
The implementing zoning districts for institutional
tin
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properties are the P -Institutional District and the
Planned Development (PD) district.
Institutions (INST) are public or quasi -public ame-
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character of the community. Although public uses
require public investment or donations and do not
generate taxes of their own, the value of these
amenities is reflected by increasing the value of
surrounding properties.
Schools, hospitals, and places of worship give
neighborhoods
source of community pride. They drive residential
property values and neighborhood reinvestment.
0)
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proud of their
N
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Apple Valley citizens
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public school system. The largest institution is the
ing. The City will also use design
Government facilities are a prime example of insti-
other land use controls to achieve the desired out-
tutional uses. The City Municipal Center, the Da-
kota County library, the Dakota County Western
in the Central
Services Center (WSC), and the US post office,
L)
N
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
100
need and area of future parks are discussed in the
public parks, public playfields, trail corridors, and
map. Future neighborhood parks that result from
subdivision development have not been depicted
on the map since the exact location of the park
(0
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Private Recreation
the 2040 land use plan but are depicted on maps
in a mixed-use, PD -style design.
A distinction is made between publicly -owned and
d)
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a)
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co
c
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a
&co
a
The City of Apple Valley is expected to grow un-
til it is fully developed by 2040. Apple Valley is
required to provide a development phasing plan
that demonstrates the City is capable of provid-
ing necessary services and infrastructure to ac-
commodate future growth, and that it can meet its
The Apple Valley
O
0
co
cl
privately -owned open
Golf Course is designated as Private Recreation
(PR) to differentiate it from the public park system.
likely to seek a land use change when the value
of selling the land for development exceeds the
the golf course.
received from
revenues
W
2
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N
O
N
N
(1)
(Q
. _
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0)
to
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to ensure the proposed new development is com-
patible with the with the surrounding area and the
10 -year growth forecasts as well as its affordable
housing allocation. Figure 4.8 depicts the develop-
Water/Pond
Valley. The current Institutional zoning designa-
nated as Water/Pond (W)
development occurring over the latter half of this
by Low Density
course is surrounded
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c
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plan. Other vacant/infill parcels are expected to be
developed over the course of the plan.
district, which is shown as Shoreland District -SH
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
M11:II 1 II 1 :,
z
w
IN ` OIN3SO2I
HlVd aNOWvia
a21
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APPLE VALLEY
150TH ST W
140TH ST W
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
able . Development Phasing
Table 4.2 provides the total number of acres for
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Land Use
Density
Mediiim Density Residentia
High Density Residential
Suburban Intensive High Density
Mobile Home Park
Rural Residential
Commercial
Industrial
Mixed Use
Mixed Business Campus
(0
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=
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Private Recreation
00
by
Water
Sand and Gravel
z
z
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Vacant
Totals"
each land use in 2020, 2030, and 2040. Some
uses are phased out (e.g., Sand and Gravel, Rural
Residential, and vacant properties) as other uses
expand and new uses are introduced (e.g., Mixed
Business Campus, Suburban Intensive High Den-
sity Residential).
E
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
able J. Residential Phasin _y
Table 4.3 provides a detailed phasing summary
Total Units
174-348
T-1
(?
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in
r1
396-1,320
912-1,824
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ai
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2040 Increment
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Acres
in
2020 Increment I 2030 Increment
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204-680
68-336
128-42
Acres
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13 I 156-520 1r
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Density
Range (Units
per Acre)
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N
12-40 @
10% total
Q
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Low Density
Medium Density
Residential
High Density Res,
dential
Suburban Inten-
sive High Density
Mixed Business
Campus
Totals
of planned residential growth. A range of growth is
based on the minimum and maximum den -
type of residential use.
1,831 additional housing
0
U
N
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Q
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units, and the maximum projection is 4,448 hous-
units. As of 2017, the estimated total number
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of units was 21,745. Met Council forecasts 24,900
households for 2040, a difference of roughly 3,155
units. Apple Valley is expected to meet its house-
hold forecast if housing is developed at moder-
ate -to -high densities in the Downtown Opportunity
Area. Currently, most high-density housing is be-
ing constructed at a minimum density of 40 units
per acre in the Downtown. This trend is expected
o
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to
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sive High Density, with a range of 24-48 units per
acre. Expansion of high-density housing will en-
sure that Apple meets the household forecast as
well as the affordable housing requirement.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
,.ENERAL DEVELCINIAIN
pp e Va ey is a community with stron:, cohesive, identi iab e nei:hborhoods
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uses unless a proper buffer is created
Non-residential parking areas may not be located adjacent to residentia
10 a residential use unless a sL.
ity (such as a bank lelier window) may not be located adjacen
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Adequate buffers should be provided, where feasible, to separate neighborhoods from roadways that carry significant traffic volumes®
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City of Apple Valley encourages and supports local neighborhood associations.
Zoning, buffering, subdivision regulations, and design guidelines should promote unified neighborhood design
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pple Valley will attract and retain businesses that provide wa:es above the metro -area avera:e and bene its which can sustain a amily
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Mixed -business areas are encouraged to accommodate nor}
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
MiraMilirrin is AI s • 1- • II, y ••••••!, - .I. y -1 - 1 •• - .IrJ
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ncrease the number of residents in the Downtown Focus Area to promote activity throughout the day and increase the rate of internal trip capture®
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wntown should have strong pedestrian, bike, and auto connections to transit services and facilities.
oadways extending from Downtown are discouraged.
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Financing incentives are primarily directed to the Downtown and includes the Commercial Center and the Employment Center.
MIL1:1I11TAIC• N AND REDEVELCINIM
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a r type, cost,
E
The City will actively explore options for the replacement of housing units that are displaced by redevelopment or disaster with a
and density of housing within the community, and preferably within the some neighborhood.
rties as property owners are ready to redevel
Parcel redevelopment efforts will target aging facilities and underperfo
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
TRANSIT -ORIENTED DEVELOPMENT
The City will use "suburban -intensive" transit -oriented development to increase appropriate housing opportunities and support a compatible mix of
residential, retail commercial, and other commercial uses.
The City will encourage higher density housing and employmei t -based land uses that are located within 1/4 mile of t -le Cedar Avenue transitway and
the conceptual Country Road 42 transitway.
The City will plan for an orderly, compact mix of residential, commercial, and employment uses around transit station nodes, emphasizing walkable
connections hetween sites.
Downtown development and redevelopment will enhance walking and bicycling in Apple Vallee
When opportunities arise, the City will create new linkages for roads, trails, and sidewalks in Do itown to break up the existing patterns of super -
1 locks
New and mproved linkages to transit corridors will be designed to foster an inviti 1g experience for pedestrians and bicyclists.
he City II manage parking suabLtikeduce the amount of unused surface parking.
The City will encourage opportunities for shared parking arrangements, new parking ramps, and other schemes to reduce the demand for excessive/
unused surface parking.
The City will evaluate parking requirements for exist ig cor rercial uses and actual parking demand for existing co imercial develops lent and will
adjust requirements if necessary.
INTERGOVERNMENTAL RELATIONS
The Cit will maintain a cooperative relationship with other governmental, quasi -governmental, and other non-profit organizations that serve the com-
� � o advance the vision for Apple Valley, and ensure that the focus of programs, facilities, and specific land uses are reflective of Apple Valley's
eeds
The City will share development efforts with Independent School District #196 and Independent School District #191 on ar ongoing basis to coordi-
nate the appropriate sharing of resources and services.
The City will encourage cooperation and participation with Adjacent co,rimunities in the review and develop lent of planning and ity develop-
ment activities.
The City will continue to work with Dakota County and regional agencies in dealing with facility or system nprovements and prograr
The City will partner with State, Regional, and County Econoc IIc uevelc. nt Agencies and foster a r .isitive and supr Live rc
CIN-imber of Commerce and local business orFani7F.,' *ons_
The City will continue to suppori the Dakota County Historical Society and local efforts of the Historical Committee to presei ie historically
culturally significant buildings and sites in the community.
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
4
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Apple Valley is a mature, suburban metropolitan
community. Many neighborhoods are comprised
of single-family
The character of suburban
and 1970s.
housing." (Minnesota Statutes, Section 473.859,
a)
As various demographics grow and change,
ment reflected desires for large properties, good
(a
Q
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a)
0
City will continue
other amenities — the same
clude a housing implementation program that de -
meet the needs of different residents.
qualities that many Apple Valley residents value
scribes "official controls to implement the housing
today. Established neighborhoods are integral to
a)
7
.5
O
2
0
regional share of
Apple Valley's identify and sense of place, but also
create challenges for new development opportu-
oldest neigh-
nities, infill, and
moderate income housing." (Minnesota
(a
0
struction through its land use plan and the appli-
borhoods are located within a mile of the regional
and County Road 42 (150th Street). These routes
affordable units.
neighborhoods. As
effectively divide the
The Minnesota State Legislature passed the Liv -
in 1995 to address
The Housing Chapter focuses on Apple Valley's
the south metro has grown, the increase in traf-
fic volumes on these two arterials has introduced
negative impacts for adjacent neighborhoods and
ty, and development. The legislation established
for the City as a
efficient development
respond to public
housing construction,
D
12
0
(a
redevelopment,
unity Context Chapter, and to docu-
mented housing requirements and housing needs,
such as Metropolitan Council's affordable housing
U
O
demonstrate a commitment to providing high-qual-
requirement and the County Community Develop-
ity development, affordable housing, and life -cycle
Needs Assessment for Dakota County, Minnesota
(September 2013).
application of Planned Unit Development concepts
ing choices that meet local needs.
(PUDs) to facilitate alternative housing styles and
State Law requires that the Comprehensive Plan
contains a housing element that includes "stan-
and high-density neighborhoods are distributed
dards, plans, and programs for providing adequate
housing opportunities to meet existing and project -
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Apple Valley contains two manufactured housing
both located within the Cedar Avenue cor-
Manufactured
on the north side of the
provides viable affordable
low-income residents. These manufactured hous-
ing parks may face redevelopment pressure over
the course of this plan. The City intends to main -
(o
0)
0
Future Land
tain these areas for manufactured
has designated them as such on the
Use Plan.
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includes a variety of
neighborhood,
single-family styles, multifamily, and mixed com-
a prime example of successful PUD
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Following a surge in construction of town homes
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shifted towards
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2000-2014, 571 single-family detached units were
756 townhomes and
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units. From 2015-2017,
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were constructed,
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37 townhomes and 224 apartment units. Growth
holds in Apple Valley for 2040. In 2016, the Coun-
cil estimated that the City's existing housing stock
gle-family homes. This trend is likely to continue,
given the demand to increase total housing stock
relative to the city's population forecasts and the
limited supply of developable land to do so.
consisted of 20,703 units, with 19,917 households
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The Community Context chapter further summa-
rizes the character of Apple Valley's
— this implies that 96.2 percent of homes were oc-
cupied and 3.8 percent were vacant. Since 2016
development
considerable
a minimum, the City will plan for 3,155 new dwell-
ing units (24,900 households — 21,745 units). Re -
be constructed
to maintain a vacancy buffer of 3-4 percent.
hoods and housing stock.
mixed architecture and
0
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4-
Cobblestone
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
nfill Opportunities
NET
LAND USE DENSITY RANGE MIN UNITS MAX UNITS
DEVELOPABLE ACRES
Orchard Place
O
11
00
00
CO
~
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Other Infill Sites
0
N
N
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NET DENSITY
7.8 DU/ACRE - 23.5 DU/ACRE
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165 (11 acres are residential)
N
24 (14 acres are residential)
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Mixed Business Campus
Subtotal
Burnsville Outlet
Eagan Outlet
Eagan Outlet
a)
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ate)
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Subtotal
Totals
Even with limited land, Apple Valley can accom-
its forecasted housing
O
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ty assumptions, Apple Valley can accommodate
nearly 40 percent of its forecasted housing growth
maximum density assumptions, there is sufficient
acreage to accommodate the entirety of forecast-
ed housing growth on these sites. Actual develop-
ment will likely fall in between these two extremes.
summarizes residential infill
N
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tial fraction
Mixed Use categories, respectively.
(1)
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
(o
their main property,
Redevelopment Opportunities
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neighborhood.
Additional redevelopment opportunities will be tar -
and the rest of the United States, the housing mar -
in the Downtown Focus Area and the transit
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ket is driven by young Millennials and
permitting ADUs could be a practical step at some
is to increase residen-
activity in the Downtown core and leverage local
and regional investments in transit. As this plan
(o
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0
need to be modified.
is implemented, the City may adopt development
targets to guide the overall number of units and
the current market and will exhibit similar influence
this policy after a year or two. It would also be nec-
essary to develop design
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groups tend to exhibit similar housing preferenc-
es. As they enter or exit the job market,
financial resources compared to the middle-aged
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demographic
communities.
portion will downsize to
cu
single-family homes,
Balanced Housing Supply
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other choices. Across the United States, the rate
due to concerns about blight and overcrowding,
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accessory dwelling units
all demographics. Apple Valley strives to provide
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as a practical tool for providing housing
is reflected in the Comprehensive Dakota County
and addressing housing costs. As an accessory
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and 25 percent rental units. In 2000, 88 percent
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"granny flats", ADUs can be a good match for 1 -
and 10,000 rental units would be constructed from
and 2 -person households, and allow greater flex -
2010 -2030 in Dakota County.
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
While there is no doubt that the region's popula-
tion will grow older over the life of this Compre-
hensive Plan, the implications for housing in Apple
Valley are less clear.
Some aspects of the current housing stock sug-
gest potential barriers for the population aging in
place. According to County property tax records,
33 percent of the housing supply is classified as
two stories or two -plus stories. Over
i
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single-family homes,
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mes, and twin homes contained more than 2,000
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square feet of
percent contained more than 3,000 square feet.
ed to the wants or needs of an aging population.
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application of
by broadening
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universal design concepts for new residential de-
velopment, rehabilitation and redevelopment. Uni-
versal design refers to flexible design of individual
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MIN UNITS
Basic Apartments
Traditional single-fami-
ly detached
Townhomes and twin
homes
Upscale apartments
Traditional single-fami-
ly detached
Smaller single-fam-
ily attached and
detached; townhomes
and twin homes
Smaller single-fam-
ily attached and
detached; townhornes
and twin homes
May move in with
relatives or move to
assisted living com-
munities
oups
CONSUMER
Limited tenure duration
Prefer to rent
May distribute costs viii h other roommates
Prefer to purchase modestly -priced single
family homes or rent upscale apartments
Typically prefer to purchase newer, larger,
and more expensive single-family homes
Prefer to own
Lower maintenance housing alternatives,
including homeowners' associations
Prefer to own but may consider renting
Lower maintenance housing
May be seasonal residents
May need or choose to move out of sin-
gle-family home due to health constraints
or a desire to reduce maintenance respon-
sibilities
able 5.2 —Life -Cycle Housing Consumer G
MARKET
HOUSEHOLD CHARACTERISTICS
GROUP
Entry-level Early to Mid-20s
homebuyers Often single
Mid-20s or 30s;
Includes single and married/
partnered households, some
with children,
Late 30s to 40s
Many households have children
50s to 60s
One- or two -person households
with no children
60s to 70s
One- or two -person households
With no children
Mid-70s or older
Generally single -person house-
holds (widow or widower)
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homebuyers
Empty -nest-
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Younger
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seniors
Older se-
niors
occupants with various needs, such as persons
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two -person senior households. Thus, seniors will
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2000, 7 percent of Dakota County's
most "accessible" units are built on an
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to increase to 13 percent in 2020 and 17 percent
in 2030. From 2010-2030, growth in
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
property in good condition to avoid the
c
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help people with disabilities. Such design is ac -
ever, landlords may defer maintenance for many
humancentereddesian.or
It is not geared around assistive technology, med-
reasons. Maintenance of large rental properties is
ical equipment, or special features, but enables
fordable rental units exceeds supply, so landlords
may be able to maintain high occupancy rates
guidelines with
might include:
needed to maintain their quality. When repairs are
Maintenance of Existing Ho.using Stock
Open floor plans
0)
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absent additional
U)
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Apple valley is an established community. Approx-
Higher costs increase housing burden and
u
imately 50 percent of the housing stock consists
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rental units, there
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a n ce, driveways, etc.
Turning space of 5 -feet diameter in all rooms
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Color contrast between floors,
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often results in a new landlord who
Homeownership encourages
At least one bathroom with a curbless show -
However, not all homeowners are willing or able to
rental units to preserve neighborhood character
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opportunities for
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Rental property improvements are
stock will enable more senior residents to "age in
ti
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
defer maintenance or increase dues. Aging HOAs
The failure to adequately maintain housing reduc-
12
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point, the physical manifestation of deferred main -
ng stock and help streamline data collection
ch O U_
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presses the values of adjacent properties,
tenance affects the value and sale of homes.
discourages neighborhood investment and can
The most important financial factor for homeown-
lead to blighted conditions. Apple Valley not only
er's associations is the creation of reserves need -
c
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benefits from a safe and attractive housing supply,
investment. The financial status of
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sociations are a common arrangement for large
with reinvestment in existing housing.
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leave an association in a weaker long-term finan-
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national recession and
owner associations cannot
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staff also maintain contact with
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foreclosures.
there will be
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serves to make needed future improvements.
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of roads, maintenance of
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Property inspection and code enforcement are the
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long-term investment plan. Part of the monthly
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provide safe, secure housing, maintain
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sues and the steps needed to address them. They
dues should be reserved to finance future im-
provements to common p .operti
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can assist property owners with repair. Moving for -
condition of homeowner's
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local requirement for financial reporting,
ing conditions to identify signs of deterioration and
prioritize areas for rehabilitation if the need arises.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
were 844 such households. For renter households
cent were cost -burdened. For owner households,
the incidence
regular contact with HOAs serving the community.
income ranges, but higher for households earning
Affordable Housing
supply of lower-priced for -sale homes.
2
a)
more than 30
households. High housing cost is an acute prob-
-0 a)
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relatively less remaining income to purchase other
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At or below 30% AMI (extremely low income)
necessities.
Between 31% and 50% AMI (very low income)
Between 51% and 80% AMI (low income)
housing options exist at a wide range of prices.
The Comprehensive Plan seeks a housing sup -
Households with income in these thresholds are
ply that offers a variety of styles and ownership
options. Ideally, this objective is achieved by guid-
are eligible for a Housing
a)
— low, medium, and high — promoting PUDs, and
For an owner -occupant or renter household in any
encouraging mixed-use development.
household is
W
12
0
income on housing.
given limited availability of land and high
opment costs. To make the numbers work, devel-
O
can be marketed to renters as part of an amenity
9)
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
u
U
X
(a
(a
ments, interest rates,
2040 Plan, Metropolitan Council has provided af-
fordability thresholds for ownership. At 30%, 50%,
$132,000, and $211,500. Above these
thresholds, a household that earned 30%, 50%,
or 80% AMI would spend more than 30 percent of
income on housing costs.
Source: 2011-2015 ACS
relative to $211,500.
owner -occupied
household size and, consequently, on the size of
since there is
O)
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idents work in Apple Valley.
0
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advocates use
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of a new, two-bedroom mobile home is $37,100. It
0)
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is assumed that most manufactured
WliTWIEEFTIMMIfirarTMTUTS
dex that includes commuting costs. Apple Valley's
Comprehensive Plan aims to reduce the impacts
are affordable, even for households at 30% AMI.)
IN 2016, there were 4,079 owner -occupied homes
were at $211,500 or more. Generally, lower-cost
owner -occupied housing is located consists of old-
er single-family units or medium -density townho-
mes that were constructed more recently.
of commuting by linking more households to tran-
sit and increasing the local jobs -housing balance.
objectives for Orchard
E
.Q
These are
Place and Downtown redevelopment.
In practice, assumptions about AMI and poverty
depend on household size. A two -person house -
be low-income,
(a
E
hold with one wage earner
while a five -person household that earns equiva-
lent income may be very low-income. Therefore,
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
COa CC
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relative to $211,500.
owner -occupied
household size and, consequently, on the size of
since there is
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dex that includes commuting costs. Apple Valley's
Comprehensive Plan aims to reduce the impacts
are affordable, even for households at 30% AMI.)
IN 2016, there were 4,079 owner -occupied homes
were at $211,500 or more. Generally, lower-cost
owner -occupied housing is located consists of old-
er single-family units or medium -density townho-
mes that were constructed more recently.
of commuting by linking more households to tran-
sit and increasing the local jobs -housing balance.
objectives for Orchard
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Place and Downtown redevelopment.
In practice, assumptions about AMI and poverty
depend on household size. A two -person house -
be low-income,
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hold with one wage earner
while a five -person household that earns equiva-
lent income may be very low-income. Therefore,
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Lure ure 5.1. - Owner -Occupied Housin: Value Above or Below 211,501
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
units within a
opment initiatives.
Given HUD's guidance, the Metropolitan Council
has determined the regional affordable housing
need for 2021-2030 and allocated a share to each
promotes mixed -income rental buildings
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for medium density (6 units/acre), high density (12
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nits Since 1996
areas will create at least 810 new
Opportunities may arise to provide additional af-
1995, the Livable Communities Act became
fordable housing through redevelopment.
state law. The Act guides a regional approach to
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tion that higher -density housing (medium density,
s of establishing goals for the 2030
high density, and mixed use) provide the minimum
Comprehensive Plan Update.
density thresholds needed to create the "opportu-
nity" for affordable housing. It is true that higher
The guiding benchmarks for Apple Valley that lead
over time to a livable community encourage 75
percent ownership housing and 25 percent rental
rates or affordable levels. However, simply making
housing with a portion being affordable. Through
land available does not lead to affordable hous-
2006, the private market and partnerships with the
ing. A more active approach is needed to produce
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total of 1,009
and partnerships with the Dakota County Commu-
mance as a guide, it appears that the Metropolitan
nity Development Agency (CDA) to support local
GV
4 4
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Sustainable Energy for Housing
CD
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but aspires to achieve Step 5 recognition. One of
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the City greater control
Wind energy is another alternative that can power
creation and cost sav-
potential is much
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residents' homes.
fuels to renewables. The Great Plains Institute es-
timates that 46 percent of greenhouse gas (GHG)
emissions are attributable to the residential sec-
Q
tor (Appendix I). Apple Valley has become more
rant of the city. Although there is some potential
efficient as its primary energy providers, Dakota
z
oz;
for local wind production, residents frequently re -
reduce costs.
Electric and Xcel Energy, have started the transi-
sist proposals for wind towers within their neigh -
tion to renewables. Still, most of the energy that
is consumed in the residential sector is derived
borhoods. A more plausible alternative is sourcing
wind power from current energy providers. Resi-
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kota Electric)
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efficiency. Only five residences took ad -
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
a variety of housing types and flexibility in zoning
tion and waste.
(1)
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standards.
lousing Policies
The City will promote residential development that
tion, and similar features.
lowing goals through the implementation of the
The City will only permit residential development
in residentially zoned areas where sanitary sewer,
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water, and public streets are available.
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property values
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property maintenance.
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variety of housing types within each neighborhood
hoods from the negative impacts of foreclosure,
the creation and maintenance of a fore -
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contact with owners,
or other key par-
tgag
The City will continue to review drainage, grading,
people living in all types of housing.
utility, and similar plans to ensure that the existing
environment is properly protected and preserved
Reduce greenhouse gas emissions from res -
N.
with the development of each residential subdivi-
idences by encouraging wider adoption of re -
The City will explore ways to monitor and track the
newable resources by utility companies.
condition of homeowner associations.
individual homeowners and own -
continue to en -
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housing to increase energy inde-
a0
pendence and to minimize energy consump-
4
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
City of Apple Valley. In the case of a transfer of
tion of all types of housing to further energy in -
ownership, change in rental manager, change in
dependence, through various means such as roof
the number of rental units, or change in dwelling
e
C.
top solar or geothermal energy.
Housing Affordability
Collaborative Solutio
to 2015, the share of rental units has increased
sons as qualified by the Dakota County CDA.
from 13 percent to 22 percent, indicating signifi-
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will continue to work with
City government cannot and should not have sole
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progress toward achieving regional
meeting local housing needs.
lO
come persons.
tive solutions make the best use of all available
crease from 2021-2030.
resources. The City of Apple Valley will continue
The City will continue to follow the goals outlined
to work with all stakeholders to create and imple-
,Ana Use Contro'-
in the Livable Communities Act, and to update its
goals annually.
dents. Key stakeholders include:
Dakota County CDA.
Non-profit organizations
developments that promote on-site or nearby day
Lending institutions
ing supply, and create affordable housing units. As
Providers of senior housing
Area homebuilders
Apple Valley will actively seek and engage other
the development itself, as well as be integrated in
stake in addressing local housing
Ordinance 122,
either a residen-
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an economically mixed neighborhood.
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to avoid clustering of low and moderate income
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4
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
Housing Information Systems
Tax increment financing (TIF) is the primary devel-
City and Dakota County.
A common theme in the Housing Chapter is the
469.174 through
Statutes, Sections
469.179). Through TIF, property taxes are frozen
maintaining a foreclosure
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monitor changes in the housing stock. The City will
(GIS) software for compiling and analyzing data
explore ways to monitor and track the condition of
data that could be in a housing database are:
homeowner's associations.
be an essential tool to stimulate economic devel-
Finance To
classification becomes "non -homestead".
opment or redevelopment in instances where the
marketplace cannot do so alone. TIF can be spe-
There are a variety of regional, state, and federal
Changes (particularly
cifically used to develop housing for low and mod -
housing finance programs. The number and focus
market value.
erate incomes. Housing is often part of a redevel-
of these programs changes over time. It is useful
Sale of property.
opment project because of the density required for
for the City to understand the types of programs
(o
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a financially feasible project.
available, but such information becomes outdated
ui
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subsidy to private development. Creation of a TIF
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Foreclosures.
Building permit data on home improvements.
district may stimulate growth without increasing lo -
finance tools that the City may wish to consider
Assessor's data.
cal revenue needed to support the increased de -
using in the future:
Compiling this data and monitoring housing con -
Because the tax rate is
u
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ditions would provide important guidance to staff
To
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capitalize on financially successful projects, with
allows a housing and redevelopment
and policy makers. New GIS applications make it
potential ramifications for local taxpayers. There -
authority (HRA) to levy a property tax, with City
easier to collect, process, and analyze data. For
example, the Collector application facilitates col -
fore, Apple Valley will be judicious in its review and
application of TIF.
grams. The levy may not exceed 0.0144% of the
lection of field data and interfaces with standard
total market value of property in Apple Valley. His -
desktop software.
(1)
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app or another like it and training inspectors to en -
Tax abatement acts like a simpler and less pow-
erful version of tax increment financing. With TIF,
u
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ficient data management usually involves coordi-
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4
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
and administering
u)
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(EDA), or the
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through 469.1815),
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sociations in
abatement. Acting alone, the City cannot use tax
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rehabilitation
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approach determined
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spread using
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as TIF. Nonetheless, tax abatement
by the City. The fee can be collected through the
co
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housing objectives to new housing not provided by
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facilitate renovations as well as
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mprovement Areas
rolled into the home mortgage. Federal programs,
including streetscape, parking, and trails.
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to facilitate the
N
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FHA203k, can be
cn
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taxing district to make improvements in areas of
i
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ments to homes requiring significant rehabilitation
establish a housing improvement area. The pro -
u)
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owner -occupied
or comprehensive repair. The Fannie Mae Home -
cess must be initiated through petition by a simple
Sections 428A.11 through 428A.21). The housing
E.
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majority of property owners in the proposed HIA.
improvement area (HIA) is a special taxing district
Then, the City would have the ability to assign the
that can be used to finance a variety of improve -
cri
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
6. Economic Develo ment
CITY OF APPLE VALLEI' 12040 Comprehensive Plan Update
Land use planning is not sufficient to address
the economic development and redevelopment
needs of Apple Valley. In this chapter, the City
outlines strategies to create jobs; expand the
property tax base; attract and retain business-
es and industry; and enhance the image of the
community.
Since the City was incorporated in 1969, Apple
Valley has become a major hub of commercial
activity in the south metropolitan area. The City
is well served by large retailers and smaller
niche businesses that bolster community identi-
ty and add to the residents' quality of life. Apple
Valley is routinely named by Money Magazine
as one the "Best Places to Live". In 2013, it was
ranked 17 out of the 50 cities that were recog-
nized. This recognition is partially due to the vi-
brant local economy and amenities. Maintaining
a vital economy requires focused planning and
continued investment.
Apple„
6-1
Strategic Plan
There are six pillars to the economic development
plan. They are summarized below and expanded
upon at the end of the chapter.
1. Attract large employers to the Mixed
Business Campus
The main goal of Apple Valley's economic devel-
opment strategy is to increase local employment;
specifically, to increase the number of jobs that
pay well enough to sustain household. Attracting
large employers to areas adjacent to Downtown
will counter the effect of out -commuting and im-
prove the jobs/housing balance. The Twin Cities
metro is an attractive headquarters for national
and regional businesses, including hospitals and
supporting medical offices, corporate offices, and
manufacturing. With available land and a clear
vision for redeveloping the Fischer Mine into a
mixed -business campus, Apple Valley is the best
regional location for these uses. With great plac-
es to live, play, shop, and do business, Apple Val-
ley already has many qualities that are valued by
prospective employers and working families, but
more can be done to build on the city's employ-
ment potential.
2. Unify the Downtown through infra-
structure
ofra-
structure and design
The layout of Downtown is defined by large quad-
rants focused around Apple Valley's most import-
ant intersection, Cedar Avenue and County Road
42. These wide highways convey high volumes
of traffic, limiting connectivity and cohesion. The
City must respond to increasing traffic and con-
gestion in a way that strengthens connectivity and
prevents conversion to a grade separation and a
freeway -like environment. Where feasible, mul-
timodal connectivity should be enhanced across
Cedar Avenue and County Road 42; however,
some treatments may be prohibitively expensive
and/or ineffective, given Downtown's established
structure and function. Because heavy traffic lim-
its the potential for "main street" style develop-
ment on Cedar Avenue, it may be more feasible to
make improvements within the surrounding super -
blocks. Breaking up these superblocks will sup-
port redevelopment opportunities by creating flexi-
bility for a variety of smaller users to take root. The
Downtown design guidelines provide a framework
for guiding the transition of Downtown to a more
walkable, sustainable business center. Enhancing
multimodal facilities, extending the Ring Route
design concept, and developing connections be-
tween Downtown and surrounding neighborhoods
will strengthen cohesion and further develop the
identity of Downtown.
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
3. Reinvest in Downtown, adapting to
changing retail trends
The nature of American retail is changing. Thanks
largely to the rise of e-commerce, many brick -and -
mortar specialty chains, including Macy's, Best
Buy, Toys R Us, and Sears, are shuttering. While
a pattern of extensive commercial value decline
is not evident in Apple Valley, some properties
are vacant or underperforming. Others can be ex-
pected to become obsolete over the next 20 years
without a strategy to redevelop/repurpose them.
Revitalization will run the gamut from adaptive re-
AppValley
423*
6-2
use of serviceable structures, to larger -scale reha-
bilitation and redevelopment. The City prefers to
implement market-based solutions when possible.
In some cases, the City will leverage tax incentive
policies, such as tax increment financing (TIF), to
prepare sites for redevelopment and attract ad-
ditional investment from the private and public
sectors. Development and redevelopment will be
guided by enduring partnerships between the City,
private business, and other stakeholders.
4. Develop connections within the Twin
Cities metro and beyond
To succeed in a globalized economy, Apple Val-
ley must enhance and maintain connections to the
Twin Cities metro and beyond. Some connections
are physical. Others are social, economic, finan-
cial, or digital. In a digital society, most communi-
cation relies on fiber optics, satellite, and wireless
systems. Global enterprise is data -driven, and the
amounts of data which are created, processed,
and consumed grow every day. As more data is
produced, processed, and shared, Apple Valley
must continue to expand its digital communication
networks. Likewise, it is essential to maintain and
expand transportation connections. Apple Valley
benefits from its regional highway location. The
extension of the Red Line bus rapid -transit (BRT),
with service to the Mall of America and other re-
gional destinations, is a key catalyst for econom-
ic development in and around the Cedar Avenue
corridor. Leveraging and expanding these and
other networks will make the City more profitable
and create new value that will retain our competi-
tiveness in the region and the world.
0. Support STEM -related businesses
and workforce development
Traditional retail development — national chains
and local businesses — will be only one part of the
business community profile of the future. In the
knowledge economy, the City will need to lead and
attract new business investment that advances the
themes of science, technology, engineering, and
math (STEM disciplines). These professional dis-
ciplines provide good incomes, which is a key part
of Apple Valley's overall economic development
strategy. Apple Valley is committed to supporting
STEM initiatives through business development,
financial investment, education, and workforce
training.
CITY OF APPLE VALLA 12040 Comprehensive Plan Update
6. Develop economic resilience
The economic strength of Apple Valley is derived
from its connections to regional, national, and
global economies. When conditions in these econ-
omies change, the City is affected. The last reces-
sion is a prime example. Developing resilience will
help Apple Valley withstand future shocks to the
local economy. Apple Valley can build resilience
by implementing policy initiatives that diversify lo-
cal industry, increase access to local employment,
reduce reliance on long-distance car travel, and
develop the ability of workers to adapt to changing
economic conditions. Another strategy, discussed
above, is to expand and diversify the infrastructure
which supports economic function, including ener-
gy systems, broadband networks, and high-quality
housing.
Regional Economy
Economic development does not happen in a vac-
uum. Apple Valley is part of a thriving, broad-based
regional economy. Understanding regional indus-
try strengths will help the City narrow its economic
development strategies, target investments, and
position itself as a favorable partner with key ac-
tors in regional industry.
The U.S. Cluster Mapping Project identifies con-
centrations of related industries within the Twin
Cities Metropolitan Statistical Area and Dakota
County. Cluster industries are linked through sup-
ply/production chains, supporting institutions, and
Apple„
6-3
positive economic spillover effects. Several clus-
ters in the Twin Cities Metro (MSP) have expand-
ed employment in the last two decades, including
Business Services; Education and Knowledge
Creation; Distribution and Electronic Commerce;
Marketing, Design, and Publishing; Performing
Arts; Biopharmaceuticals; Oil and Gas Production
and Transportation; and Medical Devices. These
clusters are traded, meaning they primarily pro-
duce goods and services for export. Developing
traded clusters is important because they often
support higher wages and they induce economic
growth in other industries.
The largest cluster is Business Services, with
more than 200,000 employees. The Twin Cities
metro has the largest concentration of corporate
headquarters per capita in the United States. The
strongest cluster is Medical Devices, which ranks
third in the nation compared to similar metros.
This cluster is powered by companies such as
Medtronic, Boston Scientific, and 3M.
Figure 6.1 provides depicts cluster linkages in the
Twin Cities metro. The strength of each industry
is determined by its location quotient, a which is a
measure of local employment/production relative
to the national average. All industries identified in
green have a location quotient greater than 1.0,
indicating that they have a relatively stronger pres-
ence in the Twin Cities than elsewhere in the Unit-
ed States. The strongest industries are identified
in dark green.
Table 6.1 provides more in-depth information
about employment, wages, and subcluster linkag-
es. Most of these clusters saw expanded employ-
ment from 1998-2015.
The U.S. Cluster Mapping Project also provides
county -level data. The strongest clusters in Dako-
ta County largely mirror those for the broader re-
gion. Other key traded clusters in Dakota County
include transportation and the aerospace vehicles
and defense cluster. More data describing county
and regional clusters is available at www.cluster-
mapping. us.
Economic development activities should dove-
tail with regional strengths, such as Business
Services, Medical Devices, and other cluster
industries.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Apple„
6-4
Figure 6.1
Cluster Speciallz3tIon
• Strong clusteis above 917th
percentile specialization
▪ Strong cluster above 75th
percentile specialization
▪ Other specialized clusters
(Lo 1.0)
- BCR >= 95th pctile &
RI ›_ 20%
- BCR 9:0 -94th pctil€i
& RI >_ 20%
— - Next closest c Juste rs
not meeting above
criteria
Cluster Linkages and Economic Diversification
Minneapolis, MN Metropolitan Area, 2015
it
Video
Performin +� Prod uclribM
Aril \
(rnmunicaiiori
Nom—re—la!
Mining
Wood
P rod ucis
V u!can ized
Male rats
AgrihuHure
Fishing
L iueslock
Wad e r
Transpo ri
Aerospace &
D$fe nae
Cor.s1ruc11on
r,rlusic
Downsl ream
Meiaks
Upsl ream
Mauls
Transporis.lion
Doyens! ream
Chemicals
Markel ing
Ups! ream
Chemicals
lin Insurance
Er lrOnmemall
Se rtrimae
y
Tra.ile re &
App ha. nces
Financial
I, Services
Business
Se rvices
P rini ing
Leal her
Products
Food
P rcce.ing
Paper$
Packag ing
Apparel
Te ilea
Footwear
Cluster industries support and are supported through cross -sector linkages. The strongest industries are identified in green. Source: US Cluster Mapping Project, www.clustermapping.us.
CITY OF APPLE VALLE 12040 Comprehensive Plan Update
Apple„
6-5
Table 6.1 - Cluster
industries in the
MSP metro
'ank relativ-.
to similar
metros
Employs
ment
(2015) :.
12,004
:vera N
Wag,
(201
$77,247
Subclusters
Optical Instruments and Opthalmic Goods, Surgi-
cal and Dental Instruments and Supplies
Medical Devices
Printing Services
- -
15,670
$55,815
Printing Services and Support Activities, Printing
Inputs, Greeting Card Printing and Publishing
Information Technol-
ogy and Analytical
Instruments
7
35,899
$86,764
Electronic Components, Computers, Semicon -
ductors, Software Publishers, Software Repro-
ducing, Process and Laboratory Instruments,
Medical Apparatus, Audio and Visual Equipment
Insurance Services
8
34,971
$98,719
Insurance Related Services, Insurance Carriers,
Reinsurance Carriers
Marketing, Design,
and Publishing
10
29,727
$65,34
Advertising Related Services, Other Marketing
Related Services, Design Services, Publishing
Business Services
11
207,480
$93,229
Corporate Headquarters, Consulting Services,
Business Support Services, Computer Services,
Engineering Services, Architectural and Drafting
Services
Distribution and Elec-
tronic Commerce
12
89,550
$83,359
`wholesale, warehousing, and distribution of
various goods.
Financial Services
12
35,402
$119,376
Financial Investment Activities, Credit Interme-
diction, Credit Bureaus, Monetary Authorities
(Central Bank, Securities Brokers, and Exchang-
es)
Biopharmaceuticals
20
2,304
$79,051
Biopharmaceutical Products, Diagnostic Sub-
stances, Biological Products
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
City Resources
A healthy municipal economy has several compo-
nents. The following components can be viewed
as integrated resources which the City will seek
to retain, expand, or enhance over the life of this
plan:
• Property tax base
• Local job opportunities
• Workforce potential
• Development/redevelopment potential
• Community image and identity
The following section explores each of these re-
sources as they relate to the Comprehensive Plan.
The role of the City is to foster new development
and retention of business activity to provide em-
ployment opportunities and support a strong tax
base.
Apple
6-6
Property Tax Base
Under the current system of local government fi-
nance, property taxes are the largest source of
revenue. For this reason, the creation of a new tax
base is an important focus of community develop-
ment policies.
Components of Property Valuation
Effective strategies to promote the growth of the
tax base requires a clear understanding of the
property tax system. There are three components
of property tax valuation that influence the amount
of property taxes paid. The foundation of the prop-
erty tax system is Estimated Market Value. This
amount is the assessed value of a parcel of prop-
erty. In some circumstances, the State Legislature
limits the amount of Estimated Market Value that
can be used for taxation. These adjustments result
in the Taxable Market Value. Tax Capacity Value is
a percentage of Taxable Market Value. The per-
centage factors are set by the State Legislature
and vary by class of property.
Figure 6.2 - Taxable Market Value
$6,000,000,000
$5,000,000,000
$4,000,000,000
$3,000,000,000
$2,000,000,000
$1,000,000,000
$0
2014 2015 2016 2017 2018
• All Other
• Industrial
Apartments
Commercial
Residential
Figure 6.3 - Sources of Change in Property Valuation
12040 Comprehensive Plan Update
$450,000,000
$400,000,000
$350,000,000
$300,000,000
$250,000,000
$200,000,000
$150,000,000
$100,000,000
$50,000,000
$0
2014
2015 2016
New Construction Appreciation
1
2017 2018
Apple„
6-7
Valuation Trends
Understanding how Apple Valley's tax base has
changed in recent years provides useful guidance
in planning for the future. The chart in Figure 6.2
shows the components and growth of taxable
market value of property in Apple Valley over the
past five years. (The years in Figure 6.2 refer to
the year of assessment. Values for 2018 are pre-
liminary.) This chart illustrates several important
points about Apple Valley's property tax base:
• Housing creates the greatest amount of tax
base. In 2017, residential property made up
89% of the total taxable value of Apple Valley.
Apartments added 9% of total value.
• The residential share has increased slightly
over the past 10 years. In 2008, the residential
property accounted for 84% of the tax base,
with apartments contributing 4% of total value.
• Industrial property represents less than 1% of
all taxable value.
• The total tax base grew by 33% from 2014 to
2018. Approximately 21% of this growth came
from value added by new construction. The
appreciation of existing properties contributed
to the bulk of new value.
These trends point to the importance of using the
Comprehensive Plan to guide the expansion and
diversification of the tax base and to promote the
maintenance of existing property.
Local J
The creation and retention of jobs is an important
community development objective for Apple Val-
ley. Jobs attract residents to the community. Jobs
provide the income needed to support local busi-
ness and government services. Retention of busi-
nesses promote community stability by keeping
jobs and residents in Apple Valley.
The Community Context chapter of the Compre-
hensive Plan makes some important observations
about employment in Apple Valley:
• 18% of Apple Valley jobs are filled by workers
who live in Apple Valley. (On the Map, 2014)
• 11% of working Apple Valley residents have
jobs in the city. (On the Map, 2014)
• 40% of workers traveled to places of employ-
ment outside of Dakota County. (On the Map,
2014)
• The largest employment sectors are retail
trade (22%), education (17%), accommoda-
tion and food services (14%), and health care
and social assistance (12%). (Quarterly Cen-
sus of Employment and Wages)
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
Apple„
6-8
Figure 6.4 - Average Weekly Wage (All Industries)
$780
$760
$740
t' $720
z
Z. $700
o $680
$660
0)
g $640
\\
$620
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016
(Actual Wage — Inflation Adjusted (2016)
Figure 6.5 - Apple Valley Jobs Growth
15,500
15,000
14,500
0
.' 14, 000
13,500
13,000
12,500
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016
Annual Employment (4 -quarter average) Jobs/Household Ratio
0.78
0.77
0.76
0.75
0.74
0.73
0.72
0.71
0.70
0.69
Jobs/Household Ratio
12040 Comprehensive Plan Update
The Minnesota Department of Employment and
Economic Development (DEED) publishes a
Quarterly Census of Employment and Wages
(QCEW). The QCEW covers all establishments
reporting wage and employment to the state under
the Unemployment Insurance System.
Figure 6.4 depicts wage trends in Apple Valley for
2007 to 2016. While actual incomes are increas-
ing, real incomes (inflation-adjusted incomes) gen-
erally have not increased over the 10 -year period.
Wage stagnation from 2010 to 2014 is attributed to
the national recession.
Figure 6.5 depicts jobs trends from 2007 to 2016.
Apple Valley added more than 1,700 jobs in that
period, with most of this growth occurring during
the recovery from the recession (2011 to 2016.)
The rate of job growth has exceeded population
growth. In 2007 the jobs/household ratio was 0.72.
By 2016 the jobs household ratio was 0.77. This
data shows that Apple Valley's employment base
is slowly expanding.
Even as the number of workers has increased,
the number of business establishments has de-
creased. The QCEW reported 970 business es-
tablishments in 2007 and 899 establishments in
2016. The economic downturn likely forced the
closure and consolidation of some businesses,
with some unemployed workers shifting to other
establishments.
It is useful to compare economic trends for Apple
Valley with other Dakota County cities. Figure 6.6
Apple
6-9
compares trends for wages, employment, and the
number of establishments in Apple Valley with four
adjacent cities. The data represent the four -quar-
ter average for 2016.
Burnsville and Eagan have a competitive advan-
tage in terms of jobs and wages. The average
wage in these cities is 50-60 percent higher than
the average wage in Apple Valley. Higher wages
are correlated with higher jobs/housing ratios. In
Eagan there are 2.14 jobs for every household.
In Burnsville there are 1.38 jobs per household.
Apple Valley has the lowest jobs/household ratio
of the five cities included in Figure 6.5.
Apple Valley's employment base is slowly ex-
panding, but remains smaller than those of
several neighboring communities.
Figure 6.6 - Dakota County Wage and Employment Comparisons
2,500
vi 2,000
a)
E
tts
.�^
u▪ ,
W
O 1, 000
a,
E
z 500
1,500
0
899
$762
1,069
$850
$1,197
388
Apple Valley Lakeville Rosemount
Wage Establishments
1,913
$963
2,073
$1,15
1
Burnsville Eagan
Employment
2.50
2.00
1.50
1.00
0.50
0.00
Jobs per Household
Jobs/Housing Balance
A key consideration in the planning process is
seeking a balance of jobs and housing in Apple
Valley. This balance is both in terms of the number
of jobs relative to the number of households, as
well as the type of jobs relative to the education
and interests of Apple Valley residents. Locating a
wide range of housing close to employment may
shorten commuting distances. High vehicle -miles
traveled produces highway congestion and air
pollution, reduces pavement life, and diminishes
leisure time.
A standard measure of jobs -housing balance is
the ratio of jobs to housing units. (This measure
is similar as the ratio of jobs to households.) The
American Planning Association recommends a ra-
tio of 1.3 to 1.7. However, in metropolitan areas
where jobs are more regionally allocated, cities
demonstrate a range of jobs -housing ratios (See
Figure 6.6). From a regional perspective, the high
degree of variance indicates that some commu-
nities have less than the ideal number of jobs
given their number of households, while others
have higher employment. This is more a region-
al issue than a local one — many communities
have an imbalanced supply of housing and jobs.
These imbalances should be addressed through
12040 Comprehensive Plan Update
Apple„
6-10
comprehensive housing policy and transportation
planning, as well as economic policy.
The Metropolitan Council projects 17,100 jobs and
24,900 households in 2040, for a jobs/household
ratio of 0.69. This projection would be a reversal of
current trends, which show improving jobs/hous-
ing balance. With the addition of a job center in
the mixed business campus area, Apple Valley is
targeting a higher jobs goal — 19,000 jobs — for
2040. This goal reflects the Vision for Apple Valley
that seeks to create more local jobs and more jobs
with wages capable of sustaining a family.
Apple Valley seeks to expand job opportuni-
ties, prioritizing jobs which pay wages capable
of sustaining a family.
Commuting Costs
The jobs/housing relationship directly impacts
quality -of -life. After housing, transportation is
the largest cost for most households. The Hous-
ing and Transportation (H + T) Index provides a
snapshot of these effects for Apple Valley (www.
htaindex.cnt.org). On average, Apple Valley
households spend 27 percent of their income on
housing and 20 percent of their income on trans-
portation. For comparison, Lakeville households
spend 53 percent of their income on housing and
transportation, while Burnsville households spend
only 43 percent of their income on these costs.
In 2016, the average expenditure on transporta-
tion in Apple Valley was $13,594 per household.
This figure includes the average expenditures for
auto ownership (car payments, maintenance, in-
surance, registration, etc.), fuel, and transit. With
a heavy emphasis on employment in the future
land use plan, Apple Valley is seeking to increase
its jobs -housing ratio. Increasing access to local
jobs, along with dedicated improvements to mul-
timodal transportation, will improve quality -of -life,
resilience, and local spending power.
Figure 6.7 - Apple Valley Housing and Transpor-
tation Costs
Housing Transportation Remaining Income
Source: Housing and Transportation Affordability Index (H+T);
htaindex.cnt.org
CITY OF APPLE VALLE 1 2040 Comprehensive Plan Update
Development Potential
Apple Valley's low ratio of jobs to households is
not ideal, but it does indicate that there is a ready
supply of workers and consumers for expanding
markets. With a sizeable population, a large trade
area, and a large site prioritized for mixed busi-
ness and health care services, Apple Valley is an
ideal location for major medical groups which de-
sire to have offices close to their customers. There
are successful hospitals in other suburban com-
munities such as Maple Grove and Woodbury, but
unlike Apple Valley, neither of these communities
is located within 15 minutes of the international
airport or the Mall of America. To maximize this po-
tential, the City may need to leverage its financial
resources and increase regulatory flexibility in pur-
suing job creation and higher -value development.
For example, the City will likely need to offer finan-
cial incentives, such as tax increment financing, in
order to facilitate development for Orchard Place.
With its sizeable population, large trade area,
robust highway system, and Orchard Place
Master Plan, Apple Valley is the ideal location
for a medical hub in the south metro.
Redevelopment Potential
The City continues to support and encourage the
redevelopment of underutilized sites. Redevel-
opment is largely a market-driven process. The
overall building supply is physically sound and
42.
AppVa��ey
6-11
economically viable at this time. In the short-term,
the market may bypass the area needing rede-
velopment. However, there are some vacant and
underutilized commercial/industrial sites with the
opportunity for reuse, and the market will grow as
original structures continue to age and other pre-
ferred growth sites are used up.
The Comprehensive Plan does not identify spe-
cific parcels for redevelopment. However, rede-
velopment and adaptive reuse will be encouraged
within the Downtown over the life of this plan. The
level of City involvement in the redevelopment pro-
cess will depend on the level of opportunity/need,
available capital, the role of private investment,
and the City's ability to acquire available proper-
ties or otherwise influence redevelopment through
public-private partnerships. Most previous rede-
velopment has been on single or small groups of
parcels. The City may find the need to consider a
change to a broader area where necessary.
Table 6.2 summarizes some of the pros and cons
of redevelopment versus greenfield development.
Table 6.2: Redevelopment Considerations (Pros and Cons)
Redevelopment Pros Redevelopment Cons
Keeping existing land uses viable helps sustain neighbor -
hood property values. Physically or functionally obsolete
buildings can produce a cycle of disinvestment. Redeye
opment generally improves community aesthetic.
Older sites face the need for environmental remediation.
Old buildings may have asbestos or other hazardous ma-
terials that require special treatment. Certain commercial
and industrial businesses may have allowed pollutants to
enter the soil.
Adapting/expanding existing roads and utilities can po-
tentially be more cost-effective than new constructi6ii.
Redevelopment sites may have greater site preparation
costs, such as demolition, regrading, and environmental
review.
Adapting or replacing older buildings and infrastructure
provides an opportunity to improve energy efficiency ano
upgrade roads and utilities.
Redevelopment often requires the assembly or division
of existing parcels, involving multiple property owners
with individual interests.
By repurposing sites, redevelopment conserves land
resources for other uses.
Existing structures and infrastructure may limit flexibility
to repurpose the site.
Increased density at key Downtown nodes supports cow-
munity objectives for economic development, transporta-
tion, and land use.
Elevated property values may exacerbate housing
affordability problems, increasing burden on low-income
groups.
Some successful examples of recent market-driv-
en redevelopment include:
• Fischer Market Place (northeast corner of
Galaxie Avenue and County Road 42) was
developed on a reclaimed gravel mine.
• The Cobblestone Lake development (north-
west corner of County Road 46 and Diamond
Path) was developed on a reclaimed gravel
mine.
• The Apple Valley Chrysler site (southwest
quadrant of Galaxie Avenue and County Road
42) was replaced with a CVS Pharmacy and
M&I Bank.
• Cedar Marketplace (northeast quadrant of Ce-
dar Avenue and 147th Street) took the place
of a nursery.
• LA Fitness (northwest corner of Galaxie Ave-
nue and 152nd Street) was a former used car
sales lot.
• The Apple Valley Transit Station (northeast
corner of Cedar Avenue and 155th Street) was
the site of a former large general retail store.
Workforce Potential
Business development and retention is one piece
of the economic development strategy, which fo-
cuses on increasing the supply of well -paying jobs
in the community. Those jobs must be filled by a
skilled and talented workforce. Apple Valley can
develop its workforce by strengthening its skills
and expanding the labor pool through the attrac-
tion and retention of talented workers. Workforce
development is often facilitated through public-pri-
1 2040 Comprehensive Plan Update
Apple„
6-12
vate initiative. A good example is Uponor, one of
the largest employers in the city. Starting wage at
Uponor is $17/hour; average hourly wage is $33.
The company employs 650 workers, having dou-
bled its staff in the last few years. This expansion
was partially enabled by an apprenticeship pro-
gram designed to recruit, train, and retain main-
tenance technicians, addressing the shortage of
skilled labor in a competitive economic environ-
ment. The program was created through a part-
nership with the State
One of the largest employers in Apple Valley, Uponor partnered
with State and local organizations to develop its apprenticeship
program. The 2017 Minnesota Manufacturing Awards recognized
the business as best in class.
This example of workforce development used
a supply -based strategy — it created a supply of
readymade workers to match a skillset in demand.
Demand -based approaches to economic develop-
ment are also beneficial. For example, in addition
to recruiting and training labor to match them to
existing jobs or anticipated jobs, Apple Valley can
improve local workforce retention by targeting in-
dustries that match the skills and abilities of its ex-
isting workforce. A large percentage of educated
workers leave the city for work each day because
the employment opportunities in Apple Valley don't
match their skillset. Recruiting new industry and
services would help satisfy this potential. Periodic
surveys of local businesses and workers can help
the City better understand local worker skillsets
and industry needs.
Image/Identity
The image and identity of Apple Valley are small
but important elements of economic development.
An identifiable positive image can help Apple Val-
ley attract residents, businesses, and visitors in
a competitive marketplace. Distinctive signs and
entry monuments signal to people that they have
entered Apple Valley. Entry markers improve com-
munity name recognition, send a welcoming mes-
sage, and offer an indication of community pride.
Signage can also be used to identify commercial
districts and neighborhoods. Subdivisions and
shopping centers frequently use signs to create
place recognition. The City uses consistent sig-
nage to identify parks and trails. The City has also
used corner monuments and enhanced street-
scaping to help identify the Ring Route. These
features will be extended to the expanded Ring
Route. The Ring Route shows a recognition of the
importance of public actions to create community
identity. The distinctive streetscape improvements
help define Downtown. The City will continue to
enhance the Ring Route monuments and street-
scape and will keep them in scale with the higher
density development that is sought for Downtown.
The City has committed to a vision of promoting
mixed-use development in the Central Village
area of Downtown. Furthermore, development of
the area's image is necessary to help achieve a
unique identify for this area.
Investments in image and identity are small pieces
in a broader puzzle of promoting Apple Valley to
businesses and residents. The City will continue
to work to create a positive and memorable image
of Apple Valley.
CITY OF APPLE VALLE 12040 Comprehensive Plan Update
42*
Apple
6-13
Image is a key component of the economic development strategy.
Enhanced streetscaping, monuments, and signage help create a
sense of place and distinguish important nodes and corridors.
Goals and Policies
Economic Development Goals
• Activate the Comprehensive Plan to ensure
that Apple Valley has an appropriate mix of
development types and an adequate supply
of land to secure new business investments
consistent with the city's vision.
• Retain current businesses and assist compa-
nies with expansion where appropriate.
• Attract new employers which pay above the
area's median income.
• Maintain and improve the infrastructure sys-
tem (transportation, utilities and telecommu-
nications) to meet the needs of current busi-
nesses and facilitate future growth.
nIT\/ f\1
• Maintain a labor force that fulfills the needs of
business and industry and supports business
development.
• Provide a balanced supply of housing oppor-
tunities that meets the needs of current and
prospective workers, from affordable rental
units to high-end housing.
• Continue to build strong working relationships
with the Apple Valley Chamber of Commerce,
Dakota County Community Development
Agency, Dakota Future and other entities with
shared interest in economic development and
redevelopment.
• Work with property owners to address unique
development challenges including the main-
tenance, revitalization, and redevelopment of
existing buildings and parking lots.
• Take advantage of opportunities to use public
improvements and private development to en-
hance the image and identity of Apple Valley.
• Foster private investment and economic activ-
ity that supports sustainability and resiliency
objectives.
• Support development of regional industry
clusters with a focus on Apple Valley.
• Develop the mixed business campus on Or-
chard Place to improve the jobs/housing bal-
ance.
• Take advantage of the mixed business cam-
pus on Orchard Place to demonstrate energy
12040 Comprehensive Plan Update
efficiency objectives by incorporating renew-
able/local energy sources, such as solar or
biomass.
Economic Development Policies
The City seeks to achieve its economic develop-
ment goals through application of the following
policies:
• Actively investigate and pursue opportunities
to attract a hospital and other medical and
health care businesses to Apple Valley.
• Actively investigate and pursue opportunities
to attract businesses that create jobs with in-
comes that can sustain a family.
• Work to attract businesses that will bring
high-quality development, expansion of the
property tax base, and will fit into the overall
market desires and land use plan of Apple Val-
ley.
• Periodically review and amend if necessary
the Comprehensive Plan to ensure that an
adequate allocation of land resources are
planned for employment -producing develop-
ment and that those designations can be sup-
ported by the marketplace.
• Encourage and facilitate infill commercial, in-
dustrial, and retail development on remaining
vacant parcels to ensure maximum efficiency
of land use.
• Encourage and facilitate redevelopment of un-
Apple„
6-14
derutilized or distressed properties into viable
commercial, industrial, or retail developments
by working with property owners and interest-
ed developers.
• Create a medical campus district to encour-
age and facilitate development of medically
related uses in certain areas.
• Work with local businesses and industries to
ensure needs for expansion and development
are adequately met and maintain an open line
of communication with the business commu-
nity.
• Work with local businesses, Dakota County,
and the Minnesota Transit Authority to provide
transit services that support the economic de-
velopment goals of Apple Valley.
• Encourage and promote the development of
advanced, state-of-the-art telecommunication
technology to and within Apple Valley.
• Work with service providers to ensure ade-
quate supplies and reliable distribution sys-
tems for electricity and natural gas.
• Pursue ways to streamline the development
approval process, while still maintaining high
quality development standards.
• Review new and innovative economic devel-
opment incentives for application in Apple Val-
ley.
Implementation
Figure 6.8 shows the overall structure of the Eco-
nomic Development Strategy. The top of the pyra-
mid represents the highest achievements sought.
The base of the pyramid represents the founda-
tional work that is needed to succeed. Much of this
work, such as developing municipal networks and
evaluating resources, is a recursive part of the eco-
nomic development process. Other items, such as
updating City policy or a Downtown Master Plan,
require greater effort, but would likely have to be
addressed only once during the 20 -year planning
horizon. The highest goal is to attract new busi-
ness and industry to Orchard Place and Down-
town. However, Apple Valley recognizes that the
framework for sustainable growth emerges from
within. Retaining existing businesses and work-
force talent is vital to demonstrate local potential
to prospective employers. Developing within es-
tablished and emerging clusters will help solidify
the economic base.
CITY OF APPLE VALLEI' 12040 Comprehensive Plan Update
42*
Apple
6-15
Figure 6.8: Economic Development Strategy
Evaluate
Coordinate
Promote
Prepare
Grow
Attract large
specialty user
Retain and expand
existing businesses
and workforce
Incentivize private investment
Market opportunities for
development and redevelopment
Provide connective infrastructure to
support economic activity
Update master plans for Orchard Place and Downtown
Define supportive ordinances and guidelines for
land use, design, and economic development
Assess market trends, local data, municipal
resources, and development opportunities
Develop soft capital; build partnerships with regional developers, businesses, and institutions
'xtending the Strategic Plan
This chapter introduced six core strategies for
economic development. To summarize, they are:
• Attract large employers
• Unify the Downtown
• Reinvest in Downtown
• Develop connections within the Twin
metro and beyond
1. Attract large employers primarily in the
designated Mixed Business Campus area
The biggest economic challenge for Apple Valley
is to increase the number of local jobs — specifical-
ly, to improve the jobs/household ratio. It is not un-
common for a metropolitan economy to produce
clusters of employment that benefit some com-
munities more than others, especially in suburban
areas, resulting in a regional jobs/housing imbal-
ance and complex commuting patterns. Because
there are regional forces at work, Apple Valley will
benefit through intergovernmental collaboration
as much as through competition with other com-
munities.
The economic potential of development pro-
posals must be evaluated based on the num-
ber of jobs that businesses create and the
wages they provide.
Potential economic development opportunities
must be evaluated based on the number of jobs
they create — both directly and indirectly — and the
wages they provide. The amount of public incen-
tives, if they are used to attract new employers
Cities or retain existing employers, should reflect these
factors. The City will target employers which pay
above area median income, especially business-
es that are compatible with existing industry clus-
ters or which represent emerging technologies.
• Support STEM -related businesses and work-
force development
• Develop economic resilience
The following material expands on these themes.
In the near-term, the City will work to develop re -
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Apple„
6-16
lationships with commercial, office, and industry
partners in the community. Conducting periodic
meetings with the largest employers will help the
City identify opportunities and threats to its exist-
ing jobs base and develop local partnerships. This
will help the City improve educational programs,
such as that used by Uponor, to meet industry
needs. Another strategy is to expand local employ-
ment data, and the application of data, to monitor
and communicate characteristics of the municipal
workforce and local employers. The QCEW pro-
vides detailed data regarding the types of jobs that
are located within a geography, but not the jobs
which are held by the population of that geogra-
phy. A survey of residents would give the City a
clearer picture of workforce skills and help the City
track employment characteristics. It could also be
used to demonstrate local demand for certain in-
dustries and cultivate jobs training programs.
Orchard Place
The long-term goal is to develop Orchard Place
as a mixed -business employment center. The City
will continue to develop ancillary amenities that
are attractive to businesses. Strong systems of
trails, transit, and parks provide a solid foundation
from which to build. The Orchard Place master
plan encapsulates this strategy by guiding ample
acreages for open space, water features, and pe-
destrian connections, supported by a network of
great streets. Careful attention to preliminary de-
sign and promotion of the plan will attract a large
specialty business to the site. This business will
anchor the development and attract supportive
businesses.
The Orchard Place concept plan guides approxi-
mately 165 acres for the Mixed Business Campus
and 40 acres for supportive commercial. These
figures do not include acreage that is designated
for rights-of-way, open space, or ponds. Based
on historical development within the Metropolitan
area, it is suggested that at least 40 acres of the
Mixed Business Campus be considered for a hos-
pital and medical office area. The Orchard Place
concept plan guides approximately 50 acres for a
medical corporate campus located in the north-
east quadrant of Johnny Cake Ridge Road and
155th Parkway. Adjacent tracts are illustrated for
potential medical -related uses, office, hotel, and
commercial/industrial.
Utilizing FAR to guide development and model
development intensity
One guiding principle for development intensity is
floor area ratio (FAR). Floor -area ratio guides in-
tensity by limiting the amount of total floor space
in all buildings on a given site to a specified frac-
tion of the buildable area. Within these parame-
ters, developers maintain some flexibility to adjust
building height and bulk (Figure 6.9). Intensity in-
creases with more building space and higher FAR.
12040 Comprehensive Plan Update
Figure 6.9: FAR graphic
0.5 FAR
Floor Area Ratio
1 Story 2 Stories
1.0 FAR
1 Story
2.0 FAR
2 Stories
2 Stories 4 Stories
Entire Lot Area Half Lot Area
Quarter Lot Area
FAR standards regulate density while giving developers greater de-
sign flexibility. The City's FAR guidelines help it project employment
density, assess site impacts, and address traffic needs for future
development.
Employment potential is correlated to FAR, since
jobs are traditionally measured as the number of
employees per unit building area. The conceptual
plan for Orchard Place includes a range of FAR
goals for each land use. Table 6.2 summarizes
these goals.
Table 6.2: FAR goals for Orchard Place
Use
FAR Range
Corporate Campus
0.25 to 0.35
Medical
0.25 to 0.40
Office
0.25 to 0.35
Industrial
0.30 to 0.45
Commercial Retail
0.18 to 0.30
Hotel
0.35 to 0.50
As of March
Place retains flexibility for further refinement. The
precise acreage for each use and the intensity of
development will be further evaluated in cooper -
2017, the concept plan for Orchard
AppVa��ey
6-17
ation with the land owner and the project devel-
oper. In the meantime, these numbers are useful
for conceptualizing a range of intensity scenar-
ios, refining economic development objectives,
and developing an understanding of likely traffic
impacts and utility needs. If, for example, a 50 -
acre corporate campus were constructed to 0.35
FAR, there would be 17.5 acres of floor space, or
approximately 762,300 square feet. A typical hos-
pital might staff 2.6 employees per 1,000 square
feet. Thus, a 50 -acre hospital site might support
a staff of roughly 1,980 employees. As actual de-
velopment potential is determined, Apple Valley
can adjust its FAR and/or acreage assumptions
accordingly to promote the most efficient use of
the Fischer site.
The Metropolitan Council projects 17,100 jobs in
2040, with only 1,300 additional jobs from 2020
to 2040. This forecast may prove to be an under-
estimate of both need and opportunity. Instead,
Apple Valley would like to increase employment
to 19,000 jobs by 2040. It is estimated that the
Mixed Business Campus yields about 75 per-
cent of the growth in jobs. Upon completion of the
Mixed Business Campus, about 25 percent of all
jobs in the city would be located there. Implement-
ing the FAR framework will help the City achieve
the desired development intensity — and associ-
ated employment growth — for Orchard Place and
other sites. If a portion of the site is developed at
lower -than -average FAR, then the City knows that
the remaining space must be developed at a high-
er intensity to produce the desired jobs outcome.
The present marketplace readily builds at .25 to
.30 FAR. Building at higher intensities may require
the application of financial incentives and/or mod-
ifications to City code.
2. Unify Downtown by taking advantage of fu-
ture redevelopment opportunities, using Ce-
dar Avenue and County Road 42 and transit
system improvements as catalysts.
Downtown is the engine of Apple Valley's econo-
my. Improvements that unify Downtown, support
development intensity, and enhance connectivity
will improve economic potential. Future redevel-
opment opportunities can be supported by tran-
sit and other transportation improvements in the
Cedar Avenue corridor and the County Road 42
corridor. The CedarAvenue Transitway Implemen-
tation Plan guides improvements to the Red Line
from 2010 to 2040, with five stages for develop-
ment. Stage 1 was completed in 2013 when BRT
service was extended on TH 77/Cedar Avenue,
connecting Apple Valley to the Mall of America
transit station. Stage 2 is programmed for 2015-
2020 and calls for expansion of the Apple Valley
transit station and bicycle and pedestrian improve-
ments. Stage 3 is programmed for 2020-2025,
and calls for new a station at Palomino Drive with
potential park and ride expansion. Stages 4 and 5
are scheduled for completion by 2040, with exten-
sion to Lakeville.
The City is targeting land use and transportation
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
improvements that unify the Downtown and mit-
igate the barriers presented by Cedar Avenue
and County Road 42. Enhanced pedestrian con-
nections across these thoroughfares, coupled
with stronger connections to transit, will serve this
goal. The addition of bus rapid transit to the trans-
portation network has already supported several
development projects in the Cedar Avenue tran-
sitway. However, significant opportunities remain,
especially in the four major quadrants surround-
ing the intersection of Cedar Avenue and Coun-
ty Road 42. Momentum from transit -supportive
development and the extension of the Red Line
south to Lakeville will eventually influence these
superblocks as well.
Lid Concept
A 2008 study of transit -oriented development in-
troduced a "lid" concept for the intersection of the
Cedar Avenue and County Road 42 (See Chapter
3). The concept envisions that a short segment of
Cedar Avenue is depressed at County Road 42,
a "lid" is added over the intersection, and within a
quarter mile of that intersection, the four quadrants
of the Downtown are connected with an at -grade
"Cedar Green". This idea would unify the Down-
town, but it could also be prohibitively expensive.
Further, it would not be practical to impose a sub-
stantial, grade -separated pedestrian improvement
at the intersection before improvements are made
to improve walkability and pedestrian access to the
surrounding superblocks. First, the superblocks
Apple„
6-18
should be broken up by adapting the street sys-
tem, with some redevelopment/infill taking place.
Then, if these areas have been infused with new
activity and investment, a capstone improvement
such as the "lid" could potentially be justifiable.
Downtown Plan
A structured plan is critical to achieve unified de-
velopment. Updating the downtown master plan
would help coordinate Downtown's transition
with integrated development and infrastructure
improvements. This plan would expand on the
Downtown Design guidelines and other concepts
presented here, and would bring key landowners
in the Cedar Ave/County Road 42 corridors, po-
tential developers, and other stakeholders to the
table.
A cohesive Downtown Master Plan is a critical
tool for guiding transition in a unified manner.
3. Reinvest in Downtown, adapting to chang-
ing retail trends
For several years, the City has prioritized posi-
tive relationship -building with businesses and has
selectively used financial loan products, tax -in-
crement and revenue bond resources to support
new development. This will continue and intensi-
fy as the competition for development increases
and various financial arrangements are needed to
close financial gaps in the development process.
Some strategies include:
• Financial incentives such as grants, loans,
and regional investment funds, often in part-
nership with other agencies such as the State
of Minnesota and the Dakota County Commu-
nity Development Agency.
• Continue the robust working relationship with
the Apple Valley Chamber of Commerce.
• Provide support to small businesses, entre-
preneurs, and new entrants in the market-
place with the creation of business plans and
marketing plans. Dakota County Community
Technical College and the Metropolitan Con-
sortium of Community Developers are exam-
ples of supporting partners, along with the
City.
• Local tax incentives
Tax -increment Financing (TIF)
Tax -increment financing (TIF) can be used to sup-
port land assembly and infrastructure installation
to prepare for higher -intensity development. A TIF
district is financed by capitalizing the gains in prop-
erty tax value that are anticipated to occur through
development. The base tax which is levied before
creation of the TIF district is still directed to the
general fund, but the increment is leveraged to fi-
nance debt over a 20 -year period. In practice, the
City should demonstrate that this increment would
not occur "but for" the creation of the district, in
order to dispel concerns that debt financing would
potentially siphon from municipal reserves. When
a TIF district is closed, total property taxes (both
the increment and the base tax values) are reallo-
cated to the general fund. As a tool that initializes
development and ultimately expands the tax base,
TIF is a powerful resource to stimulate local eco-
nomic growth.
Downtown Redevelopment Opportunities
As Downtown ages, there will be opportunities to
redevelop or adaptively reuse existing structures.
In most cases, it is far more effective to reuse or
adapt vacant big box structures, rather than de-
molish them and reconstruct the site, which re-
quires significant energy and investment. For ex-
ample, vacant big -box commercial buildings could
be repurposed for community -serving uses, such
as libraries, medical clinics, schools, or fitness
centers. With additional investment and more sub-
stantial retrofits, other structures could be adapted
to support additional stories and accommodate
other uses, such as a large data center. Access
to the Red Line would support the development of
more jobs in the vicinity of Cedar Avenue.
The Downtown Design Guidelines advocate break-
ing up the superblocks around the intersection of
Cedar Avenue and County Road 42. To facilitate
this type of transformation, the City will have to
examine its zoning code and consider amending
policies which have produced the type of Down-
town commercial development which actively
discourages walking and bicycling, such as deep
setbacks, wide streets, wide intersection spacing,
CITY OF APPLE VALLA 12040 Comprehensive Plan Update
42*
Apple
6-19
separated uses, and liberal parking standards.
Surface Parking
Figure 6.10 depicts surface parking areas in
Downtown. There appears to be an excess of un-
derutilized space, representing an opportunity for
economic development. Most of these lots are as-
sociated with large chain retailers. Although there
are substantial challenges to working with national
chains, which usually have their own parking and
development standards, there are still opportu-
nities to retrofit surface parking by working cre-
atively within the market. For example, owners of
underperforming strip malls or big box sites could
be encouraged to lease the outer edges of their
parking lots to smaller retailers, which would in-
crease their revenue and extend the presence of
commercial activity closer to street. Alternatively,
some property could be converted for solar en-
ergy production. The Great Plains Institute's en-
ergy assessment notes that surface parking lots
in Downtown receive high insolation and could
be adapted to produce efficient solar energy. The
extent to which this would be a desirable use of
Downtown property is debatable; nevertheless, it
illustrates the potential to adapt parking areas for
a variety of uses. Beyond adaption, there may be
opportunities to physically remove parking to day-
light streams or natural wetlands, improving storm
water retention.
tential for these areas based on regional market
dynamics, and identifies some potential sites that
could be retrofitted in the short-term. This exam-
ination could lead to a broader effort to update a
master plan for Downtown. The Downtown Design
Guidelines and conceptual presented in this plan
effectively plan for "anticipatory" retroffiting. An-
ticipatory planning can be extended by laying out
surface lots in block configuration, conceptualiz-
ing future building sites, and identifying concep-
tual collector lanes with street trees and utilities
between rows of parking.
These adaptations may not be implementable for Excess parking is an opportunity for redevel-
years. In the short term, however, the City should opment.
conduct a parking study that calculates acreages,
investigates daily use, estimates the economic po-
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Apple„
6-20
Figure 6.10: Downtown Parking Lots
-57 acres
of parking
are shown
4. Develop connections to the Twin Cities
metro and beyond, using advances in com-
munication technology, transit.
The City has long monitored the evolution of In-
ternet services in communities within and outside
of Dakota County. There are multiple approach-
es based on wi-fi, (faster and more efficient),
and fiber optic services. A discussion of this topic
10 years ago would have underestimated future
systems already realized. The same will be true
in the future, to 2040. The advantage for the City
is to utilize all three in combination to meet user
needs for the transfer of voice, video, and data. As
development and redevelopment occur, it will be
important to integrate the most cost-effective and
efficient systems to remain competitive.
The Metropolitan Council's 2040 transit system
envisions the Cedar Corridor as a critical north -
south route, with Apple Valley a key node between
Lakeville and the Mall of America station. The op-
portunities for the City resulting from the imple-
mentation of bus rapid transit (BRT) continue to
be expanded. A Dakota County study from 2015
found that the Red Line triggered investment of
$273 million in 38 projects within % mile of the Ce-
dar Avenue corridor, beginning in 2010 with antic-
ipation of transit's arrival. A review of land uses in-
dicates that there are over 6,000 housing units and
an estimated 17,000 Apple Valley residents living
within %/ mile of the corridor. In addition, there are
over 170 commercial parcels with a total property
value greater than $500 million. Figure 3.5 in the
Community Context Chapter depicts the estimat-
ed value of parcel structures as a fraction of total
property value. This is one measure of property
utilization, which can be useful in identifying po-
tential for redevelopment and adaptive reuse.
=aae�u� �■uuuA�t�ur����r� rrrr■■�■��rrrr��u�i rrM��rrr.rritir■■■■■■■ ■■■■■mawm�*■f�ii��r� �1���11�4�I■Ilii
immuoilivillp111llll AMMO O til III I ITO 111111111PRIPIr
Leveraging regional transit investments is an important piece of
the economic development strategy.
Goals/strategies that will make transit a success
include:
• Good system design (transit must be conve-
nient even during bad weather; transit must be
CITY OF APPLE VALLE 12040 Comprehensive Plan Update
42.
Apple
6-21
supported by adequate parking and a dense
and well-connected mixture of residential and
employment -based uses)
• Linking key activity areas and population cen-
ters
• Moving riders quickly and efficiently
• Creating an experience people want to repeat
• Developing routes and stations to shape adja-
cent growth and draw investment
• Enhancing multimodal connections to/from
transit line ("last -mile" connections); pedestri-
an connections across Cedar Avenue and to
adjacent neighborhoods and businesses must
be safe and convenient
• Augmenting the regional system through local
transit connections
5. Attract businesses focused on science,
technology, engineering, and math (STEM) to
build a well-educated and well -compensated
workforce.
The Federal Americans Competitiveness and
Workforce Improvement Act of 1998 established
STEM as the 21st century response to competi-
tiveness. The National Science Foundation (NSF)
encouraged academic institutions in the United
States to increase the number of students nation-
wide that receive degrees in science, technology,
engineering, and mathematics. These disciplines
often support high -paying jobs in forward -thinking
industries. Attracting innovative employers will po-
sition Apple Valley's economy to remain competi-
tive in the knowledge economy.
With a limited number of students emerging in the
workforce with STEM skillsets, the City must be
prepared to provide supportive and desirable ca-
reer opportunities, as well as housing and other
amenities. Apple Valley offers the land resources
and the cooperation with local owners to locate
new and expanding businesses. Furthermore,
Apple Valley is already highly educated and offers
many places to live, shop, learn and recreate.
6. Develop Resilience
Resilience is an overarching theme that ties the
economic development plan together. The eco-
nomic strength of Apple Valley is derived from
its connections to regional, national, and global
economies. When conditions in these economies
change, the City is affected. To ensure it can with-
stand future shocks to its economic base, Apple
Valley is focused on improving its resilience. Apple
Valley can build economic resilience by diversify-
ing local industry, addressing the jobs -housing im-
balance, and diversifying the skillsets of its labor
force. Furthermore, it can expand and diversify its
supply of energy to include a greater share of re-
newables and develop its energy storage capacity.
Energy
There are substantial opportunities to improve
energy efficiency in the commercial and industrial
sectors. Developing and diversifying the energy
supply to incorporate more clean energy not only
improves resilience, but creates opportunities for
new jobs and technical training, and community
partnerships with existing businesses and man-
ufacturing. Energy efficiency improvements at
large industrial and commercial facilities can lead
to substantial cost savings. The total rooftop solar
resource for commercial businesses in the City is
194 megawatts, which is equivalent to approxi-
mately 77 percent of all the electricity consumed
in the city. Developing a fraction of this resource
could have a large impact. Some local business-
es, such as Uponor or Wings Financial Credit
Union, may be receptive to partnerships that ex-
pand local resilience initiatives, foster community
outreach and recognition, and benefit their bottom
line. Implementing a combination of clean energy
strategies for the business and residential sectors
would help Apple Valley reach its GreenStep goals
and stay on track to meet Minnesota's energy tar-
get — 50 percent GHG reduction by 2030.
New development is an opportunity to im-
prove energy efficiency. The mixed -business
campus should be designed to incorporate re-
newable power sources, such as local solar or
biomass production.
In addition to solar, biomass can be used as
a source of local, renewable energy. Several
schools, colleges, and hospitals in Minnesota use
wood pellets, waste wood, and other sources of
biomass to fulfill part or all of their energy require -
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
Apple„
6-22
ments. Managing organic food waste is a huge
opportunity to reduce GHG emissions directly and
create additional energy. Dakota County is looking
to require organics diversion by large generators
by 2022, and plans to make curbside organics col-
lection available by 2025. The proposed hospital/
mixed medical campus in Orchard Place would
be a large energy user that could benefit from
sourcing energy from local biomass or other re-
newables. A large producer of organic food waste,
the hospital system could be engineered to use
captured biogas (methane and carbon dioxide)
to generate efficient energy through a combined
heat and power (CHP) system.
Local Jobs Access
Expanding the supply of local jobs increases the
ability of people to live and work in Apple Valley.
Decreasing the distance between work and home
reduces regional travel. Providing a wide range
of goods and services also reduces travel by en-
abling residents to shop locally. When more peo-
ple live, work, and play within Apple Valley, the
City will improve its self-reliance and resilience.
Land Use
Resilience is further built by diversifying land uses
to support a variety of industries and by strength-
ening local networks of producers, consumers,
and intermediary suppliers. Expanding the prop-
erty tax base provides the City with financial re-
sources needed to invest in services and facilities
that enhance Apple Valley's environment.
To sustain the economy, existing commercial and
industrial properties need to be maintained for via-
ble use. As Apple Valley ages, there will be greater
need to monitor the condition of existing commer-
cial structures and to promote the maintenance,
enhancement, and operating efficiency of the
existing community. Deferred maintenance can
have harmful effects. By promoting property main-
tenance and encouraging reinvestment, Apple
Valley hopes to avoid the conditions that create
blight and require more complex and expensive
city intervention.
CITY OF APPLE VALLEI' 12040 Comprehensive Plan Update
Apple
6-23
Parks and Recreation are an essential pub -
Just as water, sewer and
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Parks and Recreation
The City of Apple Valley is updating its Parks Mas-
ter Plan to provide a clear vision that guides deci-
sion making into the future. This plan will include
recommendations regarding the development and
redevelopment of existing parks, trails, and recre-
ational opportunities.
The following guiding principles were developed
in previous versions of the Comprehensive Plan
and continue to be used by Apple Valley to guide
development of the park system:
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park and recreation system and services.
system, including: Current Park System, Changes
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Additionally, two new guiding principles were de-
veloped that reflect desires set forth by stakehold-
ers, staff and residents:
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Community parks serve a large population, in the
of trails and a variety of
case of Apple Valley, a quarter to all of the City.
current system and
following identifies
Park system provides numerous amenities for the
ation use. They often provide several different ar-
projected needs based off of the Level of Service
residents of Apple Valley including:
eas of recreation, such as several ball fields, sev-
Recommendations:
13 Picnic Shelters
40 Ball Diamonds
eral picnic shelters, one or two playground areas,
and open space areas.
Neighborhood Parks
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large enough to accommodate several fields and
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Valley include Valleywood Golf Course and Apple
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
App a Va e Park
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
i•ure 1.2 App a Va e Trai s : idewa k
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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Football, Softball & Baseball, Off -Street Parking, Teen Center, Family Aquatic Center
40 Additional acres owned by school district; off-street parking and track
Sledding Hill I
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2 Half Courts
2 Half Courts
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Community Parks
Alimagnet Park
Cobblestone Lake Park
Farquar Lake Park
Kelley Park
Redwood Park
Johnny Cake Ridge Park (East)
Johnny Cake Ridge Park (West)
Quarry Point Athletic Complex
Valley Middle Park
Community Ctr/Hayes
Neighborhood Parks
Apple Grove Park
Apple Ponds Park
Apple Valley East Park
Belmont Park
Briar Oaks Park
ICarrollwood Park
Cedar Isles Park
Cedar Knolls Park
Chaparral Park
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Delaney Pak
Diamond Path Park
Duchess Park
Robert L. Erickson
Faith Park
Findlay Park
Galaxie Park
Greening Park
Greenleaf Park
Hagemeister Park
Heritage Park
Huntington Park
Keller Park
Lac Lavon Park
Largen Park
Long Lake Park
Longridge Park
Moeller Park
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Nordic Park
Palomino Park
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Information shown for Other Providers is based off of information available to the City at the time of this report, and is not regarded as final.
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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Indoor gym space, arts and crafts, preschool room, exercise room, game room
lazy river, slides, zero depth entry
At Johnny Cake Ridge Park (West)
Indoor ice arena and sports field
Indoor ice arena
Outdoor pool and wading pool
18 hole course
Other Providers 1 1 I I I I I I I I I I I I I I I I I I I
Track
Track and off-street parking
Track and off-street parking
Track and off-street parking
Trails, mountain biking, camping, swimming beach, visitor's center, natural areas
North Creek Greenway 1 1 5.001 I I I I I I I I I I I I I I I I I
Total 1439.00 111.25 7.42 13 72 45 25 40 10 57 23 1 1 2
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Pennock Park
Regatta Park
Scott Park
ISummerfield Park
Sunset Park
ITintah Park
Wallace Park
IWildwood Park
Special Use Parks & Facilities
Community Center (49,354 sf)
Senior Center (20,003 sf)
Family Aquatic Center
Teen Center (4,160 sf)
Hayes Field & Arena (30,377 sf)
Indoor Sports Arena (32,000 sf)
Redwood Center & Pool (5,176 sf)
IValleywood Municipal Golf Course (16,000 sf)
City Trails
ISub Total - City
Apple Valley High School (ISD 196)
Cedar Park Elementary School (ISD 196)
Dakota Ridge School (ISD 196)
Diamond Path School (ISD 196)
Falcon Ridge Middle School (ISD 196)
Greenleaf Elementary School (ISD 196)
IScott Highlands Middle School (ISD 196)
Valley Middle School (ISD 196)
IWestview Elementary School (ISD 196)
ISub Total - ISD 196
Lebanon Hills Regional Park (Dakota County)
Information shown for Other Providers is based off of information available to the City at the time of this report, and is not regarded as final.
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I,-
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
O
(Q
(a
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streets and
pendent travel and exploration.
�s Ind Connections
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Sidewalks
Street trails are 8 -foot bituminous trails built
Sidewalks are intended to support pedestrians in
collector streets and
commercial
move by foot
Trails and sidewalks are vital in
These facilities:
on both sides of all county roads and community
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neighborhoods
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street trails are multi -use
7
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facilities and shopping. Sidewalks provide a place
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The design of sidewalks (narrower width, individ-
ual concrete sections) make them poorly suited to
The extensive trail system in Apple Valley and
adult bicycle use.
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the surrounding
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its surrounding communities
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household needs.
Contribute to the social fabric and char-
acter of Apple Valley.
their home.
Provide youth with the means for inde-
United States, through 2030.
Paved Trails
Ap,u - 1.3 -Aso . . A-..ja►<<:i:I.r:I.
surface, or wide, concrete sidewalks.
cn
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are often ADA accessible and
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may be plowed or groomed in winter, depending
paved trails in Apple Valley.
Within the city limits of Apple Valley, there is cur -
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N
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
N
a)
P
Outdoor Faci
(a
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Outdoor Facilities include ball fields, courts,
equipment, and other park infrastructure that is
geared toward a particular sport or activity. Table
1.4 shows the need for each amenity by year.
Apple Valley has adequate outdoor facilities and
O
O
Q
co
O
amenities in most areas. The one
additions should be in picnic
(a Q
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Neighborhood Parks
type of amenity. Pickleball is another area where
Apple Valley currently excels, but with the aging
population, increasing popularity of the sport, and
influx of non-residents using Apple Valley's facili-
area for additional capacity in the
c
(o
00
00
^0
W_
coming years.
While all standards are adequate in terms of quan-
tity, care should be given to the maintenance of
current amenities to ensure the quality of these
amenities remain. In addition, while Apple Valley
currently exceeds the standard for outdoor pools,
Complex should be conducted to determine the
(o
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it is recommended that a study of the operational
best future use of those facilities.
a)
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1
recommended.
a)
U
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ditional indoor
cost of the Redwood Pool
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0
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mine its cost versus benefit to the community
As part of the master planning process, a Recre-
sideration for winter amenities, such as an indoor
ndoor Faci
O
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Teen Center,
along with small areas of indoor space within the
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
CO
0
NN
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00
1 1
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1
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to
1 1
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1
Table 1.4 - Outdoor Facility Needs
OUTDOOR FACILITY
Picnic Shelter/Pavilion
Ball Fields
Multi -Purpose Fields
Basketball Courts
Tennis Courts
Pickleball Courts
Playgrounds
Sand Volleyball
Skate Parks
Splash Pads
Outdoor Pool
N
a)
P
Outdoor Faci
(a
Q
Outdoor Facilities include ball fields, courts,
equipment, and other park infrastructure that is
geared toward a particular sport or activity. Table
1.4 shows the need for each amenity by year.
Apple Valley has adequate outdoor facilities and
O
O
Q
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amenities in most areas. The one
additions should be in picnic
(a Q
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Neighborhood Parks
type of amenity. Pickleball is another area where
Apple Valley currently excels, but with the aging
population, increasing popularity of the sport, and
influx of non-residents using Apple Valley's facili-
area for additional capacity in the
c
(o
00
00
^0
W_
coming years.
While all standards are adequate in terms of quan-
tity, care should be given to the maintenance of
current amenities to ensure the quality of these
amenities remain. In addition, while Apple Valley
currently exceeds the standard for outdoor pools,
Complex should be conducted to determine the
(o
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(a
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c
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it is recommended that a study of the operational
best future use of those facilities.
a)
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recommended.
a)
U
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ditional indoor
cost of the Redwood Pool
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mine its cost versus benefit to the community
As part of the master planning process, a Recre-
sideration for winter amenities, such as an indoor
ndoor Faci
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>
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Q
00
W
Q
c
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along with small areas of indoor space within the
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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core programs,
the community, key system -wide issues, areas of
improvement, and future programs and services
mark communities, as each
oped acreage.
for residents.
a)
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The analysis can be reviewed in full in the Apple
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Valley Parks and Recreation Master Plan.
communities
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residents. This
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The City of Apple Valley identified operating met-
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rics to benchmark against comparable park and
resident, nationally.
recreation systems. The goal of the analysis is to
)mmunity Vision
that are more labor-intensive.
evaluate how Apple Valley is positioned
A critical element of the Parks & Recreation
Update is gathering input
tem Master Plan
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develop Apple Valley Parks to respond to
peer agencies as it applies to efficiency and effec-
to obtain data that offers an encompassing view of
each system's operating metrics in comparison to
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needs and
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was undertaken that focused
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the City of Apple Valley.
available through the City's website, email sub -
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to Eastview and Apple Valley High Schools. This
plan is the result of over five months of community
uj
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Information gathered includes: overview (popula-
The following ideas seem to carry high public val-
a)
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tion, density, etc), park acreage, trail mileage, staff-
ing levels, operating budgets,
ue pertaining to the City of Apple Valley and re -
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0-
operational cost recovery, capital budget
flected in the Community Vision:
participation, indoor space. The following are key
findings pertaining to the City of Apple Valley that
O
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
outdoor space for City -held or community held
events, large family gatherings and picnicking,
was expressed during community visioning.
V0
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111
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Enhanced Connections
•
and Neighborhoods - Particular emphasis
to address that there are ad-
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equate sidewalk or trail connections to Parks
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for athletics
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neighborhoods.
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ties, and gym space.
was ranked lowest as being met by survey re-
spondents expectations.
as
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park use was "free play" as selected by sur -
Communication - is a top priority for the City
•
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and survey respondents supported including
a fully accessible playground, nature play, ad -
awareness about current
venture/ropes course, climbing walls, general
and offerings which may change public per -
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The Apple Valley Parks and Recreation
Plan should be referred to for a complete under-
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
improvement plan that corresponds to the City's
ntroduction and
a)
overall comprehensive plan must be adopted and
implemented.
The 2040 Apple Valley Transportation Plan de -
Goal 1. Continue to establish and maintain an
The 2040 Transportation Plan is an integrated
component of the Apple Valley Comprehensive
Plan Update. The transportation plan is a key
O
ways, transit service, bicycle trails and
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neighborhoods,
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recreational
commercial centers, as well as connections
outside of Apple Valley to the interconnected
Metropolitan Region.
collaboratively
5
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Dakota County, Apple Valley
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Chamber of Commerce, and affected
owners on solutions that sustain, grow, unify and
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presses the location, limits, function, and capacity
of all transportation facilities in the City of Apple
T
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the Metropolitan Land Planning Act (M.S. 473.859,
Subd.3(1)) requires the Metropolitan Council's re-
view of each metropolitan community transporta-
keep the downtown vital.
tion plan to assure conformity with the regional de -
a bicycle and pedestrian plan;
Policy 1.2 Coordinate regional roadway preserva-
tion improvements with other transportation sys-
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Department of Transportation (MnDOT),
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Dakota County, Minnesota Valley Transit Authority
(MVTA), and school transit providers.
2040 Transportation Policy Plan (TPP) is the plan-
ning document that provides guidance for policies
and strategies included in the 2040 Apple Valley
Transportation Plan.
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Transportation goals and policies reflect the vision
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between communities.
Bicycle Transportation Network (RBTN) to provide
policies help to guide future priorities
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investment. They also provide a means
travel needs of its residents, commuters, visitors,
commercial transporters, pedestrians, and cyclists
risdictions for bicycle connectivity.
1.4Prioritize investments in A -minor arte-
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
pancy vehicle trips.
fixtures associated with
arterial system.
Goal 2. Integrate and achieve a balanced mix
via transit.
Valley Public Works Department.
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projects within the city affect all
Continue to work with MVTA to de-
f
its associated
Policy 3.2 Existing roadways should be upgraded
C)
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Policy 2.1 Utilize Complete Streets principles to
meet the travel needs of pedestrians, bicyclists,
system that is cost -feasible, where expenditures
of the transportation system.
and transit users.
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Policy 2.2 Promote design best practices, espe-
dents and threats through transportation improve -
Goal 6. Ensure the Apple Valley transportation
ble users of the transportation system.
ments and municipal policy.
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is resilient, sustainable, and
Policy 2.3 Facilitate neighborhood pedestrian and
bicycle connections to highway -oriented commer-
that will attract and retain businesses and workers
cial districts. While also promoting safe pathways
Valley, and pursue design alterna-
for pedestrians and bicyclists in parking lots and
tives that reflect the values of its citizens.
internal traffic circulation areas.
Policy 6.1 Consider opportunities to improve the
(0
city's intelligent transportation system (ITS)
structure to be prepared to potentially support au -
for joint use of parking facilities.
4-
Policy 6.2 Utilize projects with significant invest -
businesses and devel-
vehicles. Work
tions from major
ments (i.e., construction and reconstruction proj-
opers during the plan review process to plan for
highway system.
ects) to implement AV/CV technology.
multimodal strategies and options.
Goal 3. Protect investments in the transpor-
Policy 6.3 Mitigate impacts to the natural environ-
ment and cultural resources when planning, con -
and rideshare programs to cap -
maintenance, and operation of system assets.
structing, and operating transportation systems.
muting and incentivize alternatives to single-occu-
Policy 3.1 Maintain pavement and permanent
•::.CL
0i
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
manner as possible. Roads are placed into func-
Metropolitan Highway System
Roadway System
based on the degree
O
to ad jE
Roadways within Apple Valley that are under Mn -
DOT's jurisdiction include:
signed to perform a designated function and are
Interstate 35E; and
Jurisdiction over Apple Valley's roadway system
located to best serve the type of travel needed.
ti
I
is divided among the state, county, and city. The
Transportation issues arise when roadway design
is inconsistent with the functional
(TH) system, managed by MnDOT, and the Coun-
system used in the
In addition to the metropolitan highway system, posed on the roadway.
most of the city's main transportation corridors The functional classification
ty State Aid Highway (CSAH) and County Road
system, managed by Dakota County. All remaining
sibility. Roadway jurisdiction is based on
which is currently not reflected on the Metropolitan
jurisdiction include:
Council network but is part of the city's system.
Length of road/length of trip served;
to be added to the
0
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This designation is
CSAH 23 (Cedar Avenue);
Metropolitan Council's system as documented lat-
similar jurisdiction
"Es
C- DO
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Connections
er in this chapter. Apple Valley's functional classifi-
CSAH 31 (Pilot Knob Road);
cation system, as currently recognized by the Met-
CSAH 33 (Diamond Path);
Average daily traffic;
ropolitan Council (illustrated on Figure 3), includes
CSAH 38 (McAndrews Road);
•
the following four primary categories:
Special facilities served.
Principal Arterials
CSAH 46 (160th Street).
•
Major Collectors
Local Streets
The city's remaining public streets and
constitute the local city street system.
Classification
o
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neighborhoods to the
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City of Apple Valley.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
1:10)w
State Highway
County Road
Connector (Ramp)
Local Roads
a.)
Muninioo/Boundmries
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CITY OFAPPLE VALLEY |204UComprehensive Plan Update
1: ure . Roadwa Access and Mob!lit Relationshi
The A Minor/Other Arterials and Major/Minor Col-
lector designations were adopted by the Metropol-
itan Council as a means for identifying roadways
which are oriented toward mobility or through -trips
cess (Other Arterials or Minor Collectors). Figure
2 depicts the relationship between land access
and mobility and how the different classifications
of roads provide varying degrees of mobility ver-
sus land access. Table 1 details criteria for road-
SSD)V
way functional classification per the Metropolitan
Council's classification system.
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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CITY OFAPPLE VALLEY |204UComprehensive Plan Update
Available/Usable Storage Ca-
pacity (Gallons)
Connect blocks and land par-
cels within neighborhoods and
within commercial or industrial
develonnlents
As needed to access land uses
To a few minor arterials.
To collectors and other local
streets.
Short trips (under 2 miles) at
low speeds, including bicycle
and pedestrian trips. Longer
trips accessing the collector
and arterial network
Emphasis on land access, not
on mobility. Direct land access
predominantly to residential
land uses.
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Connect neighborhoods and
centers within the urban
service area
Job concentrations:
1/8 - 1/2 mile
Urban Communities:
1/4 - 3/4 mile
Suburban Cor-munities:
/2 - �ilr
To minor arterials, other col-
lectors, and local streets.
Short trips (1-4 miles
depending on development
dens! j) at low -to -moderate
speeds
To collectors and other local
streets.
Equal emphasis on mobility
and land access. Direct land
access predominantly to de
velopment concentrations.
LS)
0
LC)
r -I
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10-25%
Storage Capacity (Gallons)
Provide supplementary connections
between regional job concentrations, local
centers, and freight terminals within he
rhan service area
Regional job concentrations:
1/4 - 3/4 mile
Urban communities: 1/2 - 1 mile
Suburban communities: 1 - 2 miles
To most interstates, principal arterials,
other minor arterials, collectors and some
local streets
Medium -to -short tips (2-6 miles depend-
ing on development density) at moderate
speeds. Longer trips accessing the prin-
cipal arterial network. Local, limited -stop
and arterial hi!s ranid transit trin
Emphasis on mobility for longer trips rather
than on direct land access. Direct land
access limited to concentrations of activity
including regional job concentrations, local
centers, freight terminals, and neighbor-
hoods
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ay Functional Classification Criteria
Type of Structure
Connect regional job concentrations and freight
terminals within the urban service area
Urban communities: 2 - 3 miles
Suburban communities: Spacing should vary
in relation to development density of land uses
served, 2-6mile
To Interstate freeways, other principal arteri-
als, and select A -minor arterials. Connections
between principal arterials should be of a design
type that does not require vehicles to stop. Inter-
sections should be 'imited to 1-2 rliles=
Trips greater than 8 miles with at least 5 contin-
uous miles on principal arterials. Express and
highway bus rapid transit trips
Emphasis is on mobility for longer trips rather
than direct land access. Little or no direct land
access within the urbanized area.
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15-35%
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Available/Usable Storage Ca-
pacity (Gallons)
As required
Permitted as necessary
Permitted as necessary
Intersection control,
sacs, diverters
Less than 1,000
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Normally used as bus routes
only in nonresidential area,--
On,
rea
On, along, or crossing the local
road
Four-way stops and som(
traffic signals
Restricted as necessary
May be candidates for local
truck network, large trucks
restricted as necessary
Number of lanes, traffic
signal timing, land access
management
+
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in
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0
60-100 feet
Regular -route buses, transit
advantages for reliable
movementwhere needed
On, along, or crossing thy:
collector with higher empha-
sis along transit routes and
in activity centers. Crossings
should be spaced for ade-
quate crossing opportunities.
Storage Capacity (Gallons)
Traffic signals, roundabouts, anc
cross -street stops
Restricted as necessary
Candidates for local truck network, large
trucks restricted as necessary
Traffic signal progression and spacing, land
access management/control, preferential
treatment for transit
+
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30-45 mph
—
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ransit advantages for reliable movemen,
where needed.
On facilities that cross or are parallel to
the minor arterial, with greater emphasis
along transit routes and in activity centers.
Crossings should be spaced to allow for
adequate crossing opportunities.
ay Functional Classification Criteria
Type of Structure
Grade separated desirable where appropriate.
At a minimum, high-capacity controlled at -grade
intersections
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No restrictions
Ramp metering, preferential treatment for
transit, access control, median barriers, traffic
signal progression, staging of reconstruction,
intersection spacing
+
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in
100-300 feet
Transit advantages that provide priority access
and reliable movement for transit in peak per --
ods where possible and needed
On facilities that cross or are parallel to the
principal arterial, with greater emphasis along
transit routes and in activity centers. Crossings
should be spaced to allow for adequate crossing
opportunities.
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Minor Arterials
Q
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Minor arterials are intended to connect
locations inside and outside of the city. They gener-
ally connect to principal arterials or other minor ar-
terials or collectors. While there is generally more
concentrations and other important traffic genera -
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relieve traffic on the principal arterials or substi-
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have been
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Connectors, and Augmenters.
highways (principal arterials)
0)
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Principal arterials are part of the metropolitan high-
way system and provide high-speed mobility be-
tween the Twin Cities and important locations out -
e also intended
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as limited access free
may also be construct
highways. Apple Valley is served by three principal
arterials: I -35E, TH 77 (north of CSAH 42), and
Table 2 provides an overview of the principal ar-
the number of travel lanes along with the existing
(2014) traffic volumes for each principal arterial in
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Within Apple Valley, the following
classified as "A" minor arterials:
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
N
o
N ;
CSAH 38 (McAndrews Road) — Expander
able . " other" Arterial ummar
Valley that runs north -south through the City:
CSAH 31 (Pilot Knob Road) — Expander
N
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145th
Street
CSAH 42
(150th
Street)
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(150th
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CSAH 33 (Diamond Path)
(Cedar Avenue: south of CSAH 42)
Tables 3 and 4 provide an overview of the minor
arterials within Apple Valley. Table 3. A Minor Arte-
CSAH 46 (160th Street) — Expander
rial (Expander) Summary
able . A Minor Arterial (Expander) ummar
Source: MnDOT, Metropolitan Council, SRF Consulting Group, Inc.
As noted previously,
types of collector streets (Major and Minor), which
a balance between land access and mo -
7
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and move local street traffic to the arterial
Major collector roadways
E
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designed to serve shorter trips that occur primar-
ily within the city, and collect and distribute traf-
neighborhoods and employment centers
E
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to the arterial system. These streets are typically
..,
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17,900
14,600
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24,000
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17
'J,'nrlock Avenue
Trunk Highway 77
Galaxie Avenue
Johnny Cake Ridge Road
Everest Tra i l
CSAH 31 (Pilot Knob Road)
East City Limits
CSAH 38 (McAndrews
Road)
CSAH 33 (Diamond Path)
140th Street
SAH 42 (150th Street)
South City Limits
Palomino Drive
CSAH 38 (McAndrews
Road)
C�
Garden View Drive
CSAH 23 (Cedar Avenue)
Flagstaff Avenue
CSAH 31 (Pilot Knob Road)
last City Limits
E
L .L
Garden Vi(2yi
Pennock Avenue
Trunk Highway 77
Galaxie Avenue
Johnny Cake Ridge Road
Everest Trail
0
<
Cr)
0
Northern City Limit,
CSAH 38 (McAndrews
Road
CSAH 33 (Diamond Path)
140th Street
OSAH 42 (150th Streel
W2 in
C'0
Palomino Drive
0
N
S
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West City Limits
Garden View Drive
CSAH 23 (Cedar Avenue)
Flagstaff Avenue
CSAH 31 'Pilot Knob Road)
>
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CSAH 31 (Pilot Knob
Road)
CSAH 11
CSAH 23 (Cedar Avenue)
CSAH 46 (160th Street)
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
0
41)
N
E
O
>
0
(NI
0
0
-
10,400
00
[--i
0
15,400
0
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To
Garden View Drive
CSAH 23 (Cedar Avenue)
Galaxie Avenue
pinny Coke Ride Ro�aci
;H 31 (Pilot Knob Road)
142nd Path W
East City Limit,-
140th
imit,
140th Street
175
C
To
H 42 (150th Street)
Whitney Drive
kw h City Limits
12 th Street W
11 36 (Mc;Andrev
132nd Street
140th Street
N
1
153rd Street
South City Limits
12 5 tf h Street W
CSAH 38 (McAndrews Road)
132nd Street
0
N
O
'or Collector Summary
From
CSAH 38 (McAndrews Road)
Garden View Drive
CSAH 23 (Cedar Avenue)
C I xie Avenue
Johnny Cake Ridge Road
CSAH 31 (Pilot Knob Road)
142nd Path W
CSAH 38 (McAndrews Road)
140th Street
Walnut Lane
CSAH 42 (150th Street)
Whitney Drive
North City Limits
0
0
,"--
38 (McAndrews Road)
132nd Street
CSAH 42 (150th Street)
153rd Street
North City Limits
125th Street W
CSAH 38 (McAndrews Road)
_32nd Street
co
C
C},
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city's major collector system includes the following
streets (as shown in Figure 3):
Galaxie Avenue;
140th Street;
drews Road); and
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42/150th Street).
The number of travel
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traffic volumes for the
are provided in Table 5.
ollect and distribute traf-
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serve to supplement those streets. These streets
are typically part of the city's municipal state aid
the Metropolitan
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Classification
the City of Apple Valley.
Source: MnDOT, Metropolitan Council, SRF Consulting Group, Inc.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
recommended to be reclassified from local streets
cations in the City of Apple Valley.
Local Streets
per the Metropolitan Council's 2017 Functional
Classification system (as identified in Figure 3) to
minor collectors. The minor collector
minor arterial classifications,
the collector/local functional
O
acknowledges each of the roadways' function
providing connections to major collectors and ar-
the Federal Highway Administration's Functional
0
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cil guidance and several other factors,
Palomino Drive
127th Street
Evermoor Parkway
132nd Street
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142nd Street
Essex Avenue
145th Street
147th Street
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Recommended
Connections to activity centers,
appropriate network connectivity is maintained and
Based on this review, there are no recommended
functional classification changes to the principal or
Accessibility, and
minor arterial systems within the City of Apple Val-
ley. Therefore, the functional classification system
Figure 4 is representative of future
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
:ure 4. Recommended Future Functional Classi ication S ste
BURNSVIL E
- Principal Arterial
A Minor Expande
B MinorArterial
- Major Collector
Minor Collector
Local Roads
Municipal Boundaries
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
O
Local streets will be constructed to run
cess as shown in the section below, Programmed
Planning Context
south and easth
or Planned Improvements. The study focuses on
circulation from 155th
maintaining safety and mobility through necessary
Ridge Road extensions.
improvements at intersections along County Road
The purpose of this section is to highlight the vari-
42. The study also recommends signal construc-
ous roadway/corridor studies that have been con -
tion projects to affect Apple Valley in 2019. The fol -
ducted wholly or partially within Apple Valley since
The downtown area of Apple Valley is near Cedar
6
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nated as the shopping, service and employment
center of the community. Distinctive streetscape
improvements were
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Redwood Drive,
Garden View Drive,
The city should ensure that the transportation el -
147th Street, and
ements in the downtown area continue to accom-
Pennock Avenue
completed. The descriptions highlight the issues
and opportunities facing some of the key road-
ways in the city.
Dakota County 2030 Transportation
(Q
0
(June 2012) identifies major transportation system
investments and prioritizes the anticipated needs
142
management,
associated
modate existing and future travel demand to serve
the community shopping and service needs of its
U)
Valley residents, contribution to the city tax base,
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and its significance as an activity hub in the city.
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placement, and transportation alternatives goals.
The plan identifies two highways within the city
that will likely exceed the six -lane divided highway
of CSAH 42 and east of
capacity: CSAH 42 (Foliage Avenue to Hayes Av-
enue) and CSAH 23 (TH 77 to 155th Street). The
"Great Streets" Concept
plan also notes that TH 77 (between CSAH 32 and
The Vision chapter of the Apple Valley Compre-
commercial; office, and industrial.
140th Street) is forecasted to experience a capaci-
ty deficiency over the plan period assuming no ad-
ditional highway improvements are made.
portant local collector streets are planned for the
County Highway 42 Study
right-of-way. A great
in the adjacent
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In 2017, Dakota County, together with Apple Valley
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vehicles while encouraging travel by bicycles and
and Burnsville, completed the County Highway 42
from CSAH 42 to 157th Street.
pedestrians. A great street supports and enhanc-
Pedestrian Study. This study assessed intersec-
es land use. A great street adds to the quality of
153rd Street will extend to the east and con -
tion improvements and access intersection needs;
life and identity of Apple Valley. The street system
nect with 155th Street at Pilot Knob Road.
intersection
determined
Improvement Program Pro -
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
.
Conversion
142nd Street from Pennock to Cedar: Street
.
Reconstruction (timeframe: 2019)
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by considering the historical traffic growth rates
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and MnDOT when
ments. Coordination among jurisdictions provides
opportunities for collaboration that could benefit
all agencies and the public. This collaboration can
purposes, Figure 5 presents the roadway network
nation of projects.
and Transportation Analysis Zones for the City of
Apple Valley contained in the Metropolitan Council
regional travel demand model. Figure 6 presents
the existing (2014) and forecast (2040) traffic vol-
umes for all roadways within Apple Valley.
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
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CITY OFAPPLE VALLEY |204UComprehensive Plan Update
140th Street from TH 77 to CSAH 31
E
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73
73 to
The capacity thresholds presented in Table 6 were
Capacity Assessment
ther nearing capacity or exceeding capacity of the
As noted on the city's website, the development of
Apple Valley has included a well-planned system
ing (2014) and future (2040) capacity deficiencies
of streets that fulfill travel desires of residents and
within the community. Several segments of county
employees in the city. However, as the city nears
dors within the county highway system.
facilities are currently experiencing and/or are pro -
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roads used as relievers to the regional system
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can create conflicts with
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CSAH 31 (Pilot Knob Road) from 140th Street
To assess capacity deficiencies, existing (2014)
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to south city limits
and forecast (2040) traffic volumes were reviewed,
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that collector roads
the use of these roadways by regional traffic.
along with design capacity guidelines. For exam-
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ple, traffic operations data indicates that two-lane
roadways begin to experience noticeable prob-
lems once traffic volumes
10,000 trips per day.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
O
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> 15,000
> 17,000
> 22,000
> 28,00(
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Two-lane divided urhar
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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Table 8. Top 10 Local Intersection C
tions in Apple Valley 2006-2015 (By
of Crashes)
Intersection
1.53rd Street and Garrett Avenue
140th Street and Galaxie Avenue
147th Street and Pennock Avenue
140th Street and Johnny Cake Ridge
Road
147tis Street and Galaxie Avenue
138th Street and Glendale Court
151st Street and Galaxie Avenue
157th Street and Galaxie Avenue
158t1 Street and Fr isI ire Lane
158th Street and Galaxie Avenue
Garret Drive
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Safety Assessment
In addition to capacity issues, roadway safety is
n
a major concern and a priority for all jurisdictional
levels. Crash locations and statistics for the
are recorded in MnDOT's crash mapping software
(MnCMAT). A five-year reporting period beginning
January 1, 2011 and ending December 31, 2015
Overall, the crash frequency on local city streets is
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relatively moderate. A more rigorous investigation
Table 7. For
of crash rates, types, and severity for all the top
crash locations in Apple Valley is suggested prior
0
0
was reviewed to determine the
to drawing conclusions regarding appropriate cor-
by frequency — summarized
rective measures. As improvements in these corri-
dors and intersections are considered, these safe -
Knob Road/150th
ty concerns should be explored more thoroughly.
Source: Apple Valley
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Functiona lassific
tion
Principal Arterials
Pring it i Arterials
(1 ull Grade Separation)
Minor Arterials
of all roads
U
quires cooperation between land use and transpor-
tation interests to protect the public's investment
minor arterials, and
collector streets function best with proper access
spacing. Access management reduces congestion
and accidents; preserves road capacity; reduces
MnDOT Office of Investment Management/Access Category System and Spacing Guidelines/January 20O
i
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travel time for the delivery of goods and services;
provides easy movement to destinations; and pro -
ore
ro-
motes sustainable community development.
In 2008, MnDOT developed access management
guidelines for access spacing for use by local gov-
ernments, as well as MnDOT roadway manage -
has also identified access
ment. Dakota
management guidelines in its 2025 Transportation
Plan. Apple Valley will continue to observe these
guidelines in its long-range transportation system
planning and will work with these agencies to sup-
port access management for the roadway network
in Apple Valley.
3/4 intersection) to be built.
adopted for use in Apple Valley's Transportation
(a) Median access points may be removed or modified to address safety and operational issues identified through engineering review.
(c) Multiple commercial access permitted.
(d) Private residential or individual commercial access permitted. N/A - Not applicable to undivided roadway segments
N
01,
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
0)
yr.. - r i .. . -• . .
Arterial Arterial
<15,000 <3,000
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2025 Projected
ADT
Full Movement
Public Street
Intersections (a)
Public Street
Access (a)
motes sustainable community development.
In 2008, MnDOT developed access management
guidelines for access spacing for use by local gov-
ernments, as well as MnDOT roadway manage -
has also identified access
ment. Dakota
management guidelines in its 2025 Transportation
Plan. Apple Valley will continue to observe these
guidelines in its long-range transportation system
planning and will work with these agencies to sup-
port access management for the roadway network
in Apple Valley.
3/4 intersection) to be built.
adopted for use in Apple Valley's Transportation
(a) Median access points may be removed or modified to address safety and operational issues identified through engineering review.
(c) Multiple commercial access permitted.
(d) Private residential or individual commercial access permitted. N/A - Not applicable to undivided roadway segments
N
01,
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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Source: Dakota County 2025 Transportation Plan
Traffic calming measures will generally
The city can control access onto local roadways.
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be considered for local streets only if:
However, access onto other
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measure will not divert traffic onto other
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
next section).
Existing Transit System
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and is located just west of Cedar Avenue and
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service for seniors and
Council. Dial -a -ride
Bus Service
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Transit Authority (MVTA). The
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in the northern part of Apple Valley. In the past five
and receives Performance Based
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mount and Savage formed under state legislation
that allowed outer -ring suburbs to "opt -out" of cen-
percent utilization; however, recently utilization fell
trally provided transportation services. The MVTA
below 60 percent. Bus routes 440, 476, 477 and
480 serve this park and ride facility.
Park and Ride
neapolis and downtown St. Paul, local crosstown
service, and reverse commute express services.
located on Pilot Knob Road between CSAH 46
passengers
ple Valley where
Apple Valley's principal and minor arterial routes.
Current routes include 420 Local Flex Route, 440
Local Route, 442 Local Route, 476 Minneapolis
i
Ride Lot, and the 157th Street Station.
station experiences low park and ride utilization
apolis Express and 480 St. Paul Express Route.
CO
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relative to previous years. The utilization may re-
bound with the redevelopment of Orchard Place,
L
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located north of the station. Routes 477 and 479
parking spaces both in
Routes offering trips in the middle of the day.
serve the 157th Street Station.
and surface parking. The facility also includes an
Furthermore,
Demand -Response Service
and bike lockers and
Unique transit needs in the community are
Red Line station. Per Metro Transit's 2016 Park
temporarily or permanently disabled
is at capacity and relies on overflow lots
tions are varied and are typically provided by spe-
N
01,
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
0
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Programmed or Planned Improvements
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without waiting for metered
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METRO Red Line
Cedar Avenue northbound from Palomino
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Travel demand management (TDM)
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trips by shifting travelers from driving alone into
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shared ride arrangements or by encouraging al-
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explored in the Cedar Avenue Corridor Transitway
management
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services to employers and individuals.
large windows thus, visually uniform and easy to
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need for more park and ride opportunities
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northern part of Apple Valley in 2011. There
The city supports travel demand management to
been difficulty acquiring land near the 140th Street
Transit Advantages
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employer participation in travel demand manage -
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of the METRO Red Line project, the METRO Red
el demand management programs. Development
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situations where the commuter traffic
plans will also be reviewed to ensure transit is ac -
than 35 miles an hour.
CO
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
the decision-making processes within these orga-
Park and Ride Facilities
nizations and
high-level transit service in the city.
METRO Red Line include a
the redevelopment at Orchard Place and
welcoming of hundreds of new jobs, there should
station, described in detail
be a focus on inviting large employers to engage
previous section.
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in TDM measures.
sit promotion and transit alternatives, like carpool -
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between employers and
structured and surface
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parking. Due to consistent peak capacity,
sion may be warranted.
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of a station and corridor -wide station
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Cedar Avenue
included in
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The City of Apple Valley may directly work with
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Transitway Implementation Plan Update. To
MVTA and DARTS to influence the decisions of
guide transit oriented development near stations,
these organizations. They city may also weigh in
Apple Valley can complete station area plans.
on the planning and management of the METRO
Red Line. The city should continue to fully engage
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
i _ ure ' . Existin: Transit ervic :-
cth
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
a
They provide connec-
To
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e171
Pedestrian
tions to regional facilities in neighboring cities,
and serve to connect priority regional bicycle
In 2010, the City of Apple Valley produced Bike -
transportation corridors and alignments.
inform and improve alternative
The Tier 1 Corridors and Alignments in Apple Val -
the city are serving the dual role of providing recre-
ley primarily follow a north -south orientation. They
c
5
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multimodal connectivity.
(o
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assessed the existing
Johnny Cake Ridge Road, and also Cedar Avenue
of pedestrian and bicycle facilities, along with the
south of CSAH 42 (see Figure 11).
CSAH 42 (150th
city primarily east -west
Street W), and CSAH 38 (McAndrews Road) (see
the Apple Valley Comprehensive Plan.
(13
expansion of transit facilities and expected con -
framework of designated regional corridors and
tinued increases in automobile use costs. Thus,
alignments and defines critical bicycle transporta-
pedestrian and bicyclist system improvements will
tion links to help municipalities guide their bikeway
need to focus on enhancing connections between
roadway system
vided into two tiers for regional planning
vestment prioritization:
Tier 1 — Priority Regional Bicycle Transpor-
Corridors and
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neighborhoods and the
been determined
the Cedar Avenue BRT Improvements. As pre -
to provide the best transportation connectivity
viously noted, BRT offers passengers the option
to regional facilities and developed areas, and
to bring a bicycle along to complete their trip to a
are given the highest priority for transportation
4-
0
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pedestrian trails] within a half -mile
Tier 2 - Regional Bicycle Transportation Net -
N
around a transit station or stop can have a high
u
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
1:ure 1. Existin: Pedestrian and Bic cle ste
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Major Sport Entertainment Centers
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R3TN Tier 2 Alignment
RBTN Tier 1 Corridor
RBT N Tier 2 Corridor
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
c
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construc-
alteration/construction
tion permit is filed, whichever is earlier. MnDOT
Lake Alimagnet is designated in Minnesota State
must also be notified (see MnDOT Rules Chapter
have public air -
O
c
a)
0
Rules Chapter 8800.2800 as authorized for pur-
8800). The MSP airport/community zoning board's
its jurisdiction. However, the
poses of safe seaplane use. Lake Alimagnet is ap-
land use safety zoning ordinance should also be
Minneapolis -St. Paul
located south of the
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proximately 100 acres in size with adjacent land
considered when revie
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International Airport,
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operated by the Metropolitan Airports Commission
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Figure 12 shows the location of the FAA Radar
that height now.
aircraft in airspace over
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Site Design and
buffers it from being included
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noise policy area
cent noise contour study completed in 2016.
exceeding 200 feet.
construction
tallest structure in the City is a 150 -foot communi-
Airspace Protect^"
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standards, any
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MnDOT Aeronautics
applicant who proposes to construct a structure
200 feet above the ground level must get appropri-
Proposed Construction or Alteration", under code
headquarters and regional offices.
These forms
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
A:Frm1wiTImmTilm.
1NfO11Y2 O J
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BURNSVILLE
c
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Municipal Boundaries
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
result (broken curbs and landscaping destruction).
Commercia
Inadequate truck queuing can also be a problem,
requiring temporary on -street parking.
An assessment of industrial and commercial truck
According to a recent report prepared by MnDOT
Valley should
ingress/egress areas
0)
COCO
such issues have
performed for properties where
ment", one of the top-ranking strategies to reduce
operational efficiencies, and infrastructure preser-
provide design
the Twin Cities is to
In addition, the MnDOT guidance will pro -
local governments for accommodating trucks on
vide support to the City of Apple Valley in conduct -
local roads. A copy of the 2005 technical report is
available on the MnDOT web site at:
ing site plan reviews for new developments and/or
dot.state.mn.us/ofrw/PDF/trucksTCTM2005
redevelopments.
a. This strategy was adopted by MnDOT and
the impact of Heavy Commercial Average Annual
present unique traffic control needs, and demon -
.- 1 1
>
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concerns for local
a)
geometric design
mensions and weight.
Typical examples include driveways or approach -
L >
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turning space causes safety conflicts between the
use. Pedestrians approaching
driveway intersection on a sidewalk may not sus-
pect a truck's approaching off -tracked rear tires. In
addition, damages to public infrastructure can also
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
1 _ ure . Existin _ Frei _ ht and Heav ommercial ste
z
c9
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150
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Municipal Boundaries
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
a)
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Roundabout at
0)
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lanes at major intersections from CSAH
(McAndrews Road) to 140th Street.
Cake Ridge Road
Traffic Signals
This section summarizes the improvements iden-
tified through this transportation planning process.
Road 33/Diamond Path.
0
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the City strongly encourages MnDOT to construct
1 1 1 1
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Reconstruction at CSAH
dress in the near future.
Safety Improvements
Reconstruction at CSAH
of these recommenda-
the implementation
to effectively and safely accommodate anticipated
growth and the needs of its residents, employers,
of the recommendations will be defined based
the City's partners (Dakota County, MnDOT, and
neighboring communities), and through the devel-
opment of future Capital Improvement Programs.
Roadway Network Recommendations
42 and Garrett Avenue
Several roadway improvements have been iden-
The following City street intersections should be
Traffic Signal Construction at Johnny
tified. The recommendations are organized
monitored over time to determine
Cake Ridge Road and Upper 147th
those that have been programmed (funded) and
concerns increase and intersection improvements
those that should be implemented in the future as
should be pursued:
issues arise.
140th Street/Galaxie Avenue;
0 N
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2 -a
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0 =
Q
Programmed Improvements (funded)
147th Street/Galaxie Avenue;
Median/Access Modification at Elm
157th Street/Galaxie Avenue;
Drive and Redwood Drive
153rd Street/Garrett Avenue; and
Planned Improvements (non -funded)
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turn lanes at major intersections from CSAH
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with 155th Street at Pilot Knob Road.
with Dakota County.
Convert Johnny Cake Ridge Road from 4 -lane
M
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
sidewalk and
c
rin
(o
a)
c
0
00
c
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trail networks
Construction
South side of 140th Street from Gal-
axie Avenue to Cedar Avenue
South side of CSAH 38 (McAndrews
0
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tion of crash rates, types, and severity is conduct-
ed at each location.
Transit Service Recommendations
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To attain a pedestrian and bicyclist system that
tions are listed below.
of the resi-
U)
a)
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best addresses the
Construct a 3 -mile extension of the METRO
dents, the City will need to continue pursuing op -
Road) from Galaxie Avenue to Gar-
portunities for system enhancements. Potential
to continue to build
a)
0
c
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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a)
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Protect water and natural resources
responsible management of development and
redevelopment activities.
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involvement, and Cooperation.
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goals for the six mini
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direction provided in the SWMP yields results.
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BMPs that address each of the six min-
NPDES and TMDL requirements
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Stormwater
an assessment of the amount of a pollutant that a
Public education and outreach
a)
waterbody can receive and still meet water quality
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N
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67
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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the City's SWPPP.
list includes four
affected waterbodies.
system includes not only
The City's stormwater
lakes in Apple Valley:
constructed
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Alimagnet Lake
wetlands, and other drainage ways.
to more typical
Farquar Lake
Keller Lake
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and culvert inlets,
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basins, and riprap-protected banks, and storm
take the lead to complete and implement TMDLs
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the watersheds are located wholly within the city.
and water quality treatment facilities to identify ex -
For impaired waters located in the city with inter-
cessive sediment build-up, collected debris, and
community watersheds, the City may request the
undesirable vegetation. The City will use inspec-
0
Q
E
is privately owned and maintained.
tion data and available modeling results to priori -
lead or co -facilitate the completion and implemen-
ant to educate and involve residents and business
tize pond maintenance needs.
tation of the TMDL study. For TMDL studies that
have regional implications the City will cooperate
economic
maintain the
with lead agencies as appropriate.
support necessary to implement the SWMP. Com -
and responsibilities
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municating the City's
Stormwater System Operation and Mainte
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to these issues
portant role in enabling the City of Apple Valley to
age residents' expectations, discourage behaviors
implement its water resource management pro-
munity capacity for practices that positively impact
ment program is closely tied to implementation of
stormwater system.
water resources.
its NPDES MS4 permit; several of the City's edu-
nance will ensure that the stormwater system con -
cation measures are included in the City's SWPPP
intended benefits. The City's operation and main -
r -
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
E
E
0
Development
Priority Lake Management
official controls, the City encourages infiltration as
redevelopment activities may
w
H co
MPCA impairments,
and/or WMO classifi-
coordination with other
loads reaching high
ca
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bodies include
ances and
N
Alimagnet Lake
minimize negative effects of development and
O
Cobblestone Lake
Farquar Lake
ordinances, the City's project review and permit -
Keller Lake
Conservation
that all projects
includes requiring and verifying
The City's SWMP and ordinances include require-
SWMP implementation program includes actions
agement guidance.
ties that address the following:
to maintain or improve water quality in
enhancement of
recognizes lakes as complex systems
to numerous natural and other
variables are difficult to predict. Therefore, the City
a)
i
adaptive management approach.
CO
U)
a)
City may modify its planned future actions as nec-
Standards for
Stormwater runoff water quality
wetland resources
Erosion and sediment control
•
cent waterbodies)
Wetland impacts and vegetated buffers
essary based on the results of prior actions, new
sions in the SWMP.
data, or other factors.
Regulation of activities that may impact individual
(including devel-
land-disturbing projects
opments), depending on the type of project. The
site-specific wetland boundary delinea-
City reviews each proposed activity for consisten-
cy with its official controls prior to issuing permits
co
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
right locations at the right times. Conformance for
1
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coc
(a
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ments to achieve the water resource manage -
the Metropolitan
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maining priority lakes
non-structural projects (e.g.,
expectations identified
overall density
MSP 2040.
well as structural improvements (e.g., construct-
ing an infiltration basin). These activities are sum -
plan. This section of the Utilities
approved annually by the City Council.
1
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sive Sanitary Sewer Plan (see Appendix) that pro -
the intent to achieve the City's goals
tal improvement projects to maintain the function
information needed to meet the
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promoting efficiency and minimizing cost. There -
reduce flood
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of its sto rmwate r
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lection system will provide insight into its ability
that may reduce the City's financial responsibility.
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trunk sewer system is mostly
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risk or severity.
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collection system was evaluated for its ability to
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2040 to ensure that the Metropolitan Council's re -
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lake management plans, or other planning efforts.
9)
CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
Road, 197th Street East and the Vermillion River,
cpC.)
in Section 21 of Empire Township. Conveyance to
P is provided by the MCES In-
terceptor mains beginning at meters M643, M648,
The City's trunk sanitary sewer system is shown
and M644.
on Figure 9.1. The trunk system consists of gravity
lines ten inches in diameter and
Wastewater from approximately 1,800 acres in the
is divided into five
tions and forcemains. The
Comanche
(0
0
0
0
MCES Seneca
for a separate trunk system.
gan. Conveyance to the Seneca plant is provided
The Southwest, South Central and Southeast Dis-
by the MCES Interceptor main from meter M644A
tricts are the largest districts and flow leaves Apple
and trunk sewers in the City of Eagan and Burns -
Valley to the south through MCES interceptor lines
Districts are the
Burnsville and Eagan Outl
which all flow to the north into Burnsville and Ea-
gan respectively. There are no trunk sewers in the
Eagan Outlet. This area is only served by sewer
laterals and encompass a regional park, zoo, and
small residential area.
list of these locations and their average flows
in Table 9.1 These flows all lead from
Apple Valley through other municipalities to either
vi
0
the Empire or Seneca
of Apple Valley, of which approximately 487 acres
(0
.a
E
W
U)
W
0
N
U)
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(a
N
U
ca
P) located near Pilot Knob
treatment plant
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
i
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community Flows
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South-Centr n
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Southeast (SE)
Burnsvillc
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Eagan Outlet
Eagan Outlet
which all flow to the north into Burnsville and Ea-
gan respectively. There are no trunk sewers in the
Eagan Outlet. This area is only served by sewer
laterals and encompass a regional park, zoo, and
small residential area.
list of these locations and their average flows
in Table 9.1 These flows all lead from
Apple Valley through other municipalities to either
vi
0
the Empire or Seneca
of Apple Valley, of which approximately 487 acres
(0
.a
E
W
U)
W
0
N
U)
N
(a
N
U
ca
P) located near Pilot Knob
treatment plant
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
1:ure • . , andar ewer ste
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
conditions assuming that the population and em-
ployment forecasts are achieved. The purpose in
MCES at 4 me -
flows are measured
Lift Stations
The City's sanitary sewer system consists of 9 lift
developing the future
changes to the system that may be required and
hourly flow data is available for the MCES meters.
(0
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to allow for the development of a sustainable cap -
Peak month and peak hourly flow data help deter -
been sized to handle buildout of their
ital improvements program for the wastewater col -
the capacity information
tions. The locations of the lift stations are shown
of the comprehensive planning effort.
be used to estimate the breakdown of wastewater
flow between residential and other land uses. Wa-
WV4- •7IKT- .T • I ection
ter use data indicates that winter residential wa-
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residential portion
the average per capita wastewater flow is approx-
When comparing
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10 -year average dry weather flows to the same
winter quarter water usage, the wastewater flow is
Table 9.4 presents the projections broken down
approximately 97% of the water use. The metered
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dry weather wastewater flow correlates quite well
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with the metered water use for the same time
Large Sewer Users
At the present time, there are no major industries
in Apple Valley whose average daily sewage flow
exceeds 50,000 gallons. At this time, no industries
The comprehensive wastewater plan is developed
ter before discharge into the City's system.
in part to portray the condition of the Apple Valley
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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with the metered water use for the same time
Large Sewer Users
At the present time, there are no major industries
in Apple Valley whose average daily sewage flow
exceeds 50,000 gallons. At this time, no industries
The comprehensive wastewater plan is developed
ter before discharge into the City's system.
in part to portray the condition of the Apple Valley
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
ticipate the gradual reduction of wastewater flow
to note that these
conservation
flow rates will vary as systems expand and age, so
it is prudent to use traditional design values when
looking at the design of new lateral sewer or trunk
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* Interpolated Values
The 2040 Land Use Plan served as the basis for
Sanitary Sewer Flow Projections
the development of the sanitary sewer flow pro-
jections and analysis of the trunk system. Unde-
veloped land area within the City was determined
to be approximately 500 acres. These areas were
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further defined by type of land use. Land use flow
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Tables 9.5 and 9.6 present projections of sewered
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rates can be used to generate average annual flow
portions of the City served by the Empire and Sen -
projections for these specific development areas.
Ps, respectively, as prepared by MCES
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and presented in its Thrive 2040 Water Resources
To forecast future flow from
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standards and
torical flow data, industry
has indicated that
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MCES data were used.
regional data suggests the current overall aver-
age annual flow is 85 gallons per capita per day
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(gpcd). This is lower than the traditional default for
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sewer design of 100 gpcd.
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flow projections for their system based
gpcd and 15 gallons per day (gpd) per employee.
These figures are for new development and an-
* Interpolated Values
d
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
1 _ure • . M E Metershed oal Peakin _ Fac
0
to
0
4-
will be utilized for
from development areas.
L L
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_ C ++ N rl O cp. 00 r- C9 Ln co N rl O
(Y) 00 C1 N N N N N N N N N N
a
2.51- 3.00
3.01- 3.50
3.51- 4.00
4.01- 4.50
4.51- 5.00
5.01- 6.00
6.01- 8.00
8.01-- 10.00
10.01- 12.00
12.01- 16.00
16.01- 20.00
20.01- 30.00
0
0
00
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LI a
0.11- 0.20
0 0 0 0 0 0 0 0 0 0 0
CO Ln C9 ti 00 0 N Ln 0 Ln
0 0 0 0 0 0 N N
N CO Ln C9 r` 00 O N Ln O
0 0 0 0 0 0 0 rl T21 CSI
i:ure •. Desi:n Peakin: Factor Tabl:-
0o r- C9 LC) CY). N rl O o 00 r`
N N N N N N N N N rl rl rl
1.90 - 2.29
2.30 - 2.89
2.90 - 3.49
3.50 - 4.19
4.20 - 5.09
5.10 - 6.39
6.40 - 7.99
8.00 - 10.39
10.40 - 13.49
13.50 - 17.99
18.00 - 29.99
over 30.00
c° 0 M. 00 r` (0 L() J 00 N o 0)
o.
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0.00 - 0.11
0.12 - 0.18
0.19 - 0.23
0.24 - 0.29
0.30 - 0.39
0.40 - 0.49
0.50 - 0.64
0.65 - 0.79
0.80 - 0.99
1.00 - 1.19
1.20 - 1.49
1.50 - 1.89
MCES has recognized that these peaking factors
reflect that sanitary sewers (local and regional)
have been designed for an average combined flow
(T3 CO
c O) Q
to C c c
to - 0)
W (0 N
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able ratio to the average
to describe this ratio, called
(PFF), indicate a decreasing ratio of peak flow to
gallons per capita per day MCES has adjusted the
i
D
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00
N
7
>
D
D
to
0
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l0
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to
0
0
termining I/I mitigation. This adjustment essential -
a)
al infiltration and inflow in
the extensive flow data within their system to cor-
relate actual peaking factors with the formulated
a)
to
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a)
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curves. A summary of the design peak flow factors
the peaking factors for MCES metershed goals
T1
c
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
0 >,
co
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co
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Table 9.7 Land Use Flow Facto
Person/ Gal/
Land Use Type
Unit Cap/Day
Low Density
3.5
Residential
0
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r-
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(Ni
Medium Densi-
ty Residential
High Density
Residential
Commercial/
Industrial
Mixed Busi-
ness Campus
Parks/Recre-
ation
Undevelopable
(Water/Pond)
MCES has recognized that these peaking factors
reflect that sanitary sewers (local and regional)
have been designed for an average combined flow
(T3 CO
c O) Q
to C c c
to - 0)
W (0 N
E- - L
able ratio to the average
to describe this ratio, called
(PFF), indicate a decreasing ratio of peak flow to
gallons per capita per day MCES has adjusted the
i
D
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00
N
7
>
D
D
to
0
O
l0
T
O
to
0
0
termining I/I mitigation. This adjustment essential -
a)
al infiltration and inflow in
the extensive flow data within their system to cor-
relate actual peaking factors with the formulated
a)
to
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a)
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curves. A summary of the design peak flow factors
the peaking factors for MCES metershed goals
T1
c
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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a o
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communities that are
mine total flow projections for the community. The
10 -year annual average per capita flow rate from
Apple Valley is approximately 66 gallons per day
(gpd), which is slightly lower than the current over -
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These projections agree with MCES projections to
an indication of the general trend in water conser-
P. (Table 9.10) Me -
the Empire and Seneca
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vation similar to what the City has seen with the
also be an indication that
tershed M644A flows to Seneca
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water system.
other metersheds flow to Empire
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wastewater
4)
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summarized
in Apple Valley's system
the overall
is slightly below the metro area system average.
able ' . 1 M E Pro ected Flows b Treatmen
u.
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no unsew-
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age thus for planning
flow projections. This is a slightly more conserva-
undeveloped area in the southeastern area of the
as summarized below in Table 9.8. It is
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2040 Water Resources
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needs such as sewer systems.
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Analysis using the hydraulic model showed that
no areas within the existing system experience
Sanitary Sewer Trunk System Analysis
design capacity. Al-
ing of the sewer beyond
model analysis was
The hydraulic
determine the
a)
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T
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L
(a
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though no areas surcharge, a
ing system. After determination of available capac-
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trunk sewer are within the 10% to 40%
and should be reviewed with
bone components of the system was developed.
the model if and when
cur in the future.
for the extension of sewers considering depth re -
of undevel-
N
0
(a
including the addition of 500
N
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showed adequate capacity to handle
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the planned land use for these areas. It is recom-
c
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quirements and connections to existing
sewer mains and forcemains. Wastewater flow in -
T
mended to use the updated hydraulic model to re -
individual water meter data
customer database to allocate wastewater flows
view future development of these areas as actual
development information becomes available.
completed for the trunk
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community. Future sewer flows
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information provided
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determined
the Land Use Plan in which demands were de -
0
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showing available capacity is shown in Figure 9.4.
termined by land use categories for undeveloped
u
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
1
1: ure • . A anitar ewer Trunk stem Remainin : aacct
c c c .E
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
weather flows
weather periods,
meeting its I/I Goal.
0
=
C
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C
Included within the MCES 2040 Water Resources
communities discharging
0
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that met in 2003/2004 to address the
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of the water use for
E
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MCES's excessive I/I
c
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Inflow is typically stormwater that increases peak
for the last 10 -years. It also compares the various
flows to help quantify the amount of I/I entering the
system on an average basis.
a) to
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c u .c 2
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= C
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rainfall events from
manhole covers,
c
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foundation drains, and rain
per day (mgd). The I/I Goal is equal to the adjusted
average dry weather flow (ADF) multiplied by the
wastewater system through cracks and openings
respective peak hourly factor. The ADF is based
sewer mains, service laterals, joints, and de -
upon a 10 year rolling average of meter flow data
a)
to
determined
to
manholes. It
cost for source removal of I/I was much more cost
future forecasting. As part of the ongoing I/I efforts
a procedure manual is updated by the Metropoli-
excess I/I. Therefore, the current program focuses
tan Council for the subsequent program year. The
City's Comprehensive Sanitary Sewer Plan (See
gional system.
to
O
Q
In 2009/2010 the
Charge Task Force reviewed goals of the current
program including a possible demand charge. The
program similar to the existing
the system. To
not working towards
.w_
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to
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
On-going Mitigation Plan
The City has a proactive program directed at iden-
tifying and correcting I/I, including the following:
a)
new sanitary
cy)c U N
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Cured In Place Pipe (CIPP) Lining spot repairs
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areas as iden-
a)
could have a large impact on the system or min -
Comparing annual average (AA) to average
'S 2 c to Q c O :(7)>—
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looking at typical peaking factors. This equates to
been only limited data collected during
mgd during wet weather periods.
efforts which makes it is difficult to ac -
O
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By looking at flows over the course of a year it is
J
N
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0
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Additional manhole
more difficult to determine peak
instantaneous or peak hour events that are mostly
structures because of
associated with inflow. A one (1) inch rainfall event
construct of area)
d7
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
0)
development proceeds. Based on the computer
0
0
.a)
c
To
0
E
0
modeling analysis, the addition of 500 acres of un-
0
_c
developed land shows adequate capacity in
current system to handle the planned land use for
nance regulating the installation of on-site waste -
these areas. The hydraulic model will be updated
water disposal systems. Under this ordinance, the
0)Q
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0
00
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meters in 2018 and
Sewer flow
on an on-going bass to review future development
design of the system is reviewed and permitted in
0
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lL
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a)
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in select areas
of these areas as actual development information
1
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c
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accordance with
becomes available.
and its amendments. A copy of the
c
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c L
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w
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will explore and identify ways to improve the san-
Sewer Plan.
Resident education — website, newsletters
itary sewer system, such as during reconstruction
projects for sanitary sewer mains, lift stations and
systems are
a)
1
1
)0
0
0
L
0
O
c
0
co
0O
0
i—
Field observation — wet weather manhole in -
will continue
forcemains. In addition, the
shown on Figure 9.5. At the present time, no sig -
maintenance and
c-
o
co
^L'
a)
0
0
W
L
L
0
nificant problems are known to exist for the exist -
efforts as identified previously.
ing on-site systems
a --r
a --r
cuL
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Preventative maintenance is extremely
mprovement Program
c0
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cover and the business was notified.
ing a sanitary sewer system that meets the City's
and annual inspections, SCADA monitoring, elec-
co
W
0
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al 0
c rn
(0 0
trical inspections.
the City's trunk
current and future needs
goals and projections.
has been constructed. The trunk system
E
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1 cocu L
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oil or other material to
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
L
73) E
t— E a) to
2 ' 0
N
CO.— ..-. . u)
— , °IL, ....›'
c a) ., c ,,:, c
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Water use in Apple Valley from 1996 to 2016 is de -
Water Use
Water Utility
E
E
O
safe, clean drinking water to the
as the Water Emergency
in previous plans
and Conservation Plan (2006) or the City's Com -
City routinely updates its water supply plan, wa-
mand (total annual demand divided by 365) has
ter rates and capital improvement plan to ensure
to exhibit a downward trend over the last
0
0
a)
The past 5 -year average is
N
c -0
= (a
0) 0
which is a decrease from the 5 -year average of
the 2016 population served to be 66,641 people
while the actual reported 2016 population served
was approximately 50,350 people. However, fu -
that the plans are current, relevant and effective
to meet the City's needs into the future. The plans
6.6 MGD reported in the 2006 DNR Water Supply
ture growth and increased population and result -
maintenance of the municipal water system.
(a
0
ing water demand is anticipated, as addressed in
a following section.
Apple Valley completed a Water Supply and Dis-
tribution Plan in October 2002 and a DNR Water
hrou _ I ZI)t:
Conservation Plan
Emergency and
HISTORICAL WATER DEMAND PROJECTIONS
O O O O O
O O O O O
O Lf� O Lf� O
co N N r r
P.4.!4! I
eaaoa
d uo!lena
asu as
IBM
O O O O O O O O O O
Lo O LSA O ui O L i O Lo
u-) co co N N r r
conjunction
Metropolitan Council requires that the City submit
a Water Supply Plan as part of the 2040 compre-
WOW) aNvW3a 1:131VM a3133f Obd
hensive plan update. In addition, all public water
suppliers in Minnesota that operate a public water
distribution system, serve more than 1,000 people
and/or all cities in the seven -county metropolitan
area, must have a water supply plan approved by
the Department of Natural Resources (DNR). To
more detail about Apple Valley's existing
.(0
0
O
and future water supply, see the 2018 Minnesota
DNR Water Supply Plan, which is included as an
Appendix to this Comprehensive Plan.
9661*
cc
>w
Annual Precipitation (in) - MSP Airport Gage
Average Day Demand
N
N
07
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
% Total Annu-
al Us
3.53%
0
00
0
00
O
0.87%
0.85%
0.53%
0
0
0.38%
0
Co
O
0
C0
O
ume Users
Gallons per
Year
64,686 000
0
O
O
6
00
O
Ci
00
15,952,000
15.868,000
0
O
,-i-
00
LSA
LSA
O
O
0
0
cr.
0..
0)
O
O
0
co
0)
O
o0
7,030,000
6,404,000
5,692,000
Table 9.W1 Large Vo
Customer
Minnesota Zoo
Cedar Knolls Mobile
Homes
Eastview High Scliooi
Sprinkler A
Cobblestone Lake
Master Association
Kingston Green Apart-
ments
Eastview High Schoo!
Sprinkler E
Quarry Point Park Ath-
letic Complex Sprinkler
Apple Valley Estates LP
Uponor
Paradise Car Wash
Total Per Capita Water Demand: Total per capita
Maximum daily
co
E
0
Maximum Daily
or downward trend.
Paul Airport can be an indicator, but does not al -
ed for water use is the volume of water withdrawn
ways correlate to maximum day demand.
from all source water minus the volume of water
tor is the ratio of the average maximum day to the
goal of reducing unaccounted for wa-
average peaking factor of 2.5 for 2007-2016. This
ter to less than 10%. Apple Valley's exceeds this
goal with a recent 5 -year average unaccounted for
factor from 1996 — 2006, which was 2.8.
reported in the
previous 5 -year average of
a goal of reducing the residential per capita water
demand to less than 75 gallons per capita per day
consumption of water.
ported in the 2006 plan.
CITY OF APPLE VALLEY I 2040 Comprehensive Plan Update
0
L
0.
Water Demand
The projected annual water demand through 2040
Q
O
L
W
2
is summarized in Table 9.W2. The
Council provided
projections for all other years were extrapolated.
population served is based on estimates provid-
ed in the Metropolitan Council "Thrive MSP 2040"
O
Over the last decade, the total per capita water de -
capita demand
mand has exhibited an
of 2.5%. The projected
in 2017 is based
demand over the last ten years. This is equal to
122.6 gpcd. The City considered reducing the total
per capita demand estimate in the projections, but
decided to keep it steady at the 10 year average
a)
c
O O
0 to
O w o-
^=
W
a) -0
C
c W
co p
TO CU
•L -0
W`
}+
0)
E^`
.c W
C
W
To U
U a)
N • O
L
E Q
E a)
OoF-
Million Gallons per Day
2
Gallons per Capita per Day
U
0
total per capita per day multiplied by the projected
This is then divided by one million to
get the average day demand in MGD.
is based on the aver-
co
E
CO
E
E
X
ca
E
age annual peaki
mand is multiplied by the peaking factor to obtain
the maximum day demand in MGD.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
O 0
= 73L(5
O E 2
0 .>7 E
(13 Cll
0
N
f`
LC5
r -I
C9
LC
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N
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N
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N
N
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ter Demand
Projected Population
Served
50,629
52,079
53,530
54,980
0)
0)
c0iri
L
00
rl
00
10
56,237
56,656
57,075
59,170
63,520
74
c
C
.
4)
1 cO
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S12, co
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oc1-
o
1
~
I
in
O
I
54,238
55,500
55,870
56.240
56,610
56,980
110
00
10
59,200
63,600
a)
.,
0
a
NL
•
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a)
72
H
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ti
rl
0
N
00
rl
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6)
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0
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0
N
0
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rl
N
0
N
N
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0
CN
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N
0
N
N
0
N
LOO
N
0
N
Cr
0
CN
0
0
CN
0
L
0.
Water Demand
The projected annual water demand through 2040
Q
O
L
W
2
is summarized in Table 9.W2. The
Council provided
projections for all other years were extrapolated.
population served is based on estimates provid-
ed in the Metropolitan Council "Thrive MSP 2040"
O
Over the last decade, the total per capita water de -
capita demand
mand has exhibited an
of 2.5%. The projected
in 2017 is based
demand over the last ten years. This is equal to
122.6 gpcd. The City considered reducing the total
per capita demand estimate in the projections, but
decided to keep it steady at the 10 year average
a)
c
O O
0 to
O w o-
^=
W
a) -0
C
c W
co p
TO CU
•L -0
W`
}+
0)
E^`
.c W
C
W
To U
U a)
N • O
L
E Q
E a)
OoF-
Million Gallons per Day
2
Gallons per Capita per Day
U
0
total per capita per day multiplied by the projected
This is then divided by one million to
get the average day demand in MGD.
is based on the aver-
co
E
CO
E
E
X
ca
E
age annual peaki
mand is multiplied by the peaking factor to obtain
the maximum day demand in MGD.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
The City's twenty wells ranging from 487 to 1127
ed significantly high water demands due to greater
D
L
0
population projections and higher per capita water
Prairie Du Chien - Jordan and Mt. Simon ground -
use projections. The comparison between
water aquifers (See Table 9.W4 and Figure 9.W4).
vious planning effort projections and
ones are summarized in Table 9.W3.
Five of these wells in the Jordan and Mt. Simon
aquifers are available only for emergency use.
om 1 rehensiv :-
LK +t'IK"
'Ian om 1 ariso
0
N
O
h
6)
O
O
N
ti
Previo
O
a)
0
O
co
0
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N },
}, 0
c
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6)
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co
N
0
N
10
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0
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N c,
c
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0
Existing & Ful ire water System
The existing and future water system for the City
of Apple Valley (Figures 9.W2, 9.W3 and 9.W4)
consists of wells, a water treatment plant (VVTP),
booster station and watermain
ranging from 6 inch to 24 inch diameter located in
three (3) pressure zones. Each component and its
adequacy for the future based on the 2040 popu-
lation projections and land use map is described in
more detail in the following sections.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
(0
The firm capacity of the system, which assumes
the largest well out of service, is 22,350 gpm (32
MGD). The firm capacity without emergency wells
is 18,150 gpm (26 MGD). To meet the needs of the
system, firm capacity should equal or exceed the
in accordance with A
Works Association) recommen-
jected maximum demand of 19.1 MGD.
The locations for future Wells No. 21, 22, 23 and
24 were selected at the time of the last compre-
population and water demand were expected. As
indicated above, these wells are not expected to
be needed by 2040. However, they will remain in
the City's plan and continue to be evaluated.
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Other Water Supply
System Owner
BURNSVILL ( OUN1
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ROSEMOUNT - EVER -
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their system needs to ensure adequate water for
domestic and fire use.
CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
Apple Valley stores water in six existing storage
in suspension) are trapped on top of the media.
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of meeting the projected demands. Much of the
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
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upper pressure zone without exceeding 80 to 100
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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(a
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upper pressure zone without exceeding 80 to 100
ate pressures to residents.
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tem was updated and calibrated in 2017. It is used
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
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ed in 2006. The residential per capita demand has
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emergency water connections.
expand them as appropriate. A meter replacement
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program is currently underway and it is anticipated
that all meters will be replaced by 2020. The City
Water Conservation Plan
Wellhead Protection
employs conservation billing strategies for water
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and rates are evaluated annually.
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are measured
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CITY OF APPLE VALLEY 1 2040 Comprehensive Plan Update
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the Water Utility to achieve the goals and policies
set forth and maintain the long-term sustainability
of the Utility. A Capital Improvement Plan (CIP) is
in place to cover expansion (if needed), repair and
maintenance of the water system and is updated
As discussed in this plan, the capacity of current
wells, water treatment plant and storage facilities
meet the future demands based on the 2040 pop-
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regulated, existing
stituent becomes
Future CIP projects will explore and identify ways
to improve the water system, such as investigating
of increasing watermain size during reconstruction
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CITY OF APPLE VALLEY 12040 Comprehensive Plan Update
APPVaIIey
ITEM: 5.A.
PLANNING COMMISSION MEETING DATE: June 6, 2018
SECTION: Land Use /Action Items
Description:
Appliance Smart Building Conditional Use Permit and Building Addition Site Plan/Building Permit
Authorization - P C 18-06-C B
Staff Contact:
Thomas Lovelace, City Planner
Department / Division:
Community Development Department
Applicant:
Seventy Three Seventy, LLC
Applicant Date: 3/7/2018
60 Days: 5/5/2018
Project Number:
PCI8-06-C B
120 Days: 7/4/2018
ACTION REQUESTED:
If the Planning Commission concurs, staff is recommending the following:
1. Approval of a conditional use permit to allow for a 2,973 -sq. ft. Class II restaurant with
drive-through window service; subject to the following conditions:
o The Conditional Use Permit shall apply to property to be platted as Lot 2, Block
1, Apple Valley Retail 2nd Addition.
o Such operations shall be conducted in conformance with the site plan date
stamped May 16, 2018, subject to the removal of the 23 parking spaces along the
south side of the building.
o All the existing parking spaces in the north lot shall be re -striped prior to
occupancy of the building addition.
o Landscaping in conformance with City Code requirements shall ne installed in all
parking lot islands prior to occupancy of the building addition.
2. Site plan/building permit authorization to allow for construction of a 7,087 -sq. ft.
addition to an existing 48,960 -sq. ft. retail building located at 7370 153rd Street West
subject to the following conditions:
o All mechanical equipment shall be screened in accordance with the City's zoning
code.
o The trash enclosure shall have walls that are architecturally compatible with the
exterior finish of the proposed addition.
o An existing storm sewer line that will be located under the building addition will
need to relocated to the satisfaction of the City.
o Approval and issuance of any permits shall be subject to meeting all the
requirements set forth in the City Engineer's memo, dated June 1, 2018.
SUM MARY:
The petitioner is requesting the following:
1. Approval of a conditional use permit to allow for a 2,973 -sq. ft. Class II restaurant with
drive-through window service.
2. Site plan/building permit authorization to allow for construction of a 7,087 -sq. ft.
addition to an existing 48,960 -sq. ft. retail building located at 7370 153rd Street West.
The 4.48 -acre lot is located along the south side of 153rd Street West, approximately 1/8 -
mile east of Cedar Avenue. Adjacent uses include Planet Fitness and Cub Foods grocery
store to the West, Office Max to the north, the Dollar Tree store to the east and the MVTA
(Minnesota Valley Transit Authority) bus layover facility to the south. Planet Fitness, Cub
and Dollar Tree are designated "C" (Commercial) on the City's 2030 Comprehensive Land
Use Map and "RB" (Retail Business) on the City's zoning map. The Office Max store is
designated "C" (Commercial) and part of the "PD -244" (Planned Development) zoning
district, and the bus layover facility is designated "MIX" (Mixed Use) and zoned "PD -507".
In 2013, development plans were submitted and approved to allow for construction of a
6,364 -sq. ft. addition. The proposed addition was expected to be the location of a Class I
restaurant that included a 1,400 -sq. ft. outdoor patio area. Because no building permit was
issued within one year of the approval of the site plan/building permit authorization
resolution, the approval lapsed. New plans have been submitted for a slightly larger building
addition at the same location, which will now include a Class II restaurant with a drive-
through window and an additional tenant.
BACKGROUND:
Comprehensive Plan: The 2030 Comprehensive Plan Land Use Map designates the site
"C" (Commercial). The proposed addition and conditional use permit request would be in
conformance with the existing map designation and the goals and policies of the Plan.
Zoning: The property is currently zoned "RB" (Retail Business). Retail Business districts
are areas which are centrally located to serve the need for general retail sales. The current
use is a permitted use within the "RB" zoning district. The applicant is proposing to construct
a 7,087 -sq. ft. addition to the existing 48,960 -sq. ft. multi -tenant retail building, which is
occupied by an Appliance Smart, Becker Furniture and Becker Mattress stores.
The submitted plans indicate a 2,973 -sq. ft. Class II restaurant with drive-through window
service in the proposed addition, with space available for an additional tenant. The "RB"
zoning district lists a Class II restaurant as a conditional use, which is defined a use that is
permitted in a particular zoning district subject to meeting all conditions and standards for the
location or operation of the use.
Conditional Use Permit Request: A Class II restaurant is a conditional use within the
"RB" (Retail Business) zoning district. Conditional uses include those uses generally not
suitable in a particular zoning district, but which may, under some circumstances, be suitable.
When the circumstances exist, a conditional use permit may be granted.
The City may grant a conditional use permit, as the use permit was applied for or in modified
form, if it is determined that the proposed location of the conditional use is in accord with the
objectives of the comprehensive guide plan and the purposes of the district in which the site
is located and would not be materially injurious to properties or improvements in the vicinity.
The Planning Commission shall recommend a conditional use permit and the Council may
issue conditional use permits if it finds that the use at the proposed location:
1. Will not be detrimental to or endanger the public health, safety, or general welfare of the
neighborhood or the City.
2. Will be harmonious with the general and applicable specific objectives of the
comprehensive plan and code provisions.
3. Will be designed, constructed, operated and maintained so as to be compatible or
similar in an architectural and landscape appearance with the existing or intended
character of the general vicinity and will not change the essential character of that area,
nor substantially diminish or impair property values within the neighborhood.
4. Will be served adequately by existing (or those proposed in the project) essential public
facilities and services, including streets, police and fire protection, drainage, structures,
refuse disposal, water and sewer systems and schools.
5. Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be hazardous or detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors.
6. Will have vehicular ingress and egress to the property which does not create traffic
congestion or interfere with traffic on surrounding public streets.
7. Will not result in the destruction, loss or damage of a natural, scenic or historic feature
of major importance.
The original plan showed the entrance to the drive-through lane that would come directly off
the drive lane/private street that is shared with the Cub development to the west. Staff
indicated in the previous review that the proposed conditional use request would meet all the
requirements with the exception of no. 6, specifically the location of the drive-through lane.
The applicant has revised their plans and now shows the drive-through lane being accessed
in the Appliance Smart parking lot. The applicant still has not identified the location of the
menu board or a drive-through window by-pass lane, which may be problematic internally to
the site.
Site Plan: The site plan shows a 7,087 -sq. ft. addition that will be attached to the existing
building and will be built over a portion of a 44 -space surface parking lot located along the
west side of the existing building. This will result in the loss of 25 parking spaces in
that west lot. The applicant is proposing to pick up those lost spaces by adding 23 spaces
behind the existing building and four spaces directly in front of the proposed addition. The
site plan shows that the spaces in the rear of the building will be 19 feet long, which is one -
foot shorter than what is currently required by code.
The site plan identifies 235 surface parking spaces that will serve the site. The current
Appliance Smart and Becker Furniture and Mattress uses have a demand for a minimum of
69 spaces. The proposed addition could require a minimum of 47 parking spaces. If the uses
in the existing building were to change to a different type of retail operation, the minimum
number of parking spaces would increase significantly. The current parking lot in front of the
building and proposed spaces directly north and south of the building addition should be
sufficient for the uses in the current building and future uses in the building addition.
The site plan shows an additional 23 spaces in the rear of the building. During the initial
review of this project, staff expressed concern about the safety of customers and staff using
the proposed spaces in the rear of the building, especially during the evening hours, as well as
parking next to two outside water valves, downspouts and roof scuppers. Staff stated that
parking would not be allowed in front of the outside water valves, and creating a parking
space in front of a downspout would reduce the length of those spaces by an additional one -
foot of depth to the already deficient depth. And finally, parking perpendicular to the roof
scuppers would create a situation where roof runoff would fall directly onto the
vehicles parked under them. Therefore, staff does not see the need to add the 23 spaces in
the rear of the building at this time.
A bump -out area is located along the east side of the private drive, directly adjacent to
Appliance Smart's existing 44 -space parking lot . This bump -out is there for the benefit of
delivery vehicles leaving the Cub site who need the additional pavement area when making
north bound left toms. The applicant is proposing to reduce that area. Staff requested and
received an AutoTURN drawing that showed how delivery trucks will maneuver the private
drive when leaving the Cub site. It appears that the loss of turning area for delivery vehicles
leaving the Cub property will not have a significant impact.
The applicant is proposing a 500 -sq. ft. patio that will be located adjacent to the restaurant in
the northwest corner.
The plans do not identify the location of any the building addition's mechanical
equipment. All mechanical equipment shall be screened in accordance with the City's zoning
code.
The applicant should provide information on the on-site location of their building material
storage and construction personnel parking areas, and haul routes for material and equipment.
Grading Plan: The site will remain undisturbed with the exception of the excavation work
needed for the building construction and extension of the necessary utilities to serve the
proposed building addition. Site grading shall occur in conformance with a final grading plan
to be submitted for review and approval by the City Engineer prior to issuance of any City
permits for the proposed building addition.
Elevation Drawings: The submitted elevation plan indicates an exterior finish that will
consist of a combination of brick, rock face block, and EIFS, a type of exterior wall
covering that mimics the look of stucco. The proposed materials meet the current
commercial exterior finish materials code requirements.
A trash enclosure is located just south of the proposed addition. Elevation plans for the
enclosure have not been included with the submittal. The trash enclosure shall have walls
that are architecturally compatible with the exterior finish of the proposed addition.
Availability of Municipal Utilities: All public utilities necessary to serve the proposed
building addition are currently available onsite. An existing sanitary sewer line is located just
north of the south property line and a water main line runs along west property line.
Connections will be made from the existing lines to the proposed building addition.
Storm sewer lines are currently located within the west parking lot. The proposed addition
will be constructed over one of those lines, which will severely limit access to that line for
maintenance or replacement purposes. The applicant will need to relocate that line to the
satisfaction of the City Engineer.
A final utility plan shall be submitted for review and approval by the City Engineer prior to
issuance of any City permits for the proposed building addition.
Landscape Plan: The applicant has submitted a preliminary landscape plan and material
list. The plan shows the size, location, quantity, caliper and species of all plant materials,
including ground covers. City code requires that the minimum cost of landscaping materials
(live plant material excluding sod) for industrial projects shall be 21/2% of the estimated
building construction cost based on Means construction data. A detailed planting price list
shall be required for verification of the City's 21/2% landscaping requirement at the time of
submission of plans for a building permit.
City staff has reviewed the landscape plan and have the following comments:
• Of eight proposed trees, six are Japanese tree lilacs, an ornamental tree variety. No
more than one-third of the replacement trees shall be of the same species of tree. Please
diversity the species and include more large shade trees.
• Ensure all trees are planted a minimum of 10-15 feet from buildings to allow for full
growth with minimal pruning and conflict. Ornamental species near sidewalks and drive
aisles will likely become a nuisance as they mature.
• Only two evergreen shrub species are proposed on the plan. The site may benefit from
additional evergreen shrub varieties in the plantings.
• Trees should not be planted over proposed or existing utilities
• Plantings should be added along the north edge of the outdoor seating area as well as
the existing raised parking lot islands and sidewalk.
The landscape plans shall be revised in accordance with staffs recommendations.
Street Classifications/Accesses/Circulation: Vehicular access will be available via private
drive lane located along the south side of 153rd Street West, a minor collector with a design
capacity of 5,000-15,000 trips per day. The street has been designed to accommodate the
expected traffic that will be generated by this proposed development.
There are also additional drives that intersect with 153rd Street West from the Cub and
Dollar Tree property, which allow access to the subject property via cross access agreements
between the property owners.
Pedestrian Access: A public sidewalk is located along 153rd Street West. A private
sidewalk located along the east side the westerly common drive. Sidewalk connections from
the existing on-site sidewalk as well as from the rear parking area will be installed.
A pedestrian ramp is shown along the south property line. This ramp will not connect to any
sidewalk south of the subject property. This should not be installed until the location of any
sidewalk extension across the property to the south has been identified.
Signs: No signage details have been included with their submission. Approval of the site
plan/building permit authorization request does not constitute sign approval. A separate sign
application will need to be submitted and approved prior to erecting any signs.
BUDGET IMPACT:
N/A
ATTACHMENTS:
Memo
Area Map
Comp Plan Map
Zoning Map
Site Plan
Plan Set
Plan Set
Elevations
Landscaping Plan
•••
••••
•••••
••••
•••
CITY of Applell
Valley
MEMO
Public Works
TO: Tom Lovelace, Planner
FROM: Brandon S. Anderson, PE, City Engineer
DATE: June 1, 2018
SUBJECT: Appliance Smart Building Addition Preliminary Plan Review plans dated May 16,
2018.
General
1. Provide a narrative and site plan showing how the buildings will be constructed and any
impacts. The narrative and plan shall include the following:
a. Material Storage
i. All material storage to be onsite and indicated on plan.
b. Haul routes to and from the site.
c. Contractor and Subcontractor Parking
i. Onsite trade parking should be provided.
2. All work and infrastructure within public easements or right of way shall be to City
standards.
3. Provide Lighting and Photometric plan (one light is being removed in the existing
parking lot)
Permits
4. Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution
Control Agency, Met Council, Department of Labor and any other required permits prior to
construction.
5. Department of Labor and Industry (DOLI) shall review private utilities.
6. A right of way permit will be required for all work within public easements or right of
way.
7. A Natural Resource Management Permit (NRNP) will be required prior to any land
disturbing activity commences.
Site & Traffic
8. Provide AutoTURN drawing showing vehicle -turning movements into drive lane from
both north and south directions. Curb radius does not appear to be large enough for
vehicles to enter from south.
9. Provide larger curb radii at the entrance of the drive-thru and consider using fan ADA
ramp at the west side of driveway entrance.
10. Additional bollards will be required to protect water valves and down spouts along rear of
building.
11. ADA pedestrian ramp south of the property doesn't connect to any sidewalk. Grade
changes will be required to meet ADA requirements in the future.
Grading, Drainage and Erosion Control
12. Final Grading Plans shall be reviewed and approved by City Engineer.
13. Final Stormwater Management Plan shall be reviewed and approved by City Engineer.
14. Provide the overall site composite Curve Number (CN) along with the impervious % on the
area tabulation on the site and grading plan.
Storm Sewer
15. Final locations and sizes of Storm Sewer shall be reviewed with the final construction plans
and approved by City Engineer.
16. Provide storm sewer calculations for stormwater requirements. (Rational method including
Hydraulic grade lines).
Sanitary Sewer and Water Main
17. Final locations and sizes of Sanitary Sewer and Water main shall be reviewed with the final
construction plans and approved by City Engineer.
18. Domestic water and Fire service shall be split outside the building and the valves shall be
located 1.5 times the height of the building away from the building or placed in location
readily accessible per SER -6.
19. Connection to sanitary sewer shall be with a wye per City of Apple Valley Standards.
20. Sanitary sewer cleanout located in concrete shall use Ford Type A casting and cover per
SER -1A.
Landcape and Natural Resources
21. Impervious % increase is just under 0.2 ac so we would encourage some BMP under our
current SWMP but not require. (East Lake TMDL area)
22. Ensure all trees are planted a minimum of 10-15' from buildings to allow for full growth
with minimal pruning and conflict. Ornamental species near sidewalks and drive aisles
will likely become a nuisance as they mature.
23. Trees should not be planted over proposed or existing utilities.
Planet Fitness
Dollar
Tree
TransitStation
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Apple
ey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
6.A.
June 6, 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, June 20, 2018 - 7:00 p.m.
• Public hearing applications due by 9:00 a.m. on Wednesday, May 23, 2018
• Site plan, variance applications due by 9:00 a.m. on Wednesday, June 6, 2018
Wednesday, July 18, 2018 - 7:00 p.m.
• Public hearing applications due by 9:00 a.m. on Wednesday, June 20, 2018
• Site plan, variance applications due by 9:00 a.m. on Thursday, July 5, 2018
Next City Council Meetings:
Thursday, June 14, 2018 - 7:00 p.m.
Thursday, June 28, 2018 - 7:00 p.m
BACKGROUND:
N/A
BUDGET IMPACT:
N/A