HomeMy WebLinkAbout07/18/2018Apple
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Meeting Location: Municipal Center
7100 147th Street West
Apple Valley, Minnesota 55124
July 18, 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 June 20, 2018, Regular Meeting
4. Public Hearings
A. Holiday Stationstore #0316 Conditional Use Permit Amendment for a
Second Car Wash - PC18-19-C
Consider Amending a Conditional Use Permit Issued in 2000 to Allow a
Second Car Wash at Holiday Stationstore #0316
Location: 5980 149th St. W.
Petitioner: Holiday Stationstores
B. Dakota County Residential Organics Drop Off IUP - PC18-18-IUP
Consider Interim Use Permit (IUP) to Allow Establishment of Residential
Organics Collection Drop-off and Transfer Facility
Location: 14955 Galaxie Ave
Petitioner: Dakota County Environmental Resources
C. Menards at Hanson Concrete - PC 18-17-PZSB
Consider Comprehensive Plan Land Use Map Amendment, Rezoning and
Site Plan/Building Permit Authorization to Allow for Development of a
210,000 -sq. ft. Retail Store on 19-20 Acres, 18 Acres of Future
Office/Office Warehouse Development, and 5 Acres of Storm Water
Ponding Area
Location: Northwest Corner of CSAH 42 and Johnny Cake Ridge Road
Petitioner: Menard, Inc.
5. Land Use / Action Items
6. Other Business
A. Review of Upcoming Schedule and Other Updates
Next Planning Commission Meeting -Wednesday, August 1, 2018 - 7:00
p
.111.
Next City Council Meeting -Thursday, July 26, 2018 - 7:00 p.m.
7. Adjourn
Regular meetings are broadcast, live, on Charter Communications Cable Channel
180 and on the City's website at www.cityofapplevalley.org
APPVaIIey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
3.A.
July 18, 2018
Consent Agenda
Description:
Approve Minutes of June 20, 2018, Regular Meeting
Staff Contact:
Joan Murphy, Department Assistant
ACTION REQUESTED:
Approve minutes of regular meeting of June 20, 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
JUNE 20, 2018
1. CALL TO ORDER
The City of Apple Valley Planning Commission meeting was called to order by Vice -Chair Burke
at 7:00 p.m.
Members Present: Ken Alwin, Tim Burke, Keith Diekmann, Jodi Kurtz, Paul Scanlan and David
Schindler.
Members Absent: Tom Melander.
Staff Present: City Attorney Sharon Hills, City Engineer Brandon Anderson, Community
Development Director Bruce Nordquist, City Planner Tom Lovelace, Planner Kathy
Bodmer and Department Assistant Joan Murphy.
2. APPROVAL OF AGENDA
Vice -Chair Burke asked if there were any changes to the agenda.
MOTION: Commissioner Alwin moved, seconded by Commissioner Diekmann, approving the
agenda. Ayes - 5 - Nays - 0.
3. CONSENT ITEMS
MOTION: Commissioner Scanlan moved, seconded by Commissioner Alwin, approving the
minutes of the meeting of June 6, 2018. Ayes - 4 - Nays - 0. Abstained — 1
(Diekmann)
4. PUBLIC HEARINGS
- NONE -
5. LAND USE/ACTION ITEMS
A. Grier Garage Variance — PC 18-15-V
Commissioner Schindler arrived at 7:02 p.m.
Planner Kathy Bodmer stated the applicant is requesting a variance at 216 Edgewood Lane to
reduce the front yard setback from 30' to 17' (10' variance) to construct a 340 sq. ft. garage addition
subject to compliance with all City Codes and in accordance with the approved plans and
conditions.
The home was constructed in 1965 with a single stall garage. The garage and home were recently
damaged by fire and need significant repair. The owner would like to reconstruct the garage by
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
June 20, 2018
Page 2 of 6
constructing a two stall garage in front of the existing garage and then creating a tandem garage stall
connecting to the existing single garage stall.
The rear yard is heavily wooded with the elevation increasing 10' from the back of the house to the
rear property line. The owner states that constructing the garage behind the house isn't feasible. The
fact that the home is set back an additional 6' provides additional room in front of the home for an
addition. Constructing the garage in front of the house rather than behind the house will minimize
impervious surface area on the lot. The garage addition will replace existing impervious driveway.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Kurtz, recommending
approval of a variance at 216 Edgewood Lane to reduce the front yard setback from
30' to 20' (10' variance) to construct a 340 sq. ft. garage addition subject to
compliance with all City Codes and in accordance with the approved plans and the
following conditions:
1. Owner shall submit overall reconstruction plans at the time of construction of the
garage to confirm the size of the house vs. size of the garage.
2. At the time of application of the building permit, owner shall submit a
calculation of impervious surface coverage that demonstrates that impervious
coverage is less than 35% of the lot area.
3. The variance allows the property owner to have a 3 -stall garage on the property.
No other storage buildings may be constructed on the property.
4. Prior to any site work or tree removal, owner shall obtain a Natural Resources
Management Permit (NRMP) and shall comply with the NRMP ordinance
requirements.
5. The driveway grade may not exceed 10% slope. Owner shall modify plans as
required to meet the maximum 10% slope requirement.
Ayes - 6 - Nays - 0.
B. Ryan Real Estate Redevelopment — PC18-13-ZCB
Planner Kathy Bodmer stated 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.
The new building is proposed to be oriented in a north -south alignment parallel with Cedar Ave.
The number of seats in the restaurants will be somewhat limited by the number of parking spaces
available on the site. At this time, 93 parking spaces are required based on the number of seats
indicated; 94 parking spaces are provided. The drive-thru lane will circulate in a counterclockwise
direction around the north and west sides of the building.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
June 20, 2018
Page 3 of 6
The drive-thru window will be located on the south side of the building. A longer bypass lane has
been added.
The public hearing for the zoning amendments and conditional use permit (CUP) was held at the
June 6, 2018, Planning Commission meeting. The Site Plan has been modified to address concerns
raised by the Planning Commission and staff.
1. The bypass lane was expanded to 18' wide which will allow for a narrow, but functional, bypass.
2. The parking lot setbacks from 147th Street and Glazier Ave were increased to provide a
minimum of 10' to meet the PD zoning requirements.
Ms. Bodmer added the City Engineer is concerned that the location of the dumpsters may cause
conflicts between customers trying to enter the site and trash removal activities. Staff will continue
to work with the petitioner on this issue.
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. The draft ordinance proposes to rezone the
property from Zone 1 to Zone 5 which would contain many of the same limited business uses as
Zone 1. Zone 5 is based on Zone 4 which currently allows Class III Restaurants and drive-thru in
connection with a Class III Restaurant by conditional use permit. Zone 5 will be set up to not allow
the retail uses currently allowed in Zone 4 to ensure the limited business uses are retained but to
allow for the addition of the Class III restaurants and drive-thru. This zoning will not impact
neighboring properties currently zoned Zone 1.
She reviewed the preliminary traffic study that was done which analyzed potential traffic impacts
resulting from the redevelopment of the site. The traffic study finds that the new development will
generate additional traffic in the area. Regional road improvements will be needed for the
intersections of Cedar Ave and 147th Street and 147th Street and Glazier Ave north extension and
south extension.
The City Council reviewed the Preliminary Engineering Study to begin to address regional road
improvements in this area at its June 14, 2018, meeting.
Commissioner Scanlan inquired if there was no need for a bike rack.
Ms. Bodmer answered that could be managed under the site plan approval.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Kurtz, recommending
approval of the draft ordinance rezoning the subject property from Zone 1 to Zone 5
and establishing area and setback standards for Zone 5 subject to execution of a
Planned Development Agreement. Ayes - 6 - Nays - 0.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Kurtz, recommending
approval of a conditional use permit for operation of a single lane drive-thru service
in connection with a Class III Restaurant with the following conditions:
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
June 20, 2018
Page 4 of 6
1. Approval of a conditional use permit (CUP) is subject to approval of zoning
amendments to allow drive-thru window service on this site.
2. The drive-thru lane shall be designed with bump outs or other treatments to
minimize conflicts between the drive-thru lane and delivery vehicles.
3. The final design of the drive-thru lane shall be subject to review and approval
of the City Engineer.
Ayes -6 -Nays -0.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Kurtz, recommending
approval of the Site Plan and giving Building Permit Authorization for construction
of an 11,000 sq. ft. multiple tenant building in accordance with the approved plans
and subject to conformance with all City Codes and the following conditions:
1. Approval of the site plan/building permit authorization is subject to approval of
amendments to PD -290 and execution of a Planned Development Agreement.
2. Approval of the site plan/building permit authorization is subject to approval of
the CUP for window drive-thru service.
3. A nursery bid list shall be submitted at time of application of the building
permit that confirms the value of the landscape plantings meet or exceed 21/2 %
of the value of the construction of the building based on Means Construction
Data.
4. A demolition plan shall be submitted which specifies which trees are to be
removed and which are to be preserved.
5. The grading and drainage plans shall be revised to show tree protective fencing
in areas where existing trees are to be protect.
6. No sign approvals are given at this time. A separate sign permit must be
obtained prior to the installation of any signs on the site.
7. Civil plans are subject to final review and approval by the City Engineer at the
time of application of the building permit and natural resources management
permit (NRMP).
8. A lighting plan showing light levels on the site shall be submitted at the time of
application of the building permit subject to review and approval by the
Planner.
9. Addition of a bike rack.
Ayes - 6 - Nays - 0.
6. OTHER BUSINESS
A. The Shores Townhomes — Sketch Plan Review — PC18-16-ZB
City Planner Tom Lovelace stated no official action is needed. The owner wishes to receive
feedback concerning a proposed 96 -unit townhome project. It is recommended that the Planning
Commission not state specifically whether or not they would approve or deny the request, but
rather, identify the specific zoning questions or issues they might have with the proposed project.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
June 20, 2018
Page 5 of 6
Pulte Homes of Minnesota, LLC is requesting feedback on a proposed 96 -unit townhome
development project on 7.9 acres of property currently owned by Rockport, LLC. The site is located
at the northeast corner of 157th Street West and Johnny Cake Ridge Road and is part of an over
400 -acre sand and gravel mining operation.
The site is adjacent to the Quarry Ponds single-family residential development to the west,
Fischer Sand and Aggregate mining area to the north, a future storm water ponding area and North
Creek Greenway Trail corridor to the east, and the Regents Point single-family residential
development to the south. Access to the site will be via private streets that will intersect with 157th
Street West and Johnny Cake Ridge Road.
Any formal submittal for this proposed development plan will include at a minimum, a request for a
rezoning, subdivision and site plan/building permit authorization.
The proposed multi -family development will provide 96 townhome dwelling units in its initial
phase, with a potential of an additional 215 units in future phases. This development proposal will
address the City's Livable Communities Act (LCA) principles of adding a housing product that
helps provide a balanced supply and variety of housing types for people of all income levels and
lifecycle stages.
The property is currently zoned "SG" (Sand and Gravel), which allows limited agricultural pursuits,
including crop and plant production and commercial greenhouses and nurseries as permitted uses
and sand and gravel mining as a conditional use. The applicant is indicating that they would be
requesting a rezoning of the 7.9 -acre site from "SG" to an "M-6" (Multi -Family Residential/6-12
units per acre).
The "M-6" districts are intended for those areas which are designated for "medium density" in the
comprehensive guide plan, where a moderately high density of townhouse or apartment dwelling
units is expected. Property within these districts is characterized by relatively level topography, the
minimal presence of significant mature vegetation and proximity to either neighborhood or
community collector roads or to arterial roads.
The site plan indicates the construction of eleven 4 -unit, eight 5 -unit, and two 6 -unit townhouse
buildings on approximately 7.9 acres. The net density for this project will be 12 dwelling units per
acre.
Mr. Lovelace reviewed the access to the site, parking, setback requirements and ponding.
Paul Heuer, Pulte Homes, provided additional information.
Discussion followed.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
June 20, 2018
Page 6 of 6
B. Review of upcoming schedule and other updates.
Community Development Director Bruce Nordquist stated that the next regular Planning
Commission meeting would take place Wednesday, July 18, 2018, at 7:00 p.m.
7. ADJOURNMENT
Hearing no further comments from the Planning Staff or Planning Commission, Vice -Chair Burke
asked for a motion to adjourn.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Schindler to adjourn
the meeting at 7:54 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:
4.A.
July 18, 2018
Public Hearings
Description:
Holiday Stationstore #0316 Conditional Use Permit Amendment for a Second Car Wash - PC18-
19-C
Staff Contact:
Alex Sharpe, Planner and Economic Development Spec.
Department / Division:
Community Development Department
Applicant:
Holiday Stationstore #0316
Applicant Date: 6/20/2018
60 Days: 8/19/2018
Project Number:
PC 18-19-C
120 Days: 10/18/2018
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 conditional use permit shall apply to property legally described as Lot 1, Block 1,
Holiday Johnny Cake Addition.
2. Such operations shall be conducted in conformance with the site plan dated June 19,
2018, on file at the City offices.
3. Landscaping shall be installed and maintained per the landscape plan dated June 19,
2018, on file at the City offices.
4. One of the Norway Maples proposed on the landscape plan dated June 18, 2018 shall
be replaced with a different hardwood tree species for increased site diversity of tree
species.
5. The conditional use permit may be revoked for cause if the terms of (2) through (4) are
not adhered to.
SUMMARY:
Holiday Station Stores, has applied for a Conditional Use Permit Amendment (CUP) to
expand their current car wash. In the I-1 "Limited Industrial" zone, car washes are considered
a conditional use. The existing car was received a CUP in 2000, which is proposed to be
amended to add a second car wash bay.
The site is currently used as a motor fuel station, as well as a truck stop, both of which are
conditional uses within the I-1 zone. The proposed car wash would remove two parking
spaces for large semi -trailers. This will limit the overnight parking at the site, as there will not
longer be any stalls for semi -trailers to park.
As proposed, the additional car wash bay is 31' from the property line, which meets the
required 10' interior side setbacks in the I-1 zone. Staff from multiple departments have
reviewed the proposal and placed conditions accordingly. Natural Resources has requested
that one of the two Norway Maple trees proposed on the landscape plan be replaced with
different hardwood tree species to add to diversity on the site and within the City as a whole.
BACKGROUND:
N/A
BUDGET IMPACT:
N/A
ATTACHMENTS:
Area Map
Zoning Map
Background Material
Site Plan
Site Plan
Landscaping Plan
Additional Car Wash
Bay Location
JOHNNY C KE RIDGE R
ff
150TH ST W
150TH ST W
Holiday Stationstore # 316 CUP Amendment
PROJECT REVIEW
Existing Conditions
Property Location:
5980 149th St. W.
Legal Description:
Lot 1, Block 1, Holiday Johnny Cake Addition
Comprehensive Plan
Designation
I — "Industrial"
Zoning Classification
I-1 "Limited Industrial"
Existing Platting
Platted
Current Land Use
Motor Fuel Station, Truck Stop
Size:
1.9 acres
Topography:
Flat
Existing Vegetation
Shrubs, grass
Other Significant
Natural Features
N/A
Adjacent
Properties/Land Uses
NORTH
Commercial
Comprehensive Plan
I — "Industrial"
Zoning/Land Use
I-1 "Limited Industrial"
SOUTH
Commercial
Comprehensive Plan
MBC " Mixed Business Campus"
Zoning/Land Use
SG "Sand and Gravel"
EAST
Commercial
Comprehensive Plan
I — "Industrial"
Zoning/Land Use
I-1 "Limited Industrial"
WEST
Commercial
Comprehensive Plan
I — "Industrial"
Zoning/Land Use
I-2 " General Industrial"
5HEET LI FOR MORE INFORMATION.
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APPVaIIey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
4.B.
July 18, 2018
Public Hearings
Description:
Dakota County Residential Organics Drop Off IUP - PC18-18-IUP
Staff Contact:
Kathy Bodmer, Al CP, Planner
Department / Division:
Community Development Department
Applicant:
Dakota County Environmental Resources
Applicant Date: 6/20/2018
60 Days: 8/18/2018
ACTION REQUESTED:
Open public hearing, receive comments, close public hearing.
Project Number:
PC18-18-IUP
120 Days: 10/17/2018
It is the policy of the Planning Commission to not take action on an item on the same night
as its public hearing.
SUMMARY:
Dakota County requests consideration of an interim use permit (IUP) to operate a residential
organics drop-off facility at its Western Services Center (WSC) at 14955 Galaxie Ave for a
period not to exceed six years.
BACKGROUND:
Dakota County would like to expand its dumpster enclosure area on the north side of the
Western Service Center (WSC) building to create a secured enclosure area for residents to
drop off bagged organics waste. Residents who sign up for the program would be given a
code to access the secured organics dumpster. Access to the site would be available from
5:00 a.m. to 10:00 p.m. daily. The dumpster would be a 6 -yard dumpster and the County
estimates it would be serviced a minimum of two times per week. Approximately 1,400
residents are expected to participate and dispose an average of 10 yards of organics per
week.
The WSC is located in the "P" (Institutional) zoning district. The "P" district does not have
a provision to allow operation of a waste collection or waste transfer facility. It is not listed
as a permitted, conditional or accessory use. A compost collection area for the building
would be permitted in the zone to service that facility. However, the site will be available for
the public to use which changes the use to a waste collection/waste transfer facility.
Interim Use Permits: An interim use permit is a permit that allows a temporary use of the
property until a particular date, until the occurrence of a particular event, or until zoning
regulations no longer permit it. Dakota County requests the IUP for a period of six years or
until curbside collection of organics is widely available to County residents.
The interim use permit is a request for a temporary use that is expected to be needed for a
limited time period. In general, the City issues IUPs for no longer than one year. IUPs must
meet the same standards as a conditional use permit, including the following:
1. Will not be detrimental to or endanger the public health, safety, or general welfare of the
neighborhood or 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 are.
4. Will be served adequately by existing essential public facilities and services.
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.
8. These standards apply in addition to specific conditions as may be applied throughout
the code.
Residential Organics Drop Off: Organics includes food waste, non -recyclable paper and
certified compostable products. The County estimates that more than one-third of what is
thrown away as trash could be composted. Waste collected at the organics drop-off site
would be hauled to a commercial composting facility outside of Rosemount.
Analysis: The WSC building is a government services building with a connected library. It
provides general offices for County staff and court facilities. Dakota County wishes to
locate the facility at the WSC building because it is conveniently located in the City's
Downtown and centrally located for many residents. An analysis of potential locations found
that this location had the highest number of households within a two mile radius.
The City will need to determine whether the proposed drop off facility is compatible with the
use of the building as a service center building and its location in the Downtown area of
Apple Valley. The Apple Valley Downtown is the commercial center of the City and
contains a mix of office, retail, service, restaurant and grocery businesses. A less -than -well-
maintained drop-off facility could attract rodents, rats, create odors and negatively impact the
Downtown. The two existing Dakota County Organics Drop -Off Facilities are located on
park property which provides a buffer between the drop-off area and abutting properties.
BUDGET IMPACT:
N/A
ATTACHMENTS:
Background Material
Map
Map
Report
Plan Set
Memo
Photo
Dakota County Residential Organics Drop Off IUP
PROJECT REVIEW
Existing
Conditions
Property Location:
14955 Galaxie Ave
Legal Description:
Lot 1, Block 1 Western Service Center
Comprehensive Plan
Designation
INS - Institutional
Zoning
Classification
P - Institutional
Existing Platting
Platted Lot
Current Land Use
Government services facility, library and court house.
Size:
15.52 acres
Topography:
Flat
Existing Vegetation
Urban landscape
Other Significant
Natural Features
N/A
Adjacent
Properties/Land
Uses
NORTH
Apple Valley Municipal Center/AVPD and Anderson Mortuary
Comprehensive Plan
INS -Institutional and C -Commercial
Zoning/Land Use
P -Institutional and PD -290, Zone 1
SOUTH
150th Street W (CSAH 42) and CVS, M & I Bank, and MN Auto Service
Comprehensive Plan
C -Commercial
Zoning/Land Use
PD -244 and GB -General Business
EAST
Fischer Marketplace
Comprehensive Plan
C -Commercial
Zoning/Land Use
PD -646, Zone 2
WEST
Apple Place Bowl/Bogarts and DEQO
Comprehensive Plan
C -Commercial
Zoning/Land Use
PD -290, Zones 1 and 2
Development
Project Review
Comprehensive Plan: The Comprehensive plan guides the development of the site for "INS"
(Institutional) uses. The 2030 plan states Downtown Apple Valley is the civic center of the
City and is the location for city offices, county service center, county library and the post
office. The plan also states "The City will support the Downtown as the primary shopping,
service and activity center within Apple Valley." In relation to institutional uses, the plan
states the following: "The City seeks to maximize the local benefits of regional park and
institutional uses while avoiding expansion or changes in use that have a significant negative
impact on adjacent properties."
Zoning: The property is zoned "P" (Institutional) which allows uses such as schools,
libraries, art galleries and churches. Governmental service centers, administrative offices and
maintenance facility buildings are also permitted in the zone. The Minnesota Pollution
Control Agency (MPCA) defines a "Source Separated Organic Material Drop -Off Site" as a
waste "Transfer Station." Waste transfer stations are not listed as a permitted, conditional or
accessory use in the P zoning district. The petitioner states that the organics drop-off location
provides a public a service like the other services offered at the building.
A waste collection or transfer facility, open to the public, is not allowed in the P -Institutional
district or any zoning district currently in the City of Apple Valley. In fact, the City removed
refuse or garbage disposal facilities from the list of allowed conditional uses in the "I-2"
(General Industrial) zoning district when the I-2 district was updated in 2015. The City
updated its zoning code in 2015 to remove some of the uses with the greatest number of
nuisance characteristics in the City's most intense industrial zoning district. The City found
that solid waste facilities were not appropriate in a fully developed suburban community.
An Interim Use Permit (IUP) is a permit that allows for temporary use on a property until one
of three events occurs: until a specific date, until the occurrence of a particular event, or until
the zoning regulations no longer permit it. The City normally limits IUPs to a one-year
period. City staff advised that the County's IUP should be for a period of one year; after that
an ordinance amendment should be pursued. The County prefers to move forward with a
request for a 6 -year IUP. § 155.401 regulates IVPs and provides the conditions under which
the permit may be issued.
1. The use is deemed to be temporary in light of the comprehensive guide plan
designation for the property site on which the use is proposed to be located and the
use conforms to the zoning regulations herein;
2. The date or event that will terminate the use can be identified with certainty;
3. Permission of the use will not impose additional costs on the public if it is necessary
for the public to take the property in the future;
4. The user agrees to any conditions that the Council deems appropriate for permission
of the use; and
5. The use meets the standards set forth in the zoning regulations herein governing
conditional use permits.
The comprehensive plan designation for the property, "P" (Institutional) does not specify
waste collection or transfer facilities as an activity allowed in an institutional district in the
Downtown. The interim use must meet the standards set forth in the section that addresses
conditional use permits, which includes the following:
1. Will not be detrimental to or endanger the public health, safety, or general welfare of
the neighborhood or 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 are.
4. Will be served adequately by existing essential public facilities and services.
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.
8. These standards apply in addition to specific conditions as may be applied throughout
the code.
Dakota County staff state that they will carefully manage the site to ensure that it does not
become a nuisance. However, any lapse in maintenance or carelessness could lead to
nuisance issues. A review of aerial photos during the last several years shows that the
dumpster area is often not well maintained. Photos taken in April 2018 show waste and
materials outside the dumpster and dumpster lids open.
Potential nuisance impacts from a poorly managed waste disposal facility include insect,
bird, rodent and rat issues; odors; unsightliness; abandoned hazardous and difficult -to -
dispose waste, etc. City Planning staff is concerned that any nuisances resulting from this
area could impact the entire Downtown and commercial center of the City. Staff estimates
that this container/drop-off area will be approximately 490' from the weekly farmer's
market that takes place in the Municipal Center parking lot on Saturdays. The site is
approximately 460' from the nearest restaurant, Bogarts, and approximately 780' from
IHOP, Noodles and Jimmy Johns. The site will be approximately 1,000' from the nearest
grocery store, Fresh Thyme.
Preliminary Plat: No platted is requested or required for this request.
Site Plan: The petitioner would like to expand the existing dumpster enclosure area on the
north side of the WSC building by the loading dock area. The enclosure would be expanded
to the north to create enough room for a separated enclosure area for the organics drop-off.
Organics drop off would occur on the north side of the dumpster enclosure and would be
accessed by a door that would have a lock for security. Those who participate in the program
would be given a code to unlock the door. The dumpster enclosure would have an internal
fence that would separate the WSC refuse from the organics drop off area.
The site plan shows that an existing landscape island would be removed and a parking space
reconfigured to provide two wider -than -typical parking spaces. The island should be
reconstructed to provide a clear drive lane.
Collection of the garbage, organics and recycling would occur on the west side of the
enclosure where 10' wide doors will be constructed.
Grading Plan: Minimal grading will be needed to expand the existing dumpster enclosure
area. There is a slight slope on the area beginning near the docks and descending to the north.
Elevation Drawings: The elevation drawings show that the enclosure area will be constructed
of concrete block and face brick that will match the exterior of the WSC building. The
container screen would be 7' 9" tall from the parking lot to the top of the sill. This should
ensure complete screening of the dumpster containers. There is a concern that this structure
would not serve as an "interim" structure, but would be a permanent structure. The future use
of this dumpster area should be specified.
Landscape Plan: No landscape plan provided.
Availability of Municipal Utilities: N/A
Street Classifications/Accesses/Circulation:
• CSAH 42 (150th Street W.) —Principal Arterial street.
• Galaxie Ave —Collector street.
• Garrett Ave — Local commercial street.
Pedestrian Access: Pedestrian access is available through the site from Galaxie Ave to the
east side of the building which connects to sidewalk around the north side of the building.
Pedestrian routes from the west side of the site are not available. Most pedestrians and
cyclists are likely to enter the site from the east or the south.
Public Safety Issues: Public drop-off facilities can be problematic because they can attract
dumping of difficult to dispose of items like tires, televisions, yard waste, etc. The petitioners
state that the residential organics drop off is different because only those who are participating
in the program will have access, and they will only have access to the organics dumpster. The
County states that they do not experience issues with drop off of unwanted items at any of
their existing drop-off facilities, although they do note one instance of illegal dumping of yard
waste at the Holland Lake Trail site.
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.
Public Hearing Comments: To be taken.
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14955 Galaxie Avenue Apple Valley MN 55124
Phone 952.891.7000 Fax 952,891,7031 www.dakotacounty.us
MEMORANDUM
DATE: June 20, 2018
TO: Kathy Bodmer, AICP; Planner, City of Apple Valley Cornmunity Development
FROM: Georg Fischer; Director, Dakota County Environmental Resources
SUBJECT: interim Use Permit Application for a Residential Organics Drop -Off Location
Dakota County is seeking approval of an interim Use Permit from the City of Apple Valley to allow for a
residential organics drop-off location at the Dakota County Western Service Center located at 14955
Galaxie Avenue, Apple Valley, MN.
Pursuant to Chapter 155 of the Apple Valley Code of Ordinances, a residential organics drop-off location is
not listed as a permitted, accessory or conditional use within the City's Institutional Zoning District
However, the proposed use meets the Institutional Zoning District's stated purpose by providing a program
designed to serve the public.
In accordance with the City of Apple Valley's Land Use/Development Application Form, enclosed please
find the following items:
• City of Apple Valley Land Use/Development Application Form and fee in the amount of $622.00
O Application Deposit Agreement and fee in the amount of $692.00
A complete description of the proposed request, along with ancillary attachments
o Two 11 x 17" and one 8.5' x 11" scale drawings that includes the site plan, landscape plan, and
building elevation
Legal descriptions and parcel identification numbers of all neighboring properties within 350of the
subject property (including subject property)
o Dakota County property tax statements of all neighboring properties within 350' of the subject
property (including the subject property)
o Mailing labels for the property owners identified within 350' of the subject property (including the
subject property)
Arial map of all parcels within 3501 of the subject property
Also included with this application is a flashdrive containing the site plans and a program Welcome Kit to
demonstrate the communications provided to residents participating in the organics drop-off locations at
Thompson Park in West St. Paul and the Holland Lake Trailhead in Eagan.
If you have any questions or request additional information, please contact John Exner within my office at
952-891-7112 or john.exnernco.dakota.mn.us. 1 may be reached at 952-891-7000 or
eor .fischer_Jakota.mn.us.
City of Apple Valley Interim Use Permit Application
Project Request:
m Dakota County is seeking approval of an Interim Use Permit (IUP) to allow for a residential
organics drop-off location at the Dakota County Western Service Center located at 14955
Ga|axieAvenue, Apple Valley, KxN(Parcel ID: Ol'8373O-OI'0IO).
11. Project Description
O Dakota County currently owns and operates two successful residential organics drop-off
locations. The first location was built in 2016 at Thompson County Park in West St. Paul; the
second location was built in 2017 at the Holland Lake Trailhead inside Lebanon Hills
Regional Park in Eagan.
O The Western Sen/ice Center has outgrown its existing waste enclosure located on the north
side of the building, approximately 226 feet southwest of the Apple Valley City Hall and
approximately 316 feet southeast of Henry W. Anderson Mortuary. The current enclosure at
Western Service Center does not allow side-by-side placement of dumpsters, rather they
are currently stacked within the enclosure (Attachment 1). To accommodate this growth,
Dakota County Facilities Management is removing the existing enclosure and replacing it
with a new waste enclosure /36'O"xl4'\(pending City building pernmit).
O The new enclosure will be constructed in the same location and will be built in compliance
with Apple Valley City Code, Chapter 155.348 (C) requiring the enclosure to be
architecturally compatible with the principle building they serve. As noted in the site plan,
the new enclosure will be constructed with a brick facade.
Also noted in the site plan, the new enclosure will have three bays. Each bay will have a six
yard durnpster (trash, recycling, organics). A fence will be constructed inside the enclosure
between the organics bay and the trash/recycling bays. Only County staff and the service
provider will have access to the trash/recycling bays.
O Residential access into the organics portion of the enclosure will be provided via a locked
door on the north side of the enclosure. Registered participants receive the access code iri
the Welcome Kit.
• The service provider (hauler) will have access to the dumpsters on the west side of the
enclosure. Each bay will have a 10' opening allowing the service provider to access the
container by material type.
• Traffic and Vehicular Access
Vehicular access will be provided along the north traffic lane of the Western Service
Center parking lot.
o
Participants may access from the east off Galaxie Avenue or from the west off Garrett
Avenue.
o
Two dedicated parking stalls near the enclosure will be reserved for participants. A new
sidewalk leading to the residential access door will also be constructed. A visual
reference is included in Attachment 2. A complete site rendering is provided in the site
plan.
Once parked, participants wilt walk from the dedicated parking stalis to the residential
access door via a painted crosswalk.
Page 1
o There is sufficient room, 55 feet, from the Western Service Center loading dock to the
residential access door.
• Site Maintenance
o Day to day site maintenance is provided by County staff. Duties include:
a) Restocking certified compostable bags (Attachment 3)
b) Remove snow and ice from the enclosure area and parking stalls
c) Make operational repairs as necessary
d) Ensure site cleanliness
o Weekly collection service is provided by the County's contracted hauler
a) The organics will be collected two times each week, on Tuesday and Friday.
b) Dakota County will ensure that our contracted service provider collects the
organics prior to 7:00 a.m.
c) Along with trash and recycling, organics collection service is already provided at
Western Service Center for County employees.
• Site Selection
o To ensure convenient access for the greatest number of residents, county staff
conducted an analysis of six locations to identify additional strategically -located drop-off
locations.
o Through this research it was determined that Western Service Center has the highest
population density within a two-mile radius (14,666 single-family homes and multi-
family units). Surveys of current program participants indicate that the majority of
participants live within two miles of a drop -site.
o In conjunction with the planned building project noted above, County staff has
identified this location as a suitable space to provide a third residential organics drop-off
location.
o This recommended location meets requirements for internal site management,
including staff oversight and safe access for pedestrians, employees, and County service
providers (i.e.; hauler, delivery vehicles).
o Based on usage rates of the other two drop-off locations, it is anticipated that over -time
approximately 1,400 residents will use the Western Service Center site.
o The site and use is considered an interim option until local haulers begin providing
residential curbside collection of organics.
111. Program Details
• Proposed opening: Upon approval of 1UP, Dakota County would take the following steps:
o Construct the enclosure and incorporate two dedicated parking stalls
o Distribute recruitment mailer to all households within two miles of Western Service
Center
o Distribute Welcome Kits to all interested participants
o Provide training to interested participants and host an open -house to kick-off the
opening
o It is anticipated that the site would be open to registered participants in November or
December of this year
o Proposed hours of operation
a) Daily 5:00 a.m. — 10:00 p.m.
o Proposed durnpster capacity and service frequency:
a) One six yard dumpster serviced two times per week on Tuesday and Friday
o Estimated users and collected volumes:
Page 2
a) Based on current participation at the existing organics drop -site and the
estimated population (42,49O) and housing units (14,666) within two miles of
Western Service Center, we are estimating that up to 1,400 households will
register for the program over time (Attachment 4/.
b) Based on current volumes at the existing organics dnop'site, we are estimating
that up to ten cubic yards of organics will be collected weekly (1,6501bs/week or
43 tons per year)
c� Commercial Compost FaciIity
a) All collected organics are delivered to The Mulch Store, a commercial compost
facility located near Rosemount. The Mulch Store, owned and operated by
Specialized Environmental Technology, is licensed by Dakota County and
permitted by the Minnesota Pollution Control Agency to accept organics.
• Recruitrnent and Registration
o
Two months prior to opening a site, a recruitment mailer is directly mailed to all single-
family homes and multi -family units within two miles from the site (Attachment 5).
�
Interested residents may return the postage -paid card from the recruitment mailer or
email/caII the County to receive a Welcome Kit for the program.
o Upon registration a "Welcome K|t" is mailed to the interested household. This kit
includes the foliowing:
a) Informational brochure highlighting the program (what's accepted and what's
not accepted, directions to the site, tips for co/|ectingorganics)
b) Two certified compostable bags (free bags are also provided at the site for all
participants)
c) Visible label for a home collection container
d) An access code to enter the locked enclosure area
e) Contact phone number, dedicated email address, and website information for
questions about the program
Participant Education
o Prior to opening a site, County staff provides multiple training sessions for registered
participants and/or interested participants. These sessions are held in the evening and
on Saturdays (Attachment 6).
o An open house is also held at the site location. This allows participants to enter their
provided access code, observe parking options, and ask questions about organics with
County staff and volunteers who have completed the Dakota County Master
Recyc|er/Cornpostercourse(4t/ochrnent7).
o A "Welcome K|t° is provided to new participants upon registering for the program. This
kit contains an informational brochure, container label„ two certified compostable bags,
and the access code to enter the enclosure. A compfete "Welcome Kit" is enclosed with
thi▪ s application.
o Ongoing education and information is provided on the County's website with a
dedicated page for the program.
o The County maintains site specific email Listsery to quickly and efficiently distribute
program announcements.
IV. Organics
• What are residential organics?
c>
Residential organics includes all food wastes generated from a home (fruits, vegetables,
meats, bones, cheese, pasta, rice, bread, cereal, baked goods, etc). |talso includes non -
Page
recyclable paper and food -soiled paper (paper towels, napkins, tissues, egg cartons,
paper towel/toilet paper rolls, and certified compostable service ware). Organics also
includes other miscellaneous items (hair, fur, houseplant trimmings, pet feed, coffee
grounds).
• Why recycle organics?
• Accbrding to the Minnesota Pollution Control Agency's 2013 Statewide Waste
Characterization Report, over one-third of what is being thrown in the trash are organics
materials. Those materials can be separated for composting and recycled into compost
instead of being thrown away. Compost is a soil amendment than benefits all soil types
and greatly improves moisture retention, soil structure, and binds nutrients in the root
zone for healthier plants. It can be used in landscaping, erosion control, seeding, and
road construction projects.
• In 2014, the Minnesota Legislature changed the recycling goal for metropolitan counties
established in Minn. Stat. § 115A.551. The previous goal of 50% was adjusted to a new
recycling goal of 75%. The new recycling goal of 75% is to be achieved by December 31,
2030, and is a combined goal for organics materials and traditional recycling (paper,
plastic, metal, glass).
V. Current Dakota County Organics Drop -Off Locations
• Thompson County Park, West St. Paul (Attachment 8)
o Opened: October 2016
o Current Participants (as of June 13, 2018): 988 households (7 households from Apple
Valley)
o Dumpster Capacity inside enclosure: Two 4 yard dumpsters
o Collection Amount: Approximately 5 cubic yards of organics are collected weekly
(estimated weight is 8251bsiweek or 22 tons per year)
o Service Frequency: One time per week on Tuesday
o Hours of operation: Daily 5:00 a.m. — 10:00 p.m.
o Residential access code: 1234
o Surrounding area: The residential organics drop -site is located in a parking lot that is
shared with Dakota Lodge. This is an active parking lot with daily programming and
frequent park users. The organics enclosure sits next to the County's waste and
recycling enclosure used to service park containers and Dakota Lodge containers. There
have been no reports of illegal dumping in or near either enclosure.
• Holland Lake Trailhead at Lebanon Hills Regional Park, Eagan (Attachment 9)
o Opened: November 2017
o Current Participants (as of June 13, 2018): 952 households (93 households from Apple
Valley)
o Dumpster Capacity inside enclosure: Three 2 yard dumpsters
o Collection Amount: Approximately 8 cubic yards of organics are collected weekly
(estimated weight is 1,3201bsiweek or 35 tons per year)
o Service Frequency: Two times per week on Tuesday and Friday
o Hours of operation: Daily 5:00 a.m. — 10:00 p.m.
o Residential access code: 1234
o Surrounding Area: The residential organics drop -site is located in a parking lot near the
Holland Lake shelter. There are no other dumpsters or enclosures in this area. We have
Page 4
received one report of the illegal dumping of yard waste at this site, which was quickly
removed by County staff.
VI. Regional Organics Drop -Off Locations
Residential organics drop-off locations are located in five of the seven metropolitan
counties.
Several examples include:
o An unlocked residential drop -site is located in the Macalester-Groveland neighborhood
of St. Paul between Grand Avenue and Summit Avenue (Attachment 10).
o The City of Minneapolis manages eight drop-off sites within their Parks system. These
sites are not located within enclosures; rather locked curbside carts are used by
participants (Attachment 11).
o The City of Lino Lakes (Anoka County) provides two residential organics drop -sites
within their Parks. Both of these sites use unlocked curbside carts and are not located
inside an enclosed area (Attachment 12).
o The City of Ham Lake and the City of Columbus (Anoka County) both provide organics
collection carts at their respective City Halls. Neither locations are within an enclosed
area, nor are the collection carts locked at either facility.
Page 5
Attachment 1
• Current waste enclosure at Western Service Center
• Current arrangement does not allow for side-by-side placement of the dumpsters
Attachment 2
'
411
Existing enclosure will be removed. New
enclosure and residential drop -site would
be located in its place.
• Red "X" marks the proposed
residential access door location (in
both photos).
Parking lot island will be removed and two
dedicated parking stalls for drop -site
participants will be added.
0 Painted crosswalk (in yellow) to be
added.
Attachment 3
• Certified compostable bags are provided to participants inside the enclosure
woo414.s‘i„, o curets 111 71
•
Attachment 4
• Population and housing type within two miles of the Dakota County Western Service Center
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Estimated Population in Buffer Zone:
42,490
4
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Miles
Single -Family Dwelling, Owned (8,518 units)
Single -Family Dwelling, Rented (785 units)
Multi -Family Dwelling (6,363 units)
Mao cated Vron,
Prepared tty Catcra. CoLity Offce 31S.
Attachment 5
• Program Recruitment Mailer
ORGANICS RECYCLING
Dear Dakota County Residerrt,
We are excited to announce a free residential organics recycling drop-off local Dr
coming to °!,,,our neighborhood Beginning N ove mbe r 3r 2017, you will have the
opportunity to bring your organics, including food scraps and non -recyclable p» !me
paper towels and napkins to Lebanon Hills. Regional Park in Eagan for
Organicsrecycling is an easy way to make a difference in your community. ek, the average household
ge7erates nearly 7-7.,,unds of organic. materials By using an organics drop-' f location you can help keep
, reusable resoui :.jt of our landfills. Lebanon Hills is the second drop -o- ..-cation in Dakota County. Since
opening in 2016, near„.. Dakota County households diverted more than of organics each week
using the drop-off site in Thompson County Park in West St. Paul.
Organic material collected through this program will be brought to 2, local commercial compost facility where the
material is turned into compost. a nutrient -rich soil additive Compost improves soil quality. reduces erosion and
decreases the need for chemical fertilizers
Sign up today! The first two hundred partici;...,:t7.:..L receive a free countertop collection bucket
Simply fill out the postage -paid card and mail it back to Dakota Countiy. You may also call 952-891-7557 or email
organics@co.dakota.mn.us All participants will receive free compostable bags to use at home and will be sent
an access code to enter the drop-off location
The enclosed organics recycling. brochure explains more about the program or visit www.dakotacourity.us and
search orgonics recycling
I encourage you to participate in this program to help reduce waste arid improve our environment
Sincere,
Georg T Fischer. Director
:1'7i. County Environmental Resources
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Yes, want to participate in the organics recycling rrogram.
Please send an access code to my it :7',:less and compostable
bags to my mailing address below.
o No, I do not wish to participate at this time. but would like to keep up with
'J7'7
ORGANICS RECYCLING
the latest environmental ney,.:.s (please fill out name and e-mail below)
pi puP pion
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Attachment 6
• Resident training session conducted prior to the opening of the Holland Lake Drop -Off Site
Attachment 7
• Dakota County Master Recyclers/Composters volunteer during the Holland Lake Site open house
Attachment
• Residential Organics Drop -off Site in Thompson County Park, West. St. Paul
Attachment 9
• Residential Organics Drop -Off Site at the Holland Lake Trailhead in Lebanon Hills Regional Park, Eagan
Attachment 10
• Residential Organics Drop -Off Location in Macalester-Groveland neighborhood of St. Paul
• Site managed by the Macalester-Groveland Community Council
• Site is unlocked
Attachment 11
• City of Minneapolis Residential Organics Drop -Off Site Pearl Park Location
• Participants receive an access code to remove the paddle -lock
Attachment 12
• City of Lino Lakes Residential Organics Drop -Off Site — Birch and M a rshan Parks
w These carts do not have locked lids and are not located within an enclosed area
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City of Apple11
MEMO
Building Inspections
TO: Kathy Bodmer, Planner
FROM: George Dorn, Building Official
DATE: June 20, 2018
SUBJECT: Dakota Co Residential Organics -Off Enclosure
• SAC determination is required from Met Council prior to permit issuance from the city.
• Geotechnical report boring log and Special Inspector Agreement is required prior to permit
and soil corrections on site.
• • •
••••
•••••
••••
•••
CITY of Apple
Vaey
MEMO
Public Works
TO: Kathy Bodmer, Planner
FROM: Brandon S. Anderson, PE, City Engineer
DATE: July 12, 2018
SUBJECT: Dakota County Residential Organics Drop Off IUP.
Site
1. Existing curb island shall remain and not be removed as indicated on A4. The existing
curb island geometry should be modified to fit the proposed new parking stalls for the
proposed drop off from the parking lot to Waste Enclosure. The island will help with
vehicle circulation within the site and adjacent to primary drive entrance. (City Code
155.349 (D) Landscaped islands shall be provided in parking lots containing more
than 25 parking stalls. Total area of islands shall be at least 2% of the parking lot area,
except that no island shall be less than the size of a standard parking stall. Islands shall
be surrounded by a concrete curb and provided with a weed retardant mesh or plastic
sheeting. Islands shall be planted with a minimum 21/2 -inch diameter tree at the rate of
one tree per 150 square feet of island area.
2. Existing light pole in the parking stalls should be identified on A4.
Landcape and Natural Resources
3. Additional Trees should be planted in the curb island in accordance with City Code
155.349 D for additional screening.
WSC D u m pste r Area — May 2, 2018
WSC D u m pste r Area — May 2, 2018
WSC D u m pste r Area — May 2, 2018
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October 19, 2017
September 13, 2017
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APPVaIIey
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
4.C.
July 18, 2018
Public Hearings
Description:
Menards at Hanson Concrete - PC18-17-PZSB
Staff Contact:
Thomas Lovelace, City Planner
Department / Division:
Community Development Department
Applicant:
Menard, Inc.
Applicant Date: 6/19/2018
60 Days: 8/17/2018
Project Number:
PC18-17-ZSB
120 Days: 10/16/2018
ACTION REQUESTED:
Open the public hearing, receive comments and close the public hearing. It is the policy of
the Planning Commission not to act on a public hearing item the night of the public hearing.
SUMMARY:
Menard, Inc. is requesting an amendment to the 2030 Comprehensive Plan Land Use Map,
rezoning of property, subdivision and site plan building permit authorization to allow for
construction of a 210,000-sq.ft. Menard's store on 19-20 acres of a 50.5 -acre unplatted
parcel. The property is located at the northwest corner of 150th Street West and Johnny
Cake Ridge Road.
The property is currently guided and zoned for industrial uses. The applicant is requesting
that the southwest 19-20 acres be re -designated for commercial/retail uses. Approximately
23 acres of the site will retain its existing "IND" (Industrial) designation and will be
developed for office/office warehouse uses and storm water ponding. The applicant is also
requesting that the property be rezoned from "I-2" (General Industrial) to "I-1" Limited
Industrial) and "GB" (General Business) to allow for retail (Menard's store) and office/office
warehouse uses.
The proposed preliminary plat will subdivide the unplatted parcel into two (2) lots and three
(3) outlots. Lot 1 will be the location of a new Menard's home improvement store. The
applicant has not identified any land use plans for the second lot, which will be 4.4 acres in
area.
Outlots A and B and the northwest corner of Outlot C will be used for storm water ponding.
The remaining portion of the 13.9 -acre Outlot C not used for ponding purposes will be
reserved for future subdivision and development.
BACKGROUND:
Project History: In 2015, Menard, Inc. submitted development plans for this 50.5 -acre site
that included amendments to the 2030 Comprehensive Plan Land Use Map and text and a
rezoning of the property to allow for construction of a home improvement store in the south
14 acres of the property.
The initial plans show a 236,000 -sq. ft. store with future medical office development on 14
acres, and industrial development, storm water ponding and open space, and road right-of-
way on the remaining property.
The development plans went through several iterations and the City Council reviewed the
proposed Comp Plan amendments and rezoning request on February 9, 2017. At that
meeting, the Council adopted a resolution authorizing submittal of the amendments, that
included the re -designation of the south 19 acres to "C" (Commercial), to the Metropolitan
Council for their consideration. In a letter, dated March 9, 2017, the Metropolitan Council
approved the proposed amendments.
Since that time, the City has been working with the applicant on issues related to the project
such as overall design, traffic, access, storm water ponding, and design of the North Creek
Greenway trail. The following information is a review of the current plans, which shows a
210,000 -sq. ft. Menard's store in the southwest corner of the site, with a 4 -acre commercial
lot in the southeast corner, and three (3) outlots that will be used for future office/office
warehouse and storm water ponding.
Comprehensive Plan: The subject property is currently guided "IND" (Industrial) on the
2030 Comprehensive Plan Land Use Map as well as the draft 2040 Land Use Map. The
category description, which is similar in both plans, allows offices, assembly, warehouse,
manufacturing and other similar activities within an enclosed building to limit the amount of
dust, noise, odor and other adverse impacts.
The current zoning district categories that regulate industrial uses include "I-1" (Limited
Industrial), "I-2" (General Industrial) and "BP" (Business Park). A limited percentage of
floor space (10% of gross floor area) is permitted for retail activities accessory to the
industrial uses. Use of the "I-2" zoning district will be phased out as redevelopment
opportunities arise to comply with the industrial land use policies of the current Comp Plan.
The applicant is requesting that the southwest 19-20 acres of the site be re -designated from
its current "IND" classification to "C" (Commercial). The commercial designation includes
a wide variety of retail, office, and service uses that vary in intensity and off-site impacts.
The City uses the zoning ordinance to regulate the intensity and characteristics of
development based upon land use criteria and performance standards. Examples of
limitations to development include required parking, building setbacks, infiltration, site
access and lot coverage.
The proposed commercially designated property would be developed for a 210,000 -sq. ft.
Menard's store. According to the Comprehensive Plan, retail uses typically encompass the
traditional community shopping businesses and occupy much of the downtown area. It is
intended to accommodate a wide range of commercial goods and services. Off-site impacts
include activity, light, noise and generally higher traffic generation rates than other
commercial uses. Retail land uses will be zoned "RB" Retail Business), "SC" (Shopping
Center), and "PD" (Planned Development), which allows uses according to the specific
performance standards:
• High quality site and architectural design and building materials are expected to be used
within this land use category to promote pleasing off-site views of the development;
• Development in the downtown area shall adhere to the Downtown Design Guidelines;
• Landscaping shall be installed to provide aesthetic treatment of buildings and to soften
parking lot areas;
• Significant traffic generation during the weekday and weekends is associated with retail
development. Traffic studies may be requested in conjunction with the review of large
developments that have the potential to threaten the integrity of the existing and planned
roadway system. Additionally, developments that lower the level of service on adjacent
roadways or intersections may be required to install traffic improvements to improve
the level of service to its pre -development condition if City approval is granted;
• Driveway access points to the development shall be from non -local streets or those
designed for primarily non-residential traffic. No direct access to County Road #42 and
Cedar Avenue shall be allowed; and
• Lighting is limited to parking lot and building illumination designed for employee safety.
Zoning: The property is currently zoned "I-2" (General Industrial). General Industrial
districts are designed to serve the smaller "quasi -industrial" uses, such as machine shops,
sign shops, mill -working establishments, and the like. Three rezoning options are available for
the City to consider. The first would be to rezone the properties consistent with the proposed
Comp Plan designations.
The second would be rezone the property to "PD" (Planned Development). City code
defines a Planned Development as an urban development often having two or more principal
uses and having specialized performance standards relating to an overall approved
development plan to provide for an optimal land use relationship. A Planned Development
provides the following:
• Allows for a variety in the types of environment available to the people of the city;
• Encourages more efficient allocation and maintenance of privately controlled open
space in residential developments through the distribution of overall density of
population and intensity of the land use where an arrangement is desired and feasible;
• Provides the means for greater creativity and flexibility in environmental design than is
provided under the strict application of the zoning and subdivision chapters while at the
same time preserving the health, safety, order, convenience, prosperity and general
welfare of the city and its inhabitants;
• Encourages an overall design within the natural boundaries for an area; and Provides an
overall guide for developments that are staged because of the size of an area.
Rezoning to a Planned Development would allow the City to negotiate with the land
owner/developer on the type of uses, site coverage, area requirements and performance
standards, and development phasing specific to the project area.
The third option, which the applicant has indicated on their plans, would be to rezone the
property "GB" (General Business) and "I-1" (Limited Industrial). General Business districts
are designed for heavy uses and those businesses which tend to serve other businesses and
industry as well as residents. Limited Industrial districts are areas that are appropriate for
manufacturing, warehousing, and similar industrial uses having a minimum of nuisance
characteristics. Although construction material sales is allowed in the General Business
district, it is unlikely that Menard's operation would fit that fall into that use.
Preliminary Plat: The preliminary plat shows two (2) lots and three (3) outlots and road
right-of-way for 150th Street West (CSAH 42), Johnny Cake Ridge Road, 147th Street
West and a public street that will provide direct access to the lots and outlots within the
plat. Lot 1 will be the location of the proposed Menard's store, warehouse and outdoor
storage area. Lot 2 is slated for future development as is Outlot C, which could be further
subdivided in the future. The northwest corner of Outlot C as well as all of Outlot A will be
used for storm water ponding. Drainage and utility easements will cover that portion
of Outlot C that will be used for storm water ponding as well as all of Outlot A. The
illustrative and utility plans show Outlot B being used for storm water ponding purposes, but
no drainage or utility easement over that outlot is shown on the plat.
A 30 -foot wide trail easement is proposed along the west property line, which will run from
147th Street West to 150th Street West. This will be the location of a section of Dakota
County's North Creek Greenway trail, a 14 -mile regional trail that travels through Empire
Township, Farmington, Lakeville, Apple Valley, and Eagan. The County is currently working
with the adjacent property owner to the west of this project on acquiring additional land for
the trail. Staff is proposing that the section of the trail located in Lot 1 be dedicated as an
outlot.
A 50 -foot wide roadway easement exists along the east side of the existing parcel. The
applicant is proposing to dedicate 40 feet of that 50 -foot easement for public right-of-way for
existing Johnny Cake Ridge Road. This does not appear to be enough right-of-way for the
road improvements needed to accommodate the development on the site.
There is also a 26 -foot wide transmission line easement that runs along the east side of the
site. Development of this site and the necessary road improvements to serve the site will
likely require the relocation of the overhead transmission line and changes to their easement.
The City Engineer has additional comments related to the preliminary, which are contained in
the attached memo.
Site Plan: The site plan shows a 174,600 -sq. ft. Menard's store, 27,650 -sq. ft. garden center,
46,671 -sq. ft. warehouse and 468 surface parking spaces on Lot 1. Access to the site will be
a shared drive lane with Lot 2 off of Street A, a second access from Street A that will
provide access to the outdoor area and warehouse as well as the store, and a right in/right out
only access from 150th Street West. The east/west leg of Street A will align with 149th
Street West. An roundabout will be constructed at that intersection.
There are currently two driveways along 150th Street West and one along Johnny Cake
Ridge Road. Those driveways will be removed as part of any development on the site and
access restriction easements will need to be established along Johnny Cake Ridge Road and
150th Street West except at the location of the right in/right out only drive access along that
street.
The County generally allows accesses to their roads only when they serve development
within all of the plat, which is not the case with the right in/right out driveway along 150th
Street West. They would like to be assured that there will be sufficient vehicle stacking in
the parking lot for vehicles leaving the site to enter 150th Street West without causing
problems to traffic on that street.
As stated previously, the site shows 468 surface parking spaces. The minimum required
parking for this use can vary significantly, depending on how you define the proposed uses.
If you define the store as a retail use, the minimum required parking for the store, warehouse
center, and garden center would be approximately 884 spaces plus additional employee
parking. If the store was classified as a building sales store, the minimum required parking
would be approximately 293 spaces plus additional employee parking.
Building Elevations: The submitted plans indicate that the front elevation will be precast
concrete panels with a mountain red brick finish and tan block columns, wainscoting, and
horizontal trim. The west elevation will have a unpainted tan split -face concrete
block exterior finish. The east elevation will have a finish consisting of a clear
polycarbonate panel and emerald green metal panels. The north elevation will have an
exterior finish that will consist of a combination of green metal panels and tan split -face
block.
Staff has concerns with the materials proposed for the west, north and east elevations. The
west elevation will be totally exposed and should be constructed of the same materials as the
front of the building. The east and north elevations, which will be 30 feet tall, will be partly
screened by a 15 -foot tall wood fence. The remaining 15 feet of metal wall panel will to be
visible from the public street.
The north elevation of the warehouse will have an exterior finish that consists of a
combination of horizontal treated fence material, red brick and tan block. This elevation will
tie into a 15 -foot tall wood fence that will screen the outdoor yard area from the public. The
fence will have four -foot wide tan brick columns that will be spaced every 90 feet.
Landscape Plan: The landscape has been reviewed by staff and their comments are
included in the attached memo from the City Engineer. The applicant should make the
appropriate revisions to their plan in accordance with staffs recommendations.
The plan identifies several cart corrals in the parking lot. These cart corrals shall have raised
concrete curbs to delineate the chutes and shall incorporate landscaping elements into their
design.
A propane fueling station will be located in the northwest corner of the parking lot.
Protective measures in accordance with applicable codes shall be installed around the filling
station area.
Utility Plans: The utility plans have been reviewed by the City's engineering staff and their
comments are included in the City Engineer's attached memo. Revisions should be made to
the utility plans to bring them into conformance with staffs recommendations.
Street Classifications/Accesses/Circulation: Access to the site will be via 150th Street
West (CSAH 42), a principal arterial road, Johnny Cake Ridge Road, a major collector street
and 147th Street West, a minor collector street. Other that a right in/right out only access
drive connection will be off 150th Street West, no other private access will be allowed from
the existing streets.
Public streets will be constructed within the site that will provide direct access to the
property within the development. The first phase will include a roundabout intersection at
149th Street West and a full intersection at 147th Street West. A future roundabout
intersection will be constructed at 148th Street West and the west leg of that street will likely
intersect with Street A.
Bolton & Menk, the City's consultant reviewed previous plans and identified the following
improvements to Johnny Cake Ridge Road that will be needed:
• A raised median from 147th Street West to CSAH 42;
• Roundabouts at 148th and 149th Streets West;
• A right in/right out only access at the driveway entrances to the Holiday convenience
store and Lifetime Fitness building;
• Additional turn lanes on Johnny Cake Ridge Road at CSAH 42 and 147th Streets West
intersections; and
• The dedication of additional road right-of-way to accommodate the suggested
improvements, which will require the relocation of the Great River Energy electrical
transmission line outside of the right-of-way; and improvements to CSAH 42 would
also occur with development on the subject property.
These improvements along with the proposed right in/right out only intersection along 150th
Street West will require the dedication of additional right-of-way for both streets.
Pedestrian Access: The applicant has submitted a bike and pedestrian circulation plan,
which identifies the location a portion of the North Creek Greenway and sidewalks/pathways
along the both sides of Street A and the west side of Johnny Cake Ridge Road. Sidewalk
connections internal to the development sites to the public pedestrian system should be
incorporated into each phase of development.
Signs: The submitted building elevations identifies signage on the south elevation and an
elevation of a proposed monument sign is included with their submission. All signage will be
required to meet the City's sign regulations and will be reviewed in detail by staff at the time
of submittal of a sign application.
Dakota County Review: Because the proposed subdivision/development is located
adjacent to a county road, it is subject to review by the Dakota County Plat Commission.
The plans were reviewed by the Plat Commission at its July 9, 2018, meeting and their
comments are included in an attached letter.
Public Hearing Comments: Open the public hearing, receive comments and close the
public hearing. It is the policy of the Planning Commission not to act on a public hearing item
the night of the public hearing.
BUDGET IMPACT:
Not available at this time,
ATTACHMENTS:
Existing Conditions
Memo
Letter
Location Map
Comp Plan Map
Zoning Map
Preliminary Plat
Plan Set
Plan Set
Landscaping Plan
Elevations
MENARD'S AT HANSON CONCRETET
PROJECT REVIEW
Existing Conditions
Property Location:
Northwest corner of 150th Street West and Johnny Cake Ridge Road
Legal Description:
The south 50.5 acres of the East 1/2 of Section 26
Comprehensive
Plan Designation
"IND" (Industrial)
Zoning
Classification
"I-2" (General Industrial)
Existing Platting
Unplatted
Current Land Use
Vacant
Size:
50.5 acres
Topography:
Generally flat with the exception of a five-foot high berm along the east side of
the property and a crushed concrete stockpile in the north central area of the
site.
Existing
Vegetation
None
Other Significant
Natural Features
A storm water pond is located in the northwest comer of the site.
Adjacent
Properties/Land
Uses
NORTH
Abdallah Chocolates Manufacturing Facility
Comprehensive Plan
"IND" (Industrial)
Zoning/Land Use
"I-2" (General Industrial)
SOUTH
Fischer Sand and Aggregate Mining Operation
Comprehensive Plan
"MBC" (Mixed Business Campus)
Zoning/Land Use
"SG" (Sand and Gravel)
EAST
Venstar Industrial Park
Comprehensive Plan
"IND" (Industrial)
Zoning/Land Use
"I-1" (Limited Industrial)
WEST
Magellan Petroleum Tank Farm
Comprehensive Plan
"IND" (Industrial)
Zoning/Land Use
"I-2" (General Industrial)
•••
••••
•••••
••••
•••
CITY of Applell
Valley
MEMO
Public Works
TO: Tom Lovelace, Planner
FROM: Brandon S. Anderson, City Engineer
DATE: July 12, 2018
SUBJECT: Menard's Preliminary Plan Review
County Road 42 and Johnny Cake Ridge Road
Alex,
The following are comments regarding the Menard's Preliminary Plan Review
dated June 19, 2018. Please include these items as conditions to approval.
General
• All work and infrastructure within public easements or right of way shall be to City
standards.
• A Public Improvement project will be required for the improvements on:
a. Johnny Cake Ridge Road
b. Street A
c. Storm Water facilities
• Additional review by Dakota County Transportation may be required.
• Relocation of the existing power lines along JCRR will be required by applicant.
• Relocation of existing gas lines and small utilities in ROW along CR 42 and JCRR will
be required by applicant.
Plat
• The proposed North Creek Greenway Corridor shall be dedicated as an Outlot in lieu of the
30' wide trail easement as shown on the Preliminary Plat.
• All of Outlot B shall be drainage and utility easement.
• Additional ROW should be provided along with Public street connection to the property to
the west of the Site from Street A.
• Drainage and Utility Easement in Outlot C shall be modified to include coverage of
proposed storm sewer.
• Additional 40' of ROW to the west of JCRR (90' total) is required. ROW for 148th and
149th at the proposed roundabouts shall be variable in width at these locations. The
preliminary plat and site plan do not reflect the correct ROW needs for JCRR, 148th and
149th street.
• Preliminary Plat should include future ROW needs from 148th Street.
• Power poles and relocated easement from Great River Energy will be required to be located
outside proposed ROW. Additional easement for relocation will be
Site
• See attached Memo from Bolton & Menk dated 03-23-18 regarding additional preliminary
traffic impact review.
• A future driveway access location from Street A to unplatted property to the north should
be shown on the plans for access.
• Site plans as submitted do not match civil plans. The areas proposed for future industrial
use should be shown with updated ponding areas and outlots. Area calculations need to be
updated to match civil plans.
• The future 148th roadway intersection should be included as part of Street A phasing.
• The RIRO driveway access to Johnny Cake Ridge Road (JCRR) shall be additionally
modified to exclude the "pork chop island". CR 42 has center median and no island is
recommended by Dakota County.
• Provide setback lines on site plan.
• Provide easement lines on grading and utility plans.
• A guardrail or fence should be evaluated along the pond slopes adjacent to Street A.
• 4:1 maximum slopes above the NWL are allowed.
• Provide additional drawing showing Auto tum turning movements to verify site circulation
and layout requirements for planned vehicle usage to be used onsite. Show truck
movement with Auto turn entering site to ensure emergency and service vehicle can
maneuver internally.
• A 30' min. corridor for the North Creek Greenway Trail (NCGT) shall be provided along
the west side of the site. The Greenway cannot encroach into the existing gas easement
except to cross perpendicular. A pedestrian tunnel is planned CR 42 along the SW corner
of the site and site amenities shall be incorporated into the site design to fit tunnel and
trail per Dakota County standards. Trail/sidewalk connections to the proposed NCGT are
recommended within the site.
Grading, Drainage and Erosion Control
• Proposed Storm water ponds should be labeled as WVR P55.1, 55.2, 55.3 for future
reference.
• Final Grading Plans shall be reviewed and approved by City Engineer.
• Final Storm water Management Plan shall be reviewed and approved by City Engineer.
• Provide the overall site composite Curve Number (CN) along with the impervious % on the
area tabulation
• The existing pond onsite is an incidental wetland which is not regulated by WCA. An
incidental wetland is an area that takes on wetland characteristics (wetland plants, soils,
and hydrology) but that was not created to be a wetland.
• The proposed storm water basin and infiltration pond as submitted are sized to
accommodate Lot 1 &2 of Block 1, Outlot C and Public Roadways only.
• Future development drainage to storm water basins will be required to provide additional
volume, TSS and TP reduction onsite or expand proposed ponds. One multiple cell
regional pond is preferred to be constructed. The proposed basin in Outlot C can be
expanded to the south to meet requirements.
• The total allowable 100 -year discharge rate from the site is 6.0 cfs. The proposed
discharge rate is 17 Storm water modifications are necessary to meet flow restriction.
• Label EOF for storm water and infiltration basins as well as parking lots and roadway.
• Provide an accessible route (8' min. bench) for future maintenance access to outlet
structures . Route should be covered by drainage and utility easement.
• Restoration/Landscape plan should indicate required16.5' buffers and appropriate seed
mixtures for infiltration area, aquatic bench and upland areas associated with storm water
basin.
• Lowest floor levels shall be 1.0' above the EOF or 3.0' above HWL in accordance with
SWMP.
• The SWMP indicated WVR P55 to have a NWL = 962.0 and HWL = 978.9. The proposed
plan indicates a NWL = 970.0 and HWL = 974.0/980.7. Clarify elevation difference from
SWMP. Existing storm water basin NWL = 966.5.
• It appears from the storm water models that the proposed pipes are being utilized for
storage. Additional storm sewer calculations are required.
• The HWL of 980.7 is greater than the Street A low point (980.4) elevation.
• Clarify intent of Outlot B. Grading is shown onto property outside project limits.
• Rip Rap or appropriate vegetation may be required on the bench between the multiple
storm cells to prevent erosion.
• Surface drainage from Outlot C should be directed towards proposed Storm water retention
pond and not to public ROW.
Sanitary Sewer, Water Main and Storm Sewer
• See attached memo from AE2S regarding water main analysis for proposed site
improvements.
• Final locations and sizes of Sanitary & Storm Sewer and Water main shall be reviewed
with the final construction plans and approved by City Engineer. Sanitary Sewer, Water
main and Storm sewer utilities within ROW and drainage and utility easements shall be
publicly owned and maintained.
• Provide additional drawing showing required hydrant coverage for site. (Max. hydrant
spacing is 450 -feet for CommerciaUIndustrial areas.)
• Sanitary sewer to serve Outlot C will need to be provided from the existing service off
148th and Johnny Cake. This sanitary sewer service will also need to provide service to
the un -platted property to the north. Sanitary sewer alignment and grades should be
indicated on the preliminary utility plan for review of future conflicts. As-builts indicate
the existing sanitary invert is 969.0 and the storm crossing as shown is at 970.0.
Relocation of storm sewer line from JCRR may be required.
• Provide storm sewer calculations (Rational method) for proposed improvements.
Landcape and Natural Resources
1. Proposed Redbuds located along County Road 42 should be relocated to a more protected
area near the building.
2. No evergreen trees are included in the proposed landscape schedule. The site may benefit
from additional evergreen tree and shrub varieties in the plantings for year round
screening and diversity.
3. Additional screening is recommended along the proposed fence and the ROW for Street
A.
4. A landscape buffer is required between the proposed development and Great River
Energy easement area or within.
5. 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.
6. Tree planting is not allowed in public drainage and utility easements. Drainage and utility
easements should be clearly identified on landscape plan. Ensure tree planting locations
do not hinder maintenance access to storm water facilities.
7. Restoration/Landscape plan should indicate required buffers and appropriate seed mixtures
for infiltration area, aquatic bench and upland areas associated with any storm water basins.
8. 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.
9. A protective buffer zone in accordance with ordinance 152.57 is required (16.5 feet for
any storm water pond) and shall be indicated on the plans.
10. Because native vegetation can be so hard to establish, provide a 3 year establishment
plan. The plan should have information about when seed will be installed, tasks taken to
prevent weed establishment, and information on the timing to the connection to the storm
water system.
Think Big. Go Beyond.
Technical Memorandum
To: Brandon Anderson, PE
City Engineer
From: Brian Weiss, PE
AE2S
Re: Hydraulic Analysis - Water Main Analysis - Menards Site
Apple Valley Water Distribution System
Date: July 6, 2018
Purpose of Hydraulic Analysis
Menards is developing a site within Apple Valley north of Co Rd 42 and west of Johnny Cake
Ridge Rd. This memorandum provides a summary of the analysis performed to determine the
following within the proposed development:
1. Average Pressures
2. Available Fireflow
Basis of Analysis
• Analysis based on a Maximum Day Demand = 15.5 MGD
• Extended Period Simulation (EPS) over 24 hour period repeated five days
• Operation of various water treatment plants online/offline status
• Provide available fire flow of 1,500 gpm for residential and 3,500 gpm for commercial/
multi -family
Think Big. Go Beyond.
Eis
Page 1 of 2
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Technical Memorandum
Hydraulic Analysis - Water Main Analysis - Menards Site
July 6,2018
Evaluation Results
• Pressure Analysis —Average pressures shown in Figure 1A
• Fire Flow Analysis —Available fire flow at 20 psi residual shown in Figure 1B.
Pressure Analysis:
• Pressures ranged from 53 to 54 psi. These pressures are adequate for this type of
development.
Fireflow Analysis:
• Fireflows ranged from 3,600 gpm to 5,700 gpm depending on the location within the
development.
- Specific fire flow requirements for the Menards facility were not available.
- Desired available fireflow for commercial facilities is typically 3,500 gpm.
- Based on the current water main planned for the facility, available fireflows would
be greater than 3,500 gpm.
Think Big. Go Beyond.
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Page 2 of 2
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Real People. Real Solutions.
MEMORANDUM
Date: March 23, 2018
To: City of Apple Valley, MN
From: Bryan T. Nemeth, P.E., PTOE
Michael Boex, P.E.
Subject: Traffic Impact Study Review — Supplemental Traffic Forecast
Menards Development
12224 Nicollet Avenue
Burnsville, MN 55337-1649
Ph 1952 0-05091
l=ax: 1952) 890-8065
Eolton- enk cor
I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly
Registered Professional Engineer under the laws of the State of Minnesota.
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Bryan T. N meth, P.E., PTOE
Introduction
43354 March 23, 2018
Reg. No. Date
The Supplemental Traffic Forecast Information for the Menards Development in Apple Valley, MN,
dated March 16, 2018 was reviewed to determine if and how the development and site layout revisions
impacts the traveling public. Overall, the TIS appears to be accurate and the site size changes are not
anticipated to be of concern as compared to the previous Traffic Impact Study submitted on November
17, 2017. However, the site design has been modified and there are some design and access
considerations that will need to be rectified.
Forecasts
The proposed changes in the size of both the Menards building and the surrounding developments
requires the recalculation of trip generation due for the site. The TIS forecasts are lower than the previous
forecasts provided in the November 17, 2017 Traffic Impact Study for the site.
Public Roadway System Impacts and Operations
It is anticipated that the development traffic would be effectively dispersed throughout the public roadway
system as defined in the November 17, 2017 Traffic Impact Study and evaluated in the December 22,
2017 Review. The traffic decrease is anticipated to provide more effective operations and a rerun of
analysis is not anticipated to be needed.
147th Street Access
The new street access to 147th Street is indicated in the site plan as full access. This proposed access is
moved further east than the previous submittal but is properly spaced from the other existing accesses
along 147th Street (minimum 330' access to access). The new alignment does allow for the parcel to the
east to have a full access onto 147th Street. Based on the previous traffic analysis, the east parcel full
access would need to be aligned with the western Abdallah access to ensure that left turn conflicts do not
H:\APVA\_General\2018\Menards Traffic Impact Study III\2018-03-23_Menards TIS Review III.docx
Name: Menards Development Re -Evaluation Update
Date: March 23, 2018
Page: 2
occur and the adequate spacing from Johnny Cake Ridge Road and the eastern Abdallah access is
provided.
As consistent with previous comments, the traffic volumes will require an eastbound right turn lane. This
will have to be shorter than previously identified due to the revised access location and would be deemed
acceptable based on the lower traffic volumes for the site. The existing three lane section of 147th Street
allows for westbound left turning vehicles. The following recommendations for the 147th Street access is:
• Construct a 240' eastbound right turn lane. This includes 180' full width turn lane with a 60'
taper (taper at 5:1)
The future access to the east was determined through a previous study and has the following
recommendation on the turn lane need.
• Construct a 235' eastbound right turn lane. This includes 175' full width turn lane with a 60'
taper (taper at 5:1)
Johnny Cake Ridge Road
The previous work and review of the site provides for adequate access and operations at the accesses and
no changes are anticipated to be needed. Additionally, review of the 147th Street and CSAH 42/150th
Street intersections was also previously completed.
150th Street/County Road 42 Access
Two access points are proposed along 150th Street west of Johnny Cake Ridge Road. This is different than
the previous plan submitted in November 2017 which showed only one access point onto 150th St. The
roadway is currently under the jurisdictional authority of Dakota County and is functionally classified as a
Principal Arterial. A review of Dakota County Access Guidelines indicates that partial movement
intersections would be allowed at 1/4 mile spacing. Partial movement intersections include 3/4 access
configurations. Additionally, a right-in/right-out access may be permitted at 1/8 mile spacing if the County
determines the access improves the overall safety and/or efficiency of the transportation system.
The proposed 3/4 access is just under 1/4 mile (1,320 ft.) at 1,260 feet. This would likely meet the County's
access spacing requirement.
The proposed right-in/right-out access is under 1/8 mile (660 ft.) at 440 feet. While the distance for
stopping sight distance is met, the County's access spacing requirement is not met. The right-in/right-out
access should be moved approximately 150 to 200 feet west of its currently proposed location.
The roadway system for the site should also match into all proposed accesses on CSAH 42 to help justify
the need. As shown, the 3/4 access is primarily for access to one business. It is highly likely that Dakota
County would not approve of an access on CSAH 42 to primarily serve one business. Additionally, it is
likely that Dakota County would approve of only one access to CSAH 42, as has been proposed
previously.
The following recommendations for the 150th Street turn lanes at the 3/4 access are:
• Construct a 480' westbound right turn lane. This includes 300' full width turn lane with a 180'
taper (taper at 15:1). This matches the design of the 3/4 access to the west but could potentially be
reduced to a total of 390' based on Design of Turn Lane Guidelines.
• Construct a 480' eastbound left turn lane. This includes 300' full width turn lane with a 180' taper
(taper at 15:1). This matches the design of the 3/4 access to the west.
The following recommendations for the 150th Street turn lanes at the right-in/right-out access are:
• Construct a 390' westbound right turn lane. This includes 210' full width turn lane with a 180'
taper (taper at 15:1).
Name: Menards Development Re -Evaluation Update
Date: March 23, 2018
Page: 3
Internal Site Circulation
Review of the internal site circulation was conducted to determine if the circulation patterns would have
any effect on the public roadway system or have any design concerns.
The internal north -south roadway has a number of horizontal curves. As indicated on the attached figure,
the radii of the curves are 210' indicating a design speed of 25 mph assuming normal 2% crown on the
roadway. This is a concern as the roadway needs to be designed for 30 mph. The 200' radius on 148'
Street is also a concern but is at the start of the stopping sight distance from the new N -S street and may
be acceptable. A 30 mph roadway will require a minimum radius of 333 feet.
The minimum driveway setback shall be in accordance with City Code. The setback from Johnny Cake
Ridge Road is appropriate as shown. The setback from CSAH 42 is not appropriate with its designation as
a Principal Arterial. The minimum setback should be 300 feet.
With a 30 mph speed on the roadways, the minimum spacing between driveways (centerline to centerline)
is 200 feet to accommodate stopping sight distance. The driveway shown on the north end should be
moved at least 200 feet from the proposed driveway for the adjacent parcel. All other proposed driveways
do meet this distance.
Conclusions and Recommendations
The primary review conclusions and recommendations are provided below.
Right-in/Right-out Access on CSAH 42
• Inadequate spacing from the intersection of Johnny Cake Ridge Road/CSAH 42 (150th Street)
based on Dakota County Access Guidelines.
o Move the right-in/right-out access approximately 200' west.
• Provide a right turn lane into the right-in/right-out access.
3/4 Access on CSAH 42
• Adequate spacing is provided from the intersection of Johnny Cake Ridge Road/CSAH 42 (150th
Street)_based on Dakota County Access Management Guidelines.
• Provide a right turn lane and left turn lane into the 3/4 access.
• Connect the public roadway system onsite to both accesses proposed on CSAH 42.
CSAH 42 Accesses
• Based on Dakota County Access Guidelines, a restricted access would be allowed at 1/4 mile
spacing. While it is believed that an additional access to CSAH 42 would improve the efficiency
of the transportation system it is not an approved conclusion that Dakota County would grant the
right-in/right-out access in addition to the 3/4 access. It is advised that the 3/4 access be set up as the
primary access from CSAH 42 for the site. The right-in/right-out access should be designed at an
appropriate location as mentioned above and be designed for the possibility of the access not
being approved by Dakota County if they do not agree that it would improve the efficiency of the
transportation system.
147th Street Access
• Adequately located and spaced based on city guidance.
• Provides for adequate spacing to a future full access for the parcel to the east.
• Provide an eastbound right turn lane into the access.
Name: Menards Development Re -Evaluation Update
Date: March 23, 2018
Page: 4
Johnny Cake Ridge Road Access
• Acceptable. No change from previous plans.
Internal Roadways
• Inadequate horizontal curves rated at 25 mph. A 30 mph design is required.
• Revise with a minimum radius of 333 feet.
• Connect the public roadway system onsite to both accesses proposed on CSAH 42.
• Provide 300' setback to the first driveway from all accesses connecting to CSAH 42.
• Driveways need to be separated by at least 200' to account for stopping sight distance.
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Dakota County Surveyor's Office
Western Service Center • 14955 Galaxie Avenue • Apple Valley, MN 55124
952.891-7087 • Fax 952.891-7127 • www.co.dakota.mn.us
July 9, 2018
City of Apple Valley
7100 147th Street W.
Apple Valley, MN 55124
Re: MENARDS AT HANSON CONCRETE
The Dakota County Plat Commission met on July 9, 2018, to consider the preliminary plat of the above
referenced plat. The plat is adjacent to CSAH 42, and is therefore subject to the Dakota County Contiguous
Plat Ordinance.
The preliminary plat contains 50.5+/- acres to include a new building for Menards and two future commercial
development sites. The right-of-way needs for CSAH 42 as a six -lane divided roadway are 100 feet of half
right-of-way, which is shown on the proposed plat. Access to the site will be via 147th Street (city street),
Johnny Cake Ridge Road (city street) with a roundabout at 149th Street, and one access as a right-in/right-
out access along CSAH 42 into the Menards site (approximately 730 feet from Johnny Cake Ridge Road). The
access spacing guidelines allow for public right-in/right-out access at 1/8th mile spacing if the County
determines that the access improves the overall safety and/or efficiency of the transportation system. The
access spacing guidelines also allow for private right-in/right-out access at 1/8th mile spacing based on
County engineering assessment of the function and use of the private access point in consideration of the
spacing criteria. The proposed plat includes a private right-in/right-out access to accommodate the Menards
site. The Plat Commission prefers the private right-in/right-out access to accommodate all of the
development within this plat. However, the Plat Commission will allow this private access at the time along
CSAH 42 if the access provides sufficient parking lot setback for vehicles leaving the site to enter CSAH 42
without interfering with CSAH 42 travel.
There are two existing accesses along CSAH 42 that will be required to be removed through the permitting
process. Restricted access should be shown along all of CSAH 42 except for the one access opening for the
right turns only access. A quit claim deed to Dakota County for restricted access is required to accompany the
plat mylars at the time of recording.
The Plat Commission has approved the preliminary plat provided that the described conditions are met. The
Ordinance requires submittal of a final plat for review by the Plat Commission before a recommendation is
made to the County Board of Commissioners.
Traffic volumes on CSAH 42 are 27,400 ADT and are anticipated to be 48,000 ADT by the year 2030.
No work shall commence in the County right of way until a permit is obtained from the County
Transportation Department and no permit will be issued until the plat has been filed with the County
Recorder's Office. The Plat Commission does not review or approve the actual engineering design of
proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to
restrict or limit Dakota County's rights with regards to Dakota County rights of way or property. The Plat
Commission highly recommends early contact with the Transportation Department to discuss the permitting
process which reviews the design and may require construction of highway improvements, including, but not
limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please
contact Gordon McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding Plat
Commission or Plat Ordinance questions at (952) 891-7070.
Sincerely,
AtteX
Todd B. Tollefson
Secretary, Plat Commission
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ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
6.A.
July 18, 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, August 1, 2018 - 7:00 p.m.
• Public hearing applications due by 9:00 a.m. on Thursday, July 5, 2018
• Site plan, variance applications due by 9:00 a.m. on Wednesday, July 18, 2018
Wednesday, August 15, 2018 - 7:00 p.m.
• Public hearing applications due by 9:00 a.m. on Wednesday, July 18, 2018
• Site plan, variance applications due by 9:00 a.m. on Wednesday, August 1, 2018
Next City Council Meetings:
Thursday, July 26, 2018 - 7:00 p.m.
Thursday, August 9, 2018 - 7:00 p.m.
BACKGROUND:
N/A
BUDGET IMPACT:
N/A