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HomeMy WebLinkAbout08/15/2018••• •••• Apple II Valley Meeting Location: Municipal Center 7100 147th Street West Apple Valley, Minnesota 55124 August 15, 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 August 1, 2018, Regular Meeting 4. Public Hearings 5. Land Use / Action Items A. Splinter Addition - PC 18-20-S VGF Consider Subdivision by Preliminary Plat and Variances to Reconfigure a Shared Property Line and Allow Construction of a 744 sq. ft. Detached Garage Location: 129 Surrey Trail So and 135 Surrey Trail So Petitioner: Gene and Shelby Splinter and Dan Moulin for Subdivision, Gene and Shelby Splinter for Variance B. McCormick Computer Resale - PC18-21-VB Consider Site Plan/Building Permit Authorization to Construct a 24,000 sq. ft. Addition Location: 14925 Energy Way Petitioner: R.J. Ryan Construction and McCormick Computer Resale C. Menards at Hanson Concrete - PC18-17-PZSB Consider Comprehensive Plan Land Use Map Amendment, Rezoning and Site Plan/Building Permit Authorization to Allow for Construction of a 206,209 -sq. ft. Retail Store and 48,970 -sq. ft. Warehouse on 18.41 Acres, 16.44 Acres of Future Office/Office Warehouse Development, and 5.21 Acres of Storm Water Ponding Area Location: Northwest Corner of CSAH 42 and Johnny Cake Ridge Road Petitioner: Menard, Inc. 6. Other Business A. Review of Upcoming Schedule and Other Updates Next Planning Commission Meeting - Wednesday, September 5, 2018 - 7:00 p.m. Next City Council Meeting - Thursday, August 23, 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 l App Valil ley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 3.A. August 15, 2018 Consent Agenda Description: Approve Minutes of August 1, 2018, Regular Meeting Staff Contact: Joan Murphy, Department Assistant Department / Division: Community Development Department ACTION REQUESTED: Approve minutes of regular meeting of August 1, 2018. 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 AUGUST 1, 2018 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to order by Chair Melander at 7:00 p.m. Members Present: Tom Melander, Ken Alwin, Tim Burke, Keith Diekmann, Jodi Kurtz, Paul Scanlan and David Schindler. Members Absent: Staff Present: City Attorney Sharon Hills, Civil Engineer Ahmed Omar, Community Development Director Bruce Nordquist, Planner Kathy Bodmer and Department Assistant Joan Murphy. 2. APPROVAL OF AGENDA Chair Melander asked if there were any changes to the agenda. MOTION: Commissioner Scanlan moved, seconded by Commissioner Diekmann, approving the agenda. Ayes - 7 - Nays - 0. 3. CONSENT ITEMS MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann, approving the minutes of the meeting of July 18, 2018. Ayes - 6 - Nays - 0. Abstained — 1 (Alwin) 4. PUBLIC HEARINGS A. Splinter Addition — PC18-20-SVGF Chair Melander opened the public hearing at 7:01 p.m. Planner Kathy Bodmer stated Gene and Shelby Splinter 129 Surrey Trail South and Dan Moulin, 135 Surrey Trail South, wish to subdivide their properties by preliminary plat to adjust a shared property line so that the Splinters may acquire a 2,927 sq. ft. triangle of property behind their property from Dan Moulin. Gene Splinter requests two variances that would allow him to construct a 744 sq. ft. detached garage 9' from the north property line and 5' from the south property line (a 1.0' and 5.0' variance respectively). The shared property line is extended so that the Splinters are able to acquire a 2,927 sq. ft. triangle from Dan Moulin. The elevation of the site drops off dramatically from the main yard area of the lot to the rear lot line. The Splinters wish to take advantage of the 8' change in elevation to construct the garage behind the hill. Placing the detached garage below the hill will help to make it less visible from the street. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes August 1, 2018 Page 2 of 10 Two variances are requested. 1. A variance to reduce the north side yard setback from 10' to 9' (1.0' variance). 2. A variance to reduce the south side yard setback from 10' to 5' (5.0' variance). She added the petitioner states he selected the site to minimize tree loss on the site. The petitioner is also striving to reduce the amount of grading required, in view of the fact that disturbing existing grades will impact adjacent mature trees. When the City reviews requests for variances, it must determine whether there are practical difficulties present that prevent the applicant from complying with the requirements of the zoning code. The petitioner has a couple of alternatives to avoid the need for the variance. The petitioner could reduce the depth of the garage from 26' to 20' or reconfigure the floor plan. A second alterative would be to locate the garage in a different spot on the property. The petitioner is concerned that a different location would require substantially more grading and tree removal and would be more visible from the street. The petitioner likes the site selected because he can "tuck" the garage behind the hill. One last alternative to consider would be to revise the location of the newly created lot line to accommodate the size of the new garage. Commissioner Diekmann commented that with the slope and the finished floor elevation that there would probably need to be about 9 feet of fill on the backside if it is sloping away. Ms. Bodmer said not sloping away but cutting in. Chair Melander asked if both properties owners, Splinter and Moulin, are in agreement on this. Ms. Bodmer answered yes. Commissioner Burke asked if there was any comment from the property owner to the south. Ms. Bodmer answered no. They were notified of the public hearing but staff has not heard from them. Gene Splinter, 129 Surrey Trail South, said he had a signed approval letter for the variance from the owner to the south. Commissioner Scanlan asked about looking at the hardship side of it, if the change to the property line was to accompany the building to be built on the property without variances. Mr. Splinter replied that the other property owner, Mr. Moulin, would like the extra property for his side for the driveway to go to his garage he just built there. It is really a swap of the land. He said the garage would barely be seen down the hill because of the fall in the land. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes August 1, 2018 Page 3 of 10 Commissioner Alwin asked for clarification that there are two requests — one for rezoning and one for a variance. Mr. Splinter answered yes and that Mr. Moulin wants the land and they are happy to swap. Commissioner Alwin said that when it comes back to us we need to look that the conditions are met for the variance and the size. Mr. Splinter said he wants to store a boat in there. Chair Melander closed the public hearing at 7:17 p.m. 5. LAND USE/ACTION ITEMS A. Dakota County Residential Organics Drop Off IUP — PC18-18-IUP Planner Kathy Bodmer stated 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. Dakota County would like to expand its dumpster enclosure area on the north side of the 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 collected 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. The site will be available for the public to use which changes the use to a waste collection/waste transfer facility. 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. 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. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes August 1, 2018 Page 4 of 10 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 drop off 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. The City of Apple Valley supports opportunities for residential organics recycling and believes residents benefit from conveniently placed residential organics drop off sites. Staff believes that the Dakota County Western Service Center site is not a suitable location and would be happy to work with County staff to identify suitable locations in the City. An ordinance amendment or IUP would likely be needed wherever the site is located in the City. Ms. Bodmer reviewed the public hearing comments. She said staff does not recommend approval of this item this evening. Commissioner Alwin asked if the City has come across similar facilities or similar uses in other office complexes in the City. Ms. Bodmer answered that to her knowledge no, not where they invite the public in to drop-off organics. Commissioner Alwin commented that he understands this is a service offered to residents but not like the other services the County offers to the residents. Commissioner Diekmann asked for clarification that no other location in the City would allow an organic drop-off site based on the zoning. Ms. Bodmer answered that is correct. Commissioner Diekmann asked what the main reason was that it is not considered suitable at this service center. Ms. Bodmer replied that the biggest concern is that it is in the heart of the Downtown of Apple Valley and if there should be a lapse of maintaining it that it could become a nuisance and a problem. Commissioner Diekmann asked if the City Hall recycles organics. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes August 1, 2018 Page 5 of 10 Ms. Bodmer answered yes. Commissioner Diekmann asked where are the organics collected. Ms. Bodmer replied that the waste containers are kept inside the building so there is an indoor enclosure rather than an outdoor enclosure. Commissioner Alwin asked the City Attorney Sharon Hills if there is a cap on the IUP. Attorney Sharon Hills said interim is temporary and the Planning Commission can determine the length of time. Commissioner Scanlan asked if the City was part of the discussion for this location. Ms. Bodmer answered no. The City did meet with the County before application and the City asked the County to explore other locations in the City. The County felt that WSC was the location they wanted to move forward with. Commissioner Scanlan asked if the City has possible alternative locations identified for this type of service. Ms. Bodmer replied the Central Maintenance Facility (CMF) and Lebanon Hills campground. Commissioner Schindler said he struggled at the public hearing. He said if you pick a spot this would be a really good spot. You would have the City and the County sharing a property that their main goal is to make sure Apple Valley looks good and Dakota County looks good. He finds it hard to believe that both Dakota County and the City would lapse on having this kept up. He cannot think of any location that the tenants would take more initiative to make sure things look nice. He commented that the only people that can get into the locked area are the people who want to recycle and sign up for the program. He thinks this is a good location and thinks it will be a well- maintained dumpster site. It is a central location. People are doing their errands. He said people will shop when they are making this trip. It is convenient for them because it is where they do all their shopping. He added that he thinks the CMF would work fine too. He would be totally in favor of that as well. Related to recycling and sustainability, he was surprised that the City does not want to get this done. It accomplishes all the things we are trying to do as a society right now. He feels nobody can see it and he is perplexed. He feels it is a legal thing that the business community has put the pressure on. Commissioner Scanlan commented that the City Hall has organic recycling indoors and asked if this could become an indoor site at Dakota County. That could be done to address the City's concern with the business community by looking at ways to come up with a solution if the County feels so strongly on this location. He believes there are other locations within the City that could provide the same level of service. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes August 1, 2018 Page 6 of 10 Commissioner Burke asked what is done in regards to Bogarts, for example, and what kind of rules they have to follow regarding organic recycling. He understands there are other businesses in the City that have organic recycling and what type of enclosure are they using. Ms. Bodmer answered that the County would know more but it could be working out an arrangement with their waste hauler and it would be the same kind of enclosure as for their waste dumpster. Commissioner Schindler inquired what would people be told if they were taking organics to the mulch store and were told it was full and cannot leave it there. He said he would have a concern if there was not a backup arrangement. Chair Melander said this is about a ton a week and this could just be the initial estimate with the 1,400 households. If it takes off as recycling took off, it could easily need to be expanded and quickly. It could be over capacity in a short time because people want to be environmentally responsible. Commissioner Schindler does not think this site has a lot of room for expansion and had not thought about that earlier but at CMF there is opportunity for the expansion. This needs to be planned to be successful. He is in favor of organic recycling but does not think it has to happen at WSC. Chair Melander said he regularly runs over to the Eagan site with electronic and paint recycling and that facility is tucked away and not by Eagan City Hall. It is a well-run facility but not up front of everybody. He believes 6 years is an awfully long time and if the City agrees to 6 years it is for 6 years. Attorney Hills commented yes. It would be for 6 years. Commissioner Diekmann inquired if it was a conflict that if they deny it in a "P" (Institutional) zoning district and approve it later in a "P" (Institutional) zoning district. Attorney Hills answered no. Ms. Bodmer added the functioning of the two sites is a little bit different with office building versus maintenance activities. The ordinance could be tailored to address something like that. Community Development Director Bruce Nordquist said he appreciates the County providing the background material on environmental permitting as to what is required and not required. He said there is an active application on the table and Dakota County is asking for this site. He explained the significance of the Ring Route and the future of the commercial center of Apple Valley in the years to come. He said we do need to be looking at an organics drop location but said there are other locations to serve the public that are reasonably placed. Commissioner Diekmann said he understands why Mr. Nordquist is making the comments. Thinks the City is talking out of both sides of their mouths. The City talks sustainability and environmental CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes August 1, 2018 Page 7 of 10 stewardship and there is no site now in Apple Valley and he feels we need a site. He said it should be explored and we must provide a site for the residents. He feels it is the business community that does not want it in "our backyard". He does not like the expense to the taxpayers for the County to put the site there for that price they are proposing when two drop-off locations could be put in for the same price and make it more convenient for the residents. Mr. Nordquist said this is not having it both ways. The uses we have within the Ring Route are offices, retail and job center types of opportunities. He added there are other sites that are capable of managing waste because of their use not their zoning. He explained there is a use and there is a correct place for that use. He said that a use in a "P" (Institutional) zoning district would allow or could be supported or recommended in one location over another. Commissioner Diekmann said he was not hung up on the "P" (Institutional) zoning but inside the Ring Route, that is critical to the success of the business community, we have businesses that have just as much of an impact as this organic waste recycling center. It is more of a picking and choosing what we want to highlight as the reason why and he was finding that a little offensive and that is why he feels we are talking out of both sides of our mouths. Chair Melander commented that he had seen businesses come before to the City. Applicants have a right to say where they want to be but this application is for this site. He added the Planning Commission only recommends to the City Council and Dakota County asked for this site only. He said he would have been more comfortable had Dakota County come to the City to ask where to put this but they did not. They had asked for this one site. He said it could affect the City and we may never know it and he does not think it is worth the risk. We have worked very hard on the Downtown area. Georg Fischer, Dakota County Resources Director, said they are asking for a size that is only 10 feet longer than what they plan to build for the upgraded solid waste enclosure they already have a building permit for. He said money is not in the budget to buy a site and at CMF there would not be County staff to monitor it. If the sites are spread out in location they cannot be maintained in two hours per week. If the amount of organics dropped off would increase in volume, they would have the organics picked up more than twice a week. Commissioner Diekmann asked why there was such a lack of communication with City staff. Mr. Fischer answered that until the time of the public hearing he was not aware that that was a lack of communication but City staff made it look as there was. County staff went to the County Board and were told to make it happen. The CMF site was not brought up. They made application to the City for a specific site. They did not want to pick a site that would cost the County money. They are looking at a site that is cost effective and has the opportunity for the most participation. Their long-term goal is to have organics curbside pickup and that is why they are asking for a 6 -year IUP. Chair Melander suggested that this be delayed to the next meeting. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes August 1, 2018 Page 8 of 10 Mr. Fischer said they already have a project on the books to do that expansion project and they already delayed that project for this process. If they delay past September, they will be charged by their contractor. He was hoping for a vote tonight. The clock is ticking before this becomes no longer economically viable for them to do this particular site. MOTION: Commissioner Alwin moved, seconded by Commissioner Schindler recommending approval of the interim use permit (IUP) with the following conditions: 1. The interim use permit shall be valid for a period of one (1) year from the date of approval. Thereafter, the use shall be evaluated to determine whether to extend the IUP, amend the ordinance, or terminate the IUP. 2. The organics deposited at the site must be collected a minimum of twice weekly. 3. A maximum of 12 yards of residential organic material shall be transferred through this site. 4. The dumpster enclosure shall be constructed of in accordance with the site plan, A4 dated September 26, 2017, and revised April 12, 2018, and the elevation plan, A5 dated September 26, 2017, and revised April 12, 2018, with the condition that a landscape island shall not be removed, but may be reconfigured, on the east end of the dedicated parking spaces. 5. The exterior of the dumpster enclosure shall be maintained in good condition and the dumpster lids shall remain closed except when in use. 6. Any unwanted waste material left outside the enclosure shall be removed within 24 hours. 7. A routine cleaning and sanitizing strategy shall be submitted at the time of application of the building permit that provides for weekly sanitation of the facility. The site shall be sanitized weekly. 8. Access for residents shall be limited to the hours of 5:00 a.m. to 10:00 p.m. 9. Access to the organics dumpster shall be by means of a secure access. 10. The organics dumpster site shall be inspected daily to ensure proper maintenance. 11. Only self -hauled residential organic waste and organic waste generated at the WSC and Apple Valley Library may be accepted at this location. Ayes - 2 - Nays — 5 (Alwin, Diekmann, Kurtz, Melander, Scanlan). MOTION: Commissioner Diekmann moved, seconded by Commissioner Kurtz recommending denial of the interim use permit (IUP). Ayes - 5 - Nays — 2 (Burke, Schindler). MOTION: Commissioner Diekmann moved, seconded by Commissioner Alwin recommending approving the Findings of Facts for denial as listed in the following: 1. The City of Apple Valley supports opportunities for residential organics recycling and believes residents benefit from conveniently placed residential organics drop off sites. However, the Dakota County Western Service Center site is not a suitable location in the City of Apple Valley. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes August 1, 2018 Page 9 of 10 2. A trash enclosure is required at WSC and is proposed to be expanded to accept residential organic waste for recycling in the same location. A 163,000 sq. ft. office building is required to manage only its building waste. 3. Working collaboratively with the City, alternative locations could be identified in support of residential organic recycling for and within Apple Valley. 4. Issuing an IUP for a 6 -year period is not a temporary use of the property. 5. Conducting a residential organics drop-off facility at the Western Service Center is not consistent with the Comprehensive Plan designation for one of the primary institutional uses in the center of the City's Downtown. 6. Conducting a residential organics drop-off facility at the Western Service Center does not meet the standards set forth in the zoning regulations governing conditional use permits. 7. The Minnesota Pollution Control Agency (MPCA) defines a "Source Separated Organic Material Drop -Off Site" as a waste "Transfer Station." The site is further defined as a limited solid waste collection services transfer facility. A waste transfer station is not listed as a permitted, conditional or accessory use in the P zoning district or any other zoning district in the City. 8. 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. Any lapses or carelessness in the management of the facility could result in the creation of nuisances that could impact the entire Downtown and commercial center of the City. 9. The proposed residential organics container/drop-off area will be approximately 490' from the weekly farmer's market, 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. 10. There are other possible sites controlled by the County and City that could be explored, offering sought after organic recycling to Apple Valley residents. 11. Central maintenance and park maintenance locations can be explored that have an industrial character more consistent with a proposed waste collection and transfer use. Ayes - 2 - Nays — 5 (Alwin, Diekmann, Kurtz, Melander, Scanlan). 6. OTHER BUSINESS A. Review of upcoming schedule and other updates. Community Development Director Bruce Nordquist stated that the next regular Planning Commission meeting would take place Wednesday, August 15, 2018, at 7:00 p.m. 7. ADJOURNMENT Hearing no further comments from the Planning Staff or Planning Commission, Chair Melander asked for a motion to adjourn. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes August 1, 2018 Page 10 of 10 MOTION: Commissioner Schindler moved, seconded by Commissioner Diekmann to adjourn the meeting at 9:04 p.m. Ayes - 7 - Nays - 0. Respectfully Submitted, /s/ Joan Murphy Joan Murphy, Planning Department Assistant Approved by the Apple Valley Planning Commission on Tom Melander, Chair ... .... •••• ..• l App Valil ley ITEM: 5.A. PLANNING COMMISSION MEETING DATE: August 15, 2018 SECTION: Land Use /Action Items Description: SplinterAddition - PC18-20-SVGF Staff Contact: Kathy Bodmer, Al CP, Planner Department / Division: Community Development Department Applicant: Gene and Shelby Splinter and Dan Moulin Project Number: PC18-20-SVGF Applicant Date: 6/27/2018 60 Days: 8/25/2018 120 Days: 10/24/2018 ACTION REQUESTED: 1. Recommend approval of subdivision by preliminary plat of Splinter addition subject to the following conditions: 1. Drainage and utility easements shall be dedicated on the final plat in accordance with Sect. 153.53. 2. The final plat shall be filed at the Dakota County Recorder's office and evidence of the filing provided to the City prior to issuance of any building permit. 2. Recommend approval of the two side yard setback variances to construct a 744 sq. ft. detached accessory building based on the fact that the site is heavily wooded and has significant changes in topography, the site selected will minimize tree removal and site grading, and the site will be screened from view from the street, subject to compliance with all City Codes and the following conditions: 1. No tree removal, site work or any other land disturbing activity shall occur until the NRMP is issued. 2. The structure, including the foundation walls, may not encroach into the drainage and utility easement. 3. Retaining walls in excess of four feet in height require a building permit; the height of the new retaining walls shall be shown on the site plan. 4. Driveway grades shall be indicated on the site plan. Residential driveway grades may not exceed 10% slope. 5. The site plan shall show drainage arrows and additional elevations to ensure existing drainage patterns are maintained. The site shall be graded to not impact neighboring properties. 6. The resolution approving the variance shall be filed at the Dakota County Recorder's office and evidence of the filing provided to the City prior to issuance of any building permit. SUMMARY: Gene and Shelby Splinter 129 Surrey Trail So. and Dan Moulin, 135 Surrey Trail So., wish to subdivide their properties by preliminary plat to adjust a shared property line so that the Splinters may acquire a 2,927 sq. ft. triangle of property behind their property from Dan Moulin. In addition, Gene Splinter requests two variances that would allow him to construct a 744 sq. ft. detached garage 9' from the north property line and 5' from the south property line (a 1.0' and 5.0' variance respectively). BACKGROUND: Subdivision by Preliminary Plat: The shared property line is extended so that the Splinters are able to acquire a 2,927 sq. ft. triangle from Dan Moulin. The elevation of the site drops off dramatically from the main yard area of the lot to the rear lot line. The Splinters wish to take advantage of the 8' change in elevation to construct the garage behind the hill. Placing the detached garage below the hill will help to make it less visible from the street. Variances: Two variances are requested. 1. A variance to reduce the north side yard setback from 10' to 9' (1.0' variance). 2. A variance to reduce the south side yard setback from 10' to 5' (5.0' variance). The petitioner states he selected the site to minimize tree loss on the site. The petitioner is also striving to reduce the amount of grading required, in view of the fact that disturbing existing grades will impact adjacent mature trees. When the City reviews requests for variances, it must determine whether there are practical difficulties present that prevent the applicant from complying with the requirements of the zoning code. Definition of "Practical difficulties": • The applicant proposes to use the property in a reasonable manner not permitted by the zoning provisions of the code; • The plight of the applicant is due to circumstances unique to the property not created by the applicant; and • The variance, if granted, will not alter the essential character of the locality. • Economic considerations alone do not constitute practical difficulties. The City Code contains the following standards to evaluate a variance request: 1. Special conditions apply to the structure or land in question that are particular to the property and do not apply generally to other land or structures in the district or vicinity in which the land is located; 2. The granting of the proposed variance will not be contrary to the intent of this chapter; 3. The special conditions or circumstances do not result from the actions of the owner/applicant; 4. The granting of the variance will not merely serve as a convenience to the applicant, but is necessary to alleviate practical difficulties in complying with the zoning provisions of this Code; and 5. The variance requested is the minimum variance necessary to alleviate the practical difficulty. The petitioner has a couple of alternatives to avoid the need for the variance. The petitioner could reduce the depth of the garage from 26' to 20' or reconfigure the floor plan; the petitioner said he wishes to use the garage to park a boat and needs the 26' depth. A second alterative would be to locate the garage in a different spot on the property. The petitioner is concerned that a different location would require substantially more grading and tree removal and would be more visible from the street. The petitioner likes the site selected because he can "tuck" the garage behind the hill. One last alternative to consider would be to revise the location of the newly created lot line to accommodate the size of the new garage. The lot line could be shifted north. The change in property lines is based on the existing conditions on the property. Shifting the shared lot line 9' south addresses a need by Dan Moulin for additional room for a driveway. So the location set is preferred by the two property owners BUDGET IMPACT: N/A ATTACHMENTS: Map Applicant Letter Plan Set Memo 4 VL-*/*# rev iftri\ vel-M.PalVir." 441' N41LIin _ ° PJ _P�1 - Vii' or � f Pictometry View Looking west. Looking south. i { • -orwmosfr:r17 -P-41:70111I "'Wod:. II s� Overview — Splinter Addition Shelby J. Splinter, Gene R. Splinter 129 Surrey Trail S Apple Valley, MN, 55124 June 27, 2018 Re: Splinter Addition Documents and Overall Plan This package of documents involves two main items (1) a land swap between the 135 Surrey Trail South property, and that of the 129 Surrey Trail South property (see diagram) and (2) 129 will then prepare the land for a garage. Land Swap: Notice that the 135 property wraps around behind the 129 property's west line for some sixty feet wide by approximately 150 feet deep. That property is pie -shaped, with the widest portion abutting the 129 property's west line. 135 will receive 9.2 feet, and 129 will receive the 53 x 150 feet triangle. The Splinter Addition drawings detail the new plat for the 129 property. Garage: 129 intends to build a garage on the newly acquired property. To do so, seven trees will need to be removed, land excavated, and a driveway built. This land drops down eight feet or more from the current 129 property, so little will be seen. In order to save two significant oak trees, the design is in an "L" shape, with the main footprint being 22' x 28', and a 10' x 12' portion being added on the southeast corner. That "L" will be cut into the hill. The intention is to make a gazebo over a flat roof of the 10 x12 to hide as much of the garage from the street as possible. With shrubs and the gazebo, little, if any of the main portion of the garage roof will be seen. The gazebo floor will be at the height of the lawn, so technically, this is a two-story garage, but care has been taken to make an appealing look to this structure from the street as well as our lawn. Please see the Garage Layout document for images. — end of document ��� 8 -6- - p 6 6^^P NO o0 222 103 6d g0:9 Fo 1 O 6 I HS 263.95 MEAS. TOTAL IMPERI-IOUS AREA- 5,899 SF*- 2986 %. Sr S/ IRREVIXVIR 3OVSEEIS SOO/AU3dW1 310N 5l \ \; �\ v�. \ \ \ 2) A I r k A l l\ l /1 I III I A — \L_JIVIIIVU r ; 1 1IL_L_.iJLJI\ Irl r\LJLJI 11\_/1w , , I I 244.46 PALOM/NO H/LLS 263.95 MEAS NO2' 10'38 "E 06\1'6 OV k- r , /6- r- z \\ _ 03 z 52.• Liw�� 0CO�i c LPIt; m �e / �tr� /� \ Nab ^ F- / - - O� \ \% \ N N i -'11\_J\I1 IIVCIJ- \-J C- -15ti • r 1 3 12' from floor to peak Garage Layout 129 Surrey Trail S 7/18/2018 Building footprint = 26' x 24' & 10' x 12' Roof Pitch = 4/12 Overhang = 24" — N, E, & S sides, 48" — W side Dotted lines indicate roof line 14' from floor to peak 10' 10' End View (North end) 16' Door 10' 12' 14' Side View (east side) T 24' 1046.0 i-v222;TH ADDITION 7.6.";k7EZs NO7W0:38 E c' 72 A tl015 r� \ 17 rn�0—// cr Mar,fZSON Sj'SL 0 0 o 7, XI, urr ov 51/4 Or THE ,/ NOLLiaaV S31N17dS CITY OF Apple Valley MEMO Public Works TO: Kathy Bodmer, Planner FROM: Brandon S. Anderson, PE, City Engineer DATE: July 26, 2018 SUBJECT: Splinter Subdivision, Vacation and Variances. Site 1. No structures are allowed within drainage and utility easements (including foundations). 2. Driveway grades should be indicated on plan. Ordinance requires driveway grades to not exceed 10%. 3. A building permit is required for any wall that exceeds four (4) feet in height (from bottom of footing to top of wall). Label height of proposed retaining wall. 4. Include drainage arrows and additional elevations to ensure existing drainage patterns are maintained. Contractor is required to grade site to not impact adjacent properties. The use of BMPS's for storm water runoff is encouraged to be incorporated into site/building design. Permits 5. A Natural Resource Management Permit (NRMP) will be required prior to any land disturbing activity commences. ... .... •••• ..• l App Valil ley ITEM: 5.B. PLANNING COMMISSION MEETING DATE: August 15, 2018 SECTION: Land Use /Action Items Description: McCormick Computer Resale - PC18-21-VB Staff Contact: Kathy Bodmer, Al CP, Planner Department / Division: Community Development Department Applicant: J. R. Ryan Construction and McCormick Computer Resale Project Number: PC18-21-BV Applicant Date: 7/19/2018 60 Days: 9/16/2018 120 Days: 11/15/2018 ACTION REQUESTED: There are a number of deficiencies with the site plan that need to be addressed either through revised plans or through variances. Staff recommends taking no action at this time. SUMMARY: McCormick Computer Resale at 14925 Energy Way wishes to expand their existing 20,640 sq. ft. manufacturing/warehouse facility by constructing a 23,700 sq. ft. addition. When completed, the building will be 44,340 sq. ft. BACKGROUND: McCormick Computer Resale wishes to more than double the size of their existing facility at 14925 Energy Way. The building was originally constructed in 1994 and is approximately 20,640 sq. ft. When the building was constructed, sketch plans were provided which demonstrated how the building could be expanded in the future without the need for a variance. The proposed expansion is approximately 4,000 sq. ft. larger than what was expected for the building addition. Zoning: The property is zoned "BP" (Business Park) which allows facilities that have a combination of office, manufacturing and warehouse uses. The BP zoning was established to provide a "light- light -industrial" zoning district. The goal of the zoning district was to create a zone for corporate headquarters and larger business campus type uses. The area has become a mix of general office (Questar), town offices, a large church and more traditional industrial uses (Pilot Flex Center and AV Office/Warehouse). The property was zoned BP when the building was constructed. The zoning district has a provision that states that the side of a building containing dock doors may not face a public street. The building was originally approved and constructed with two dock doors facing north abutting Energy Way. Staff finds that the dock doors may have been previously approved, but that the zoning district clearly restricts docks facing public streets. The City Attorney has opined that this provision of the code is a performance standard from which a variance could be requested. The petitioner would need to provide information concerning the practical difficulty that would make the variance necessary. If a variance were to be granted, then the staff would recommend that the petitioner would need to meet the standard performance standards for dock doors found in the zoning code. The general dock door regulations state that the docks should be a minimum of 100' from a right-of-way line if facing a public street and be screened with a minimum 40' wide berm. The proposed dock doors are 75' from the Energy Way ROW and the landscaped boulevard is 35' wide. Site Plan: The petitioner proposes to add a second access point on the northwest corner of the site. The building is proposed to be expanded to the west with two saw tooth dock bays on the north side of the building. Parking is added along the west side of the building. The proposed facility is set up to accommodate two users if desired in the future. Variances: The following is a list of the deficiencies noted on the plan that would need to be addressed. Staff is working with the petitioner to resolve these items. 1. The dock door orientation doesn't meet the requirements of the BP zoning district. Options would be to remove the dock doors, move the docks to the west side of the building or to request a variance. The existing doors were previously approved, but the zoning code does not permit them at this time. (§ 155.234(B)) 2. If the issue of dock doors on the north side is resolved, the next issue is that the building setback from Energy Way for the north elevation (containing dock doors) is required to be a minimum of 100.' The building is currently 75'. (§ 155.354(A)(2)) 3. Also related to the dock doors: a minimum landscape buffer area of 40' is required adjacent to the right-of-way to screen the view of the dock doors. The landscape buffer area is being reduced in size to 35'. (§ 155.354(A)(3)) 4. The minimum value of landscape plantings required is 2.5% of the value of the construction of the building based on Means Construction Data. (§ 155.235(B)(4). Trees cannot be planted within the 5' area along the west property line because they would be within the drainage and utility easement. The parking lot curbing would need to be moved to the east to accommodate tree planting. 5. Only one variety of deciduous trees is listed on the landscape plan. More than one type of tree is needed to ensure species diversity. 6. No parking lot islands are included on the plans. Parking lot islands are required for parking lots with over 25 parking stalls. The parking lot islands must be a minimum of 2% of the parking lot area. (§ 155.349(D)) 7. Credit may be considered for the preserved trees maintained on the property. The City would need to receive a report from arborist confirming values if the owners wish to take this approach. (§ 155.349(B)) 8. The site does not meet the parking requirements. A minimum of 97 parking spaces are needed. 88 spaces are shown (including 15 proof -of -parking spaces). (§ 155.379(I) and (T) and (U)). 9. The existing dumpster enclosure is shown to be relocated. Garbage dumpsters that are stored outside must be placed inside a dumpster enclosure. The site plan does not specify where the new dumpster will be located or the materials of the new enclosure. Dumpsters must be screened with materials that are compatible with the building. The same exterior materials will be needed. (§ 155.348(C). 10. The elevation drawings do not indicate how the mechanical units will be screened. Additional information is needed concerning mechanical unit screening. (§ 155.348(B)) 11. A six foot sidewalk shall be installed along Energy Way in accordance with the City Code requirements. The City will construct the sidewalk connection from this site to Pilot Knob Road. This requirement is consistent with other expansion and development projects in the area. 12. The new retention area on the south side of the site has no piping directing drainage to the area. A drainage calculation will be needed to confirm storm water management requirements. BUDGET IMPACT: N/A ATTACHMENTS: Map Plan Set Ordinance Memo Memo QU ESTAR EDUCATION HOLIDAY TRUCK EXPRESS pun ,GI MCCORMICK COMPUTER RESALE EXPANSION 1P111100•1111 P1 ,11 Sigiii414 �'�'- PIM kb417 M. Er! ==-� - mi- --- �- -- riri117 f\�i: u1111Ii111►�IiHhiiii 't 3111'% 0 ■ ml sbOA Win• 111 s�//1 9r�i� 7 is 111 Cil1' '1111111111Iii UPPER 147TH ST W •IElloi, EIIILIllii\ MI KW Miro am MOIL *ft opEr.0%. 1)11111H WA& 150TH ST W Site "BP" (Business Park) 111 air obi 11111 JP' mire aNUW_ EMI Y •MaYsl T oft On ME mik uminri r �11I►��r • MCCORMICK COMPUTER RESALE EXPANSION ZONING MAP Apple Valley • 1. 4 Milte ‘441* f 4466;!-1' foi‘ 74 „„ovame--4 47 ft' ;oaf 4,11011141,” OrrIpv- FNI • z VICINITY MAP N ,a 3115 035 „3y NO11d1a0530 No s „3y ea H W r C/. W W E E TITLE SHEET, NOTES & LEGEND APPLE VALLEY, MINNESOTA 2381. 'ON 'OH u [isnonv ,r,PC Jes'o PId•PA 5312P/1.10, • we 1,WtllePol Jr PI PP 11 yue uapp.ns !y ew Fp pale atl se;:, uWtl siy� �ey� y, e � SINS3NNIW'A311SA11ddV AVM ASS]N3 SZNOL 31115381111OdW03 13IWBD33W GENERAL NOTES 0 z 1- W W N Nv,d 3115 0351A3a .11d1a0530 NOI51n3a ¢ZBL 'ON 'OH u L1.AWnH d1HC ,POPId•PA 5312P/1.10, wo 111 yue uapp.ns ew Fp pale atl se;:, uWtl NVId IHAOW3S8 T.1114No0. ONLLSIX3 SINS3NNIL3'A311SN 11ddV AVM AS111N3 SZNOL 31vs3a eainawoa WATER MAIN NOTES 3115 a35 „3y N011=1.05. NOISIA. ¢381.. CH.01-I Mr,isnonH a1HC AO • �3leu ewwiseWes . .1 NUISOH, 3OVNira 01110Han SINS3NNIL3'A311SN 11ddV AVM AS111N3 SZNOL 31vs3a eainawoa GRADING, DRAINAGE & EROSION CONTROL NOTES elosauum alddy 'AeM A Jau] SZ641 31VS311 1131f cIWOD NDIW2IOJDW o- LANDSCAPE PLAN we „-r 31.1.3 )131M10331.1 a31.1.3.31wno»1.1 31,11 33053d 213111.103.3mac»n ..wo lt3 • elosauum AaIIeA alddy 'Aem /Mau] SZ641. 31VS311 113111cRAJOD NDRAINODDIN z 0 — -a iga. • nrr'Ea .15 • • —e3N— LS•9017 M “11,90.0. S • N 1:1000,1 00 2,4 L== .0-109 3c1015 Z Lei 00 SETHPOt • j.L.bc, • • 44 Lr -r annanoo Mivis033n 2131.1.3 \ 31,11 31053d 213111.103 Aomacoon zewouau elosauum elddy 'Aem Amu] SZ641. 31VS311 113111dNIOD NDRAINODDIA1 FLOOR PLAN 99 9 9 .0 3 0 0 0 2131.1103 )131r1d0331.1 213111.103 )131r1d0331.1 31,11 aamenao .1.121033r1 -0-6Z .0- Li SO -(L 2/1 L- ZS. 4 2/1 L- ZS. 2/1 L- LS, 2/1 L- Li ' L I 0 dii.iI r _I L , .2... _I rIn 1 : --fl g 4,<T,LI X - 'j -z PA L.7, riP -7Lldi i ( .- • X ••• 4 x x 1 VW/ _ , V ! N BiOlp-4. —\ v 0 09L .0 3 0 0 0 2131.1103 )131r1d0331.1 213111.103 )131r1d0331.1 31,11 aamenao .1.121033r1 w elosauum 'AaileA elddy 'Aem Aalau3 SZ641. 31VS311 113111cRAIOD ND114/110DDIA1 BUILDING ELEVATIONS Sfleet Number B MEM MME ;MI ii 1=1 1=1 1=1 1=1 1=1 1=1 1=1 1=11 Imo 1=N Imo imp I Mid I= I =El z CV, 2131.1103 )131M10331.1 213111.103 )131r1d0331.1 31,11 aamenao .1.121033r1 elosauum alddy 'AeM A Jau] SZ641 31VS311 1131f1dWOD NDIW2IOJDW ,LS 9017 M „£1,90.0 S 1,11V1.1. 01 Mal ONUS. ,0l'L9F M „F 1,90.0 S N In la a LIGHTING P .,-r 13.01wo0 , 3iw10»w\2131011.0 \0w 3105.1 213101100 .0maa00w ..wo ..e CITY OF APPLE VALLEY ZONING CODE EXCERPT "BP" BUSINESS PARK DISTRICT § 155.230 PURPOSE. Business park districts are designed for uses and businesses which provide and may combine office, corporate headquarters, research, light assembly, commercial recreation and storage within a building shell. The district requires a specific architectural concept plan, consistent with commercial buildings, as per § 155.346(D)(1), and a minimum of 40 acres. Without mitigation of impacts through requirements in this subchapter, these uses may be incompatible with residential development. Therefore, businesses in this zoning classification are concentrated, isolated and buffered as much as possible from any adjoining residential areas. (81 Code, § A1-42.5) (Ord. 535, passed 2-27-92; Am. Ord. 637, passed 11-25-97) § 155.231 PERMITTED USES. Within any BP district, no structure or land shall be used, except for one or more of the following uses or uses deemed similar by the City Council: (A) Corporate offices or headquarters with associated marketing and research buildings in a campus setting; (B) Laboratories, research facilities and support offices as the principal use. Medical, professional and real estate offices and office uses which are less than 20,000 square feet in area shall only be permitted as a tenant in a building of at least 20,000 square feet or more in floor area; (C) Offices with attached manufacturing or warehouse combinations wherein manufacturing or warehouse space shall not exceed 90% of the floor area per occupant. Office space shall be placed in a location nearest to the customer entrance; (D) Warehouse sales or showrooms for furniture, carpets, rugs and similar goods that do not include retail food sales; (E) Storage facilities contained within a building and associated with the primary use or outdoor storage as a conditional use; (F) Animal hospitals or clinics with no exterior storage or animal runs; (G) Television, recording and radio studios and sound stages; microwave towers are subject to conditional use and tall broadcast towers are not permitted; (H) Trade schools and community colleges with no exterior storage or outside classrooms; and (I) Contractor's office, with indoor storage space not to exceed 90% of the floor area. (K) Pet spa or daycare, subject to the following: (1) Outdoor animal -relief areas, subject to a conditional use permit. (2) If located in a multi -tenant building, soundproofing shall be installed on all common walls between the daycare suite and adjacent suites within the building. (3) The overnight keeping of animals shall be allowed on a limited basis, and shall not exceed 35% of the number of animals kept during the day. (4) No outdoor facilities, including runs, kennels or outdoor storage, shall exist. (5) A cattery or kennel shall not be allowed as part of a pet spa or daycare facility. (81 Code, § A1-42.5) (Ord. 535, passed 2-27-92; Am. Ord. 637, passed 11-25-97; Am. Ord. 821, passed 10-11-07) § 155.232 CONDITIONAL USES. Within any BP business park district, no structure or land shall be used for the following uses or uses deemed similar by the City Council, except by conditional use permit: (A) Outdoor climate, weathering, environmental exposure research or testing facilities, which shall be screened from view, and not exceed noise and air quality standards of PCA. This is intended to be a passive research or testing area with tested items to be anchored for exposure to climatic conditions; (B) Restaurant or cafeteria facilities associated with an internal to office facilities intended to serve only the employees of the facility; (C) Light fabrication/manufacturing when contained entirely within the building; (D) Swim and fitness clubs, tennis clubs, skating, exercise and similar commercial recreation facilities when contained within a building. An inflatable structure as an accessory building, may be used when setback a minimum of 250 feet from adjoining residential structures; (E) All building exterior finishes constructed other than to the standards set forth in § 155.346(D)(1), downtown commercial buildings, regarding exposed vertical exterior finish materials. Under no circumstance shall sheet or corrugated aluminum, iron, steel, asbestos, sheet plywood, plain or painted plain concrete block or similar materials be used; (F) BP zoning districts established with less than 40 acres; (G) Outdoor storage of materials, provided they are screened from view in a manner satisfactory to the City Council with a masonry fence matching the building materials of the 2 primary building and that they storage area is located along an interior lot line, not abutting any public street; (H) Microwave towers only when associated with a studio broadcast facility, with a maximum height equal to the distance the tower is setback from the closest property line; and (I) Church or daycare uses, only when located in a multi -tenant building and when said uses occupy less than 50% in aggregate of the total floor space of the building. (J) Towers as regulated in § 155.385. (K) Outdoor overnight parking of vehicles; provided they are properly screened from view in a manner satisfactory to the City Council, and that no outdoor overnight parking of vehicles shall be allowed in parking areas located adjacent to residential areas. (L) Outdoor relief areas in conjunction with a pet spa or daycare operation, subject to the following requirements: (1) The outdoor relief area shall be properly screened in a manner approved by the city. (2) The exterior of the premises outside of the screened area shall be maintained in a clean and sanitary manner. (3) The outdoor relief area shall be for the use of dogs only. (4) No dogs shall remain unattended in the outdoor relief area. (5) The outdoor relief area shall not be used as an outdoor kennel, animal run, animal outdoor play area, materials storage, or any other use not specifically identified in the conditional use permit. (6) The outdoor relief area shall be maintained in a clean and sanitary condition at all times. (7) Solid waste material shall be removed a minimum of once per day, and disposed of in a sanitary manner. (8) A filtration bed shall be constructed to ensure that liquid waste will not enter into the ground or the city's storm water system. (9) Final plans for any outdoor relief area shall be reviewed and approved by city staff prior to any construction. (10) Pea gravel and lime shall be removed on an annual basis, and the city shall inspect the removal and replacement of the materials. 3 (11) The outdoor relief area shall be maintained in clean and sanitary condition at all times. All solid waste must be removed a minimum of once per day, and disposed of in a sanitary sewer; and liquid waste shall be flushed with water and sanitized with an environmentally sensitive cleaning and sanitation product once per day. (81 Code, § A1-42.5) (Ord. 535, passed 2-27-92; Am. Ord. 637, passed 11-25-97; Am. Ord. 673, passed 5-25-00; Am. Ord. 760, passed 10-14-04; Am. Ord. 808, passed 4-26-07; Am. Ord. 821, passed 10-11-07) § 155.233 ACCESSORY USES. (A) Within any BP district, the uses or uses deemed similar by the City Council as listed in § 155.093 shall be permitted accessory uses. (B) Retail sales of any service or any product, goods or material produced at or related to the principle use on site, subject to the following: (1) The retail sales are subordinate to the principle use. (2) The gross floor area used for the retail sales is not more than 15% of the total gross floor area or 5,000 square feet, whichever is less, of the principle building if a single user/occupant or of the principle user's occupied space if within a multiple -user structure. (3) The retail sales are owned and operated solely by the principle user/occupant of the subject site. (4) The parking requirements for both the principle use and the retail use as set forth in this Code are met on the subject site. (81 Code, § A1-42.5) (Ord. 535, passed 2-27-92; Am. Ord. 996, passed 8-27-15) § 155.234 ADDITIONAL REQUIREMENTS AND CONDITIONS. (A) Whenever a BP district abuts or is across the street from an R district or an M district, a fence or masonry wall, berm or compact evergreen hedge, or a combination thereof, not less than 50% opaque nor less than six feet in height shall be erected and maintained along all property lines or streets. (B) Loading docks shall not be permitted along the particular side of a building which faces a public street or an abutting R or M district. (C) The minimum size of a parcel or contiguous parcels to be rezoned as a BP district shall be 40 acres, unless the City Council approves a conditional use permit to allow for a lesser size. (D) When a parcel is designated for a BP district, the owner/applicant shall submit a master plan illustrating the proposed lots and building locations. In addition, the owner/applicant 4 shall submit a master architectural concept plan which illustrates a consistent use of exterior materials, as specified in § 155.346(D)(1), downtown commercial buildings, heights and entry and loading door designs which shall be used as a guide in the development of each building in the district. (E) The minimum floor area of any building shall be 20,000 square feet. (81 Code, § A1-42.5) (Ord. 535, passed 2-27-92; Am. Ord. 637, passed 11-25-97) § 155.235 MINIMUM STANDARDS AND REQUIREMENTS. (A) The minimum area standards and requirements set out in Appendix C shall be met. (B) No improvements shall be placed on the lands unless the lands to be so used or improved shall meet the minimum area and dimensional requirements. (1) See this chapter's Appendix C. (2) Maximum impervious surface, see § 155.350. (3) Screening, see § 155.348. (4) Landscaping, see § 155.349. The minimum cost of landscaping materials shall be 2.5% of building value. (5) Parking, see §§ 155.370 through 155.379. (6) Building materials, see § 155.346. (81 Code, § A1-43) (Ord. 291, 4-21-83; Am. Ord. 436, passed 2-23-89; Am. Ord. 446, passed 6-22-89; Am. Ord. 535, passed 2-27-92) Disclaimer: This Code of Ordinances and/or any other documents that appear on this site may not reflect the most current legislation adopted by the Municipality. American Legal Publishing Corporation provides these documents for informational purposes only. These documents should not be relied upon as the definitive authority for local legislation. Additionally, the formatting and pagination of the posted documents varies from the formatting and pagination of the official copy. The official printed copy of a Code of Ordinances should be consulted prior to any action being taken. For further information regarding the official version of any of this Code of Ordinances or other documents posted on this site, please contact the Municipality directly or contact American Legal Publishing toll-free at 800-445-5588. © 2015 American Legal Publishing Corporation techsupport i amlegal.com 1.800.445.5588. 5 ZONING CODE EXCERPT OFF-STREET LOADING AREAS § 155.354 OFF-STREET LOADING AREAS. (A) Location. (1) All loading areas, including maneuvering area, shall be off-street and shall be located on the same lot as the building or use to be served. (2) Loading areas shall not be permitted adjacent to a residential district, along the front side of a building or along a side facing a public street unless the loading area, including maneuvering area, is more than 100 feet from the public street. (3) Where a loading area faces a public street or residential district, a minimum 40 -foot wide landscaped yard, including berms and vegetation, shall be provided and maintained along the public street or that particular side. (B) Surfacing. All loading berths and access driveways shall be surfaced with concrete or asphalt. (C) Use of loading berths. Loading berths or access drives shall not be used for the storage of goods or inoperable vehicles. (D) Required berths. There shall be provided adequate off-street loading space in connection with any structure which requires receipt or distribution of materials by vehicles on a regular basis. (81 Code, § A1-64) (Ord. 291, passed 4-21-83) 6 ZONING CODE EXCERPT LANDSCAPE REQUIREMENTS § 155.003 DEFINITIONS. LANDSCAPE MATERIAL. Trees, shrubs and vines. Sod, grass seed, fences, retaining walls, patios and other physical site and grading work is specifically excluded from this definition. § 155.349 LANDSCAPING. (B) An approved landscape plan shall be required for all new commercial, industrial, multiple residential and institutional developments. For developments having a construction value in excess of $1,000,000, the plan shall be prepared by a landscape architect registered and licensed in the state. To the maximum extent feasible, this site plan shall incorporate any existing vegetative features on the site; to the extent that the value of preserved vegetation can be demonstrated, a credit to the minimum expenditures following below may be allowed. The landscape plan shall include size, location, quantity and species of all plant materials and the method of maintenance. The minimum cost of landscaping materials for the plan shall be a percentage of the estimated building construction cost based on current means construction data as follows: (1) Multiple residential, 21/2%; (2) Commercial, 21/2%; (3) Institutional, 21/2%; and (4) Industrial, 11/2%. (C) The City Council may require a landscape bond to ensure that all plant materials are planted and maintained for at least one year. (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. (81 Code, § A1-56) (Ord. 291, passed 4-21-83; Am. Ord. 436, passed 2-23-89; Am. Ord. 875, passed 12-22-09) 7 ... City of Apple.. MEMO Building Inspections TO: Kathy Bodmer, Planning FROM: George Dorn, Building Official DATE: July 19,2018 SUBJECT: McCormick Computer Resale, 14925 Energy Way, • 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. • Submit plans to Minnesota Department of Labor, Plumbing Division for review of proposed plumbing, roof drainage, sanitary and storm design. • Trash area is required per MSBC 2015 1303.1500 Subpart 1 requires recycling space in accordance with Table 1-A on plans issued for permit. • Separate sign permits are required. • The City of Apple Valley has adopted the 2015 MSBC 1306, subpart 3 Special Fire Protection systems. This section would require the building to have an automatic sprinkler system installed based on occupancy type and square footage. • The 2015 MSFC 505.1 requires premises identification. There was no indication of address identification on the plans currently under review. • Allowable area and building heights will be determined once the code analysis has been completed with the permit application. CITY OF Apple Valley MEMO Public Works TO: Kathy Bodmer, Planner FROM: Brandon S. Anderson, PE, City Engineer DATE: August 9, 2018 SUBJECT: McCormick Computer Resale Expansion. General 1. Provide a narrative and site plan showing how the expansion will be constructed and any impacts prior to building permit authorization. The narrative and plan shall include the following: a. Material Storage and Staging i. All material storage to be onsite and indicated on plan. b. Haul routes to and from the site. c. Contractor and Subcontractor Parking locations i. Onsite trade parking should be provided. 2. Redevelopment activity that creates over 0.2 acres of new impervious surface shall be required to reduce the average annual runoff volume compared to existing conditions. BMP will be required for volume reduction. 3. A 35 Foot wide utility easement per Doc. No. 541586 has been identified on the north end of the site. No public utilities currently reside in this easement. Permits 1. A Natural Resource Management Permit (NRMP) will be required prior to any land disturbing activity commences. 2. A ROW Permit will be required for work in the Right of Way. 3. Infiltration Maintenance agreement will be required. Site 4. Provide traffic summary showing anticipated trips and distribution. 5. Provide additional dimensions on site plan indicating radiuses, drive lane widths, etc... 6. Provide setback lines on site plan. 7. Provide additional drawing showing Auto turn 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. 8. A commercial driveway entrance is required at all access points to public roadways per AV Plate No. STR-5. Standard AV city plates should be referenced on the plans. 9. 6' Concrete Sidewalk shall be placed 1' from the ROW in accordance with AV Plate No. STR-30. 10. Provide location of relocated garbage dumpster. 11. Remove reference to detail plate STR-34. This is not needed. 12. Additional standard detail plates should be referenced to include as necessary (STR-09, STR-1, ERO-11, ERO-17, ERO-22) Grading, Drainage and Erosion Control 13. Provide overall site composite Curve Number (CN) and percent impervious on the grading and site plans. 14. Provide drainage calculations for required BMP. 15. Add berm and/or landscaping in the boulevard along Energy Way and between entrance driveways to provide screening of loading dock doors from the public street. 16. Provide Infiltration Detail in accordance with Vermillion River Watershed for proposed infiltration basin. Proposed Addition and new parking lot surfaces should drain to the infiltration area to provide treatment of storm water. Infiltration basin cannot be located within drainage and utility easement. 17. Additional details are required to indicate how drainage will be directed to proposed infiltration areas. 18. Pre-treatment is required prior to entering the raingarden/infiltration basin. Rain Guardians have been effective for this type of proposed storm water system. 19. The location and elevation of the site emergency overflow(s) (EOF) shall be identified on the plans. All critical HP and LP shall be identified along with drainage arrows. 20. Provide Storm Water Pollution Prevention Plan (SWPPP) prior to NRMP issuance. 21. Soil borings/testing shall be provided in the area of infiltration features prior to building permit authorization. Sanitary Sewer 22. Final locations and sizes of Sanitary Sewer shall be reviewed with the final construction plans and approved by City Engineer. Water Main and Storm Sewer 23. Confirm the size of the water main to ensure adequate size for sprinkler needs of new addition. Water loop may be necessary. 24. Provide drawing showing hydrant coverage for the site. Industrial zones require 450' radius for coverage. 25. Domestic water and fire service shall be split outside the existing building and the valves shall be located 1.5 times the height of the building away from the building or placed in location readily accessible per City of Apple Valley standard detail plate SER -6. Landcape and Natural Resources 1. Quantities and locations of trees should be indicated on plan to show diversity of species. 2. Tree removals and replacement should be indicated on the removals and landscape plan. 3. 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. 4. Trees as shown behind the curb on the west side of site do not have enough space to grow. Parking lot setback should be increased or identify different species to fit in the space outside the drainage and utility easement area. 5. Restoration/Landscape plan should indicate required buffers and appropriate seed mixtures for infiltration area. 6. Raingarden design and construction standards, plans, and details are incomplete for the project at this time. The City would recommend following the guidelines of the Dakota County LID Standards (http://www.dakotaswcd.org/pdfs/Dakota%2OLID%20Standards%20Revised%2002-09- 12.pdf) for construction and design as well as the Minnesota Storm water Manual. a. Dakota County Soil and Water Conservation District may be available to suggest alternative storm water practices for the site. ... .... •••• ..• l App Valil ley ITEM: 5.C. PLANNING COMMISSION MEETING DATE: August 15, 2018 SECTION: Land Use /Action Items Description: Menards at Hanson Concrete - PC18-17-PZSB Staff Contact: Thomas Lovelace, City Planner Department / Division: Community Development Department Applicant: Menard, Inc. Project Number: PC 18 -17 -ZS B Applicant Date: 6/19/2018 60 Days: 8/17/2018 120 Days: 10/16/2018 ACTION REQUESTED: If the Planning Commission concurs, staff is recommending the following actions: 1. Recommend approval of the re -designation of Lot 1, Block 1, of the proposed Menards at Hanson Concrete preliminary plat from "IND" (Industrial) to "C" (Commercial). 2. Recommend the rezoning of the property within the proposed Menards at Hanson Concrete preliminary plat from "I-2" (General Industrial) to "PD" (Planned Development) that would allow for a mix of retail, office, office/warehouse and limited industrial uses. 3. Recommend approval of the Menards at Hanson Concrete preliminary plat subject to the following conditions: 1. Approval of the appropriate amendment to the City's Comprehensive Plan Map and rezoning, which must be completed prior to final plat approval. 2. Approval by Dakota County due to the adjacent highway under its jurisdiction, and is further subject to appropriate revisions and/or highway improvements that said agency may condition its approval on. 3. Park dedication in accordance with adopted City standards which shall be satisfied by a cash -in -lieu of land contribution. 4. Dedication of drainage and utility easements according to the preliminary plat, which will be needed in order to provide the necessary storm water management as a result of this subdivision. 5. Dedication on the final plat of a ten foot (10') wide easement for drainage, utility, street, sidewalk, street lights, and tree plantings along the entire perimeter of all lots and outlots within the plat wherever abutting public road rights-of-way. 6. Dedication on the final plat of a five foot (5') wide drainage and utility easement along all common lot lines. 7. Dedication of a drainage and utility easement, 30 feet wide, over and across the storm sewer line from Catch Basin Manhole -5 to Storm Sewer Manhole -6 8. Installation of pedestrian improvements in accordance with the City's adopted Trail and Sidewalk Policies. 9. Submission of a final grading, drainage, erosion control, and utility plans to be reviewed and approved by the City Engineer. 10. Installation of City street trees in accordance with species, size, location, and spacing standards established in the Apple Valley Streetscape Management Plan. 11. Dedication of one foot (1') wide easement which will restrict direct driveway access to Street A except at locations identified on an approved site plan. 12. Dedication of one foot (1') wide easements which will restrict direct driveway access to Johnny Cake Ridge Road and 147th Street West. 13. Dedication of one foot (1') wide easement which will restrict direct driveway access to Street A except at locations identified on an approved site plan. 4. Recommend approval of the site plan/building permit authorization to allow for construction of a 206,209-sq. ft. Menards store and 48,970-sq. ft. warehouse on Lot 1, Block 1, Menards at Hanson Concrete, subject to the following conditions: 1. Approval and issuance of a permit shall be subject to completion of the amendment process of the Comprehensive Plan Map to "C" (Commercial) and the subsequent rezoning of the property to "PD" (Planned Development) and planned development ordinance amendments . 2. Approval and issuance of a building permit shall be subject to the approval and recording of the final plat. 3. Construction shall occur in conformance with the site plan dated August 1, 2018, subject to adherence to all the items listed in the City Engineer's August 9, 2018, memo. 4. Any parking lot driveway shall be setback a minimum of 300 feet from the CSAH 42 access. 5. Construction shall occur in conformance with the landscape plan dated July 31, 2018, (including sodded/seeded public boulevard area up to each street curbline); subject to submission of a detailed landscape planting price list for verification of the City's 2-1/2% landscaping requirement at the time of building permit application and revisions to the plan per staffs comments identified in the City Engineer's memo dated August 9, 2018. 6. Construction shall occur in conformance with the elevation plan dated July 31, 2018, subject to the addition 4-foot wide tan brick columns along the full length of the west elevation. 7. The receiving dock elevation shall have the same finish as the west elevation. 8. Site grading shall occur in conformance with a final grading plan to be submitted for review and approval by the City Engineer. 9. Cart corrals shall have raised concrete curbs to delineate the chutes and shall incorporate landscaping elements into their design. 10. Bike racks shall be installed in front of the building near the entrances to the satisfaction of the City. 11. Any site lighting shall consist of downcast, shoebox lighting fixtures or wallpacks with deflector shields which confines the light to the property. Issuance of a building permit shall be subject to submittal of a final lighting plan for review and approval by City staff. 12. Approval of a signage plan is not included with this site plan and building permit authorization. A separate application and signage plan in conformance with the sign regulations must be submitted for review and approval to the City prior to the erection of any signs. SUMMARY: 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 206,209-sq.ft. Menards store and 48,970 -sq. ft. warehouse on 18.4 acres of a 46.4 -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 18.4 acres be re -designated for commercial/retail uses. Approximately 18.4 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 requesting that the property be rezoned from "I-2" (General Industrial) to "PD" (Planned Development) to allow for the Menard's store and future office/office warehouse uses. The proposed preliminary plat will subdivide the unplatted parcel into two (2) lots and four (4) outlots. Lot 1 will be the location of a new Menards home improvement store. The applicant has not identified any land use plans for the second lot, which will be 3.8 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. Outlot D will be the location of a section of the North Creek Greenway trail. The remaining property will be dedicated as road right- of-way for CSAH 42, Johnny Cake Ridge Road, 147th Street West and Street A. BACKGROUND: Project History: In 2015, Menard, Inc. submitted development plans for this 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 206,209 -sq. ft. Menards store and 48,970 -sq. ft. lumber warehouse in the southwest corner of the site, with a 3.8 -acre commercial lot in the southeast corner, and four (4) outlots that will be used for future office/office warehouse, storm water ponding, a section of a regional trail. 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. The applicant is requesting that the southwest 18.4 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 206,209 -sq. ft. Menard's store and 48,970 -sq. ft. warehouse 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; 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. When staff reviewed the submittal information for the July 18, public hearing, it appeared that the applicant was proposing to rezone the property "GB" (General Business) and "I-1" (Limited Industrial). The applicant has clarified their request and would like to rezone the property "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 work with the land owner/developer on identifying the type of uses, site coverage, area requirements and performance standards, and development phasing specific to the project area. Preliminary Plat: The preliminary plat shows two (2) lots and four (4) outlots, and road right-of-way for CSAH 42 (150th Street West), Johnny Cake Ridge Road, 147th Street West and Street A, 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 outlot (Outlot D) is proposed along the west property line, which will run from 147th Street West to CSAH 42. 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, which would create a trail corridor 50 to 60 feet wide. The east 95.5 feet of the parcel will be dedicated for public right-of-way for Johnny Cake Ridge Road. The City Engineer has determined that this will be enough right-of-way for the necessary road improvements needed to accommodate the development on the site. There is also an existing 26 -foot wide transmission line easement that runs along the east side of the site. Development of this site and the Johnny Cake Ridge Road street improvements to serve the site will require the relocation of the overhead transmission line and changes to their easement. The preliminary plat identifies a new 30 -foot wide transmission line easement that will be abut the west line of the Johnny Ridge Road right -off - way. The applicant has indicated on the preliminary plat that the existing easement will be released, which will likely be done before the recording of the final plat. The City Engineer provided comments in his July 12, 2018, memo. The applicant has provided responses to the comments in an attached memo and have made revisions to their to the preliminary plat and plans per the City Engineer's comments with the exception of adding identifying future right-of-way for 148th Street West. The Engineer has reviewed the applicant's responses and has provided his revised comments in the attached memos dated, August 9, 2018, which shall be incorporated in all plans prior to final plat approval and issuance of a building permit. Site Plan: The site plan shows a 171,606 -sq. ft. Menard's store with a 34,603 -sq. ft. unheated garden center, 48,970 -sq. ft. warehouse and 455 surface parking spaces on Lot 1. Access to the site will be a shared drive lane with Lot 2 off of Street A that will have a 44 - foot roadway similar to a public street. A second access from Street A will provide access to the outdoor area and warehouse as well as the store, and a right in/right out only access from CSAH 42. The east/west leg of Street A will intersect with 149th Street West; and a roundabout will be constructed at that intersection. There are currently two driveways along CSAH 42 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, 147th Street West, as well as CSAH 42. A single right in/right out intersection will be permitted on CSAH 42. The County generally allows accesses to their roads only when they intersect with a public or private street that serves development within all of the plat, which is not the case with the right in/right out driveway along CSAH 42. They would like to be assured that there will be sufficient vehicle stacking in the parking lot for vehicles leaving the site to enter CSAH 42 without causing problems to traffic on that street. Therefore, they are requesting that there be a 300 -foot setback from the CSAH 42 access to the first parking lot driveway. As stated previously, the site shows 455 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 334 spaces plus additional employee parking. The current 160,080 - sq. ft. store, located at 14960 Florence Trail, has 458 parking spaces. 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 finish as the front elevation with tan brick columns on the southern third of the elevation. This column treatment shall be incorporated on all of the west elevation to the satisfaction of the City. Also, the receiving dock area elevation shall have the same finish as the south and west elevation of the building. 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. These elevations will be screened by a 15 -foot tall that will be constructed primarily of 2 -ft. x 8 -ft. treated wood vertical boards with four - foot wide tan brick columns spaced every 92 feet. The north elevation of the warehouse will have an exterior finish that consists of a combination of horizontal treated wood 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. Landscape Plan: The landscape has been reviewed by staff and their comments are included in the attached August 9, 2018 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 and city standards. Street Classifications/Accesses/Circulation: Access to the site will be via CSAH 42, a principal arterial road, Johnny Cake Ridge Road, a major collector street and 147th Street West, a minor collector street. Other that a right in/right out only access drive connection will be off CSAH 42, 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 CSAH 42 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: The public hearing was held on July 18, 2018. No comments were received and the hearing was closed. BUDGET IMPACT: N/A ATTACHMENTS: Letter Background Material Memo Location Map Comp Plan Map Zoning Map Preliminary Plat Plan Set Plan Set Plan Set Landscaping Plan (7-•:, C O U N T Y 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, Todd B. Tollefson Secretary, Plat Commission c: CITY OF Apple,' 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. Responses by Wenck Associates and NIenard in Red and Blue respectively (August 1, 2018). To the extent no response is given the comments is acknowledged and r or incorporated into the plans. 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. The JCRR power line relocation will be to the extent necessary for each phase of the JCRR work, subject to the design and construction requirements of Great River Energy. • Relocation of existing gas lines and small utilities in ROW along CR 42 and JCRR will be required by applicant. CR 42 and JCRR utility relocations will be to the extent that those utilities conflict with CR 42 and JCRR construction efforts. 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 PreliminaryPlat. This is now shown as Outlot D. • All of Outlot B shall be drainage and utility easement. Menard, Inc. and the City discussed not doing this, in the event it aided the ability of the unplatted lands to access Street A further north and expand the detention facilities located on Outlot C. • Additional ROW should be provided along with Public street connection to the property to the west of the Site from Street A. The City has subsequently determined that access to the west is unnecessary from Street A. • Drainage and Utility Easement in Outlot C shall be modified to include coverage of proposed storm sewer. This has been updated. • 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. The ROW to the west ofJCRR has been revised to be approximately 95.4' wide. ROW at 149th Street has been modified accordingly. The future ROW needs ofJCRR at 148th Street will be assessed in the future based on the actual development plans and traffic generation for Outlot C. • Preliminary Plat should include future ROW needs from 148th Street. The future ROW needs of JCRR at 148°h Street will he assessed in the future based on the actual development plans and traffic generation for Outlot C. • Power poles and relocated easement from Great River Energy will be required to be located outside proposed ROW. Additional easement for relocation will be A new 30' wide transmission line easement is shown within the property. ate • 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. Menard. Inc. is committed to providing the unplatted lands to the north access to Street A. but it could potentially be through Outlot B or the unplatted lands themselves, dependent on the development plans for that property. The access is currently shown directly onto Outlot B. • 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 plans have been updated to match each other. • The future 148th roadway intersection should be included as part of Street A phasing. No. The initial Menards phase of development does not warrant the 148`h Street roundabout. • 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. The "porkchop" has been removed. • Provide setback lines on site plan. Setback lines are shown, see sheets C-102 and C-103. • Provide easement lines on grading and utilityplans. Easement lines are shown, see sheets C-301, 302, 303, and 401. • A guardrail or fence should be evaluated along the pond slopes adjacent to Street A. After review, a guardrail or fence was deemed not necessary. The need for a guardrail or fence was evaluated using the MnDOT Bikeway Facility Design manual as a reference. The manual recommends that a physical barrier be considered with 3:1 or greater slopes at the edge of the trail/sidewalk, with no horizontal separation (flatter area) between the trail and the slope. The grading design shows a relatively flat area adjacent to the walkway (6:1 max slope typical) before starting a 4:1 slope down towards the ponds. • 4:1 maximum slopes above the NWL areallowed. Pond slopes above the NWL do not exceed 4:1. • Provide additional drawing showing Auto turn 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. This was deemed unnecessary with the relocation of the R1RO to the west and improved access separation from the parking lot. • 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. Pond labels have been updated. • 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°4 on the area tabulation This has been provided, see sheet C-102. • 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 Roadwaysonly. See responses below for clarification on stormwater design/intent. • 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. See responses below for clarification on design/intent. • The total allowable 100 -year discharge rate from the site is 6.0 cfs. The proposed discharge rate is 17 cfs. Storm water modifications are necessary to meet flow restriction. The proposed grading plan and outlet structures were redesigned such that the 100 -year, Atlas -14 flow to 147th Street storm sewer will be less than 6.0-cfs, assuming full development of all contributing area. Approximately 75.8 -acres will drain to the 147th Street storm sewer upon completion of the Menard project. Of the 75.8 -acres, stormwater management is provided for the 50.8 -acres (67.0 -percent) owned by Menard. Per City direction, the Menard owned property is allowed to discharge up to 4.02-cfs (67.0 -percent of the allowable 6.0-cfs). The grading plan and outlet control structures are designed such that Menard-owned property discharges less than 4.02-cfs of flow. See the Stormwater Report for further discussion, and HydroCAD output reports. It should be noted that in interim conditions, it is possible that more than 6.0-cfs of flow will be discharged to the 147th Street storm sewer due uncertainty regarding when (if) the Magellan and Scannell properties will be developed. • Label EOF for storm water and infiltration basins as well as parking lots and roadway. EOF labels have been added, see sheets C-301 through C-303. • Provide an accessible route (8' min. bench) for future maintenance access to outlet structures . Route should be covered by drainage and utility easement. Outlet Control Structures have been relocated to be adjacent to flat areas and/or closer to roadways to aid in maintenance access. Both Outlet Control Structures are located within easement areas. • Restoration/Landscape plan should indicate requiredl 6.5' 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 low floor elevations shown comply with these requirements. • 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. Site conditions do not allow for grading deep enough to achieve a NWL of 962.0. Pond WVR P55.1 is confined by proposed roads to the east and south, right-of-way designated for a County multi -use path to the west, and a gas -line easement to the north. WVR P55.1 was designed to provide as much storage with a NWL as low as possible based on the confining conditions. Contributing area on the Menard site was designed to provide freeboard in accordance with City regulations. The HWL of WVR P55.2 was designed such that JCRR would not flood. In order to keep the HWL of Pond WVR P55.2 below TCRR, most of the Site's area was routed to WVR P55.1. • It appears from the storm water models that the proposed pipes are being utilized for storage. Additional storm sewer calculations are required. Storrn sewer calculations are provided in Appendix G of the Stormwater Report. • The HWL of 980.7 is greater than the Street A low point (980.4) elevation. Street A's profile was adjusted such that the road is at an elevation higher than Pond WVR P55.1's 100 -year HWL. • Clarify intent of Outlot B. Grading is shown onto property outside project limits. Constructing Street A and filling in the existing pond requires grading onto the adjacent property to tie into existing grades. This will also create a low area on Outlot 13 and/or the adjacent property. The grading design shown is intended to locate that low spot within Outlot B so a storm sewer structure can be placed to drain this area. • 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. Outlot C grading has been modified to show a high point along TCCR to promote drainage towards the pond. 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 Commercial/Industrial areas.) This figure has been provided as Exhibit 1, showing 450' radius circles at each hydrant to show coverage across the site. • 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. This sanitary sewer extension is now shown, see sheet C-401. This sanitary sewer is currently shown crossing above the 42" storm sewer (trying to maintain 18- min. vertical separation) but doing so limits cover depth over the sanitary sewer when compared to existing grades. We would propose to fill above the pipe to provide sufficient cover depth in this scenario. • Provide storm sewer calculations (Rational method) for proposed improvements. Storm sewer calculations are provided in Appendix G of the Stormwater Report. 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. Each lot evil] meet its own site and street tree requirements as it develops. 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 oftrees 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: Jufy 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. .4 InEZS Page 1 of 2 www.ae2s.com 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 16. Pressure Analysis: • Pressures ranged from 53 to 54 psi. These pressures are adequate for this typeof development. Fireflow Analysis: • Fireflows ranged from 3,600 gpm to 5,700 gpm depending on the location withinthe 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 fireflowswould be greater than 3,500 gpm. Think Big. Go Beyond. RE2S Page 2 of 2 www.ae2s.com 3' DIP - 0 biS 53 53 53 - $' DIP 12' DIP 6' DIP 12' DIP 12' DIP 53 6' DIP 4 6' DIP 54 O T -0 -72 A 70 8 ,. PVC B' PVC $' PVC 69 68 9 54 54 54 ' 16 DO' •w ° u 68 0 6' PVC $° DIPJ 70 L1 67 st 67 teat 12. DIP 12" DIP 0 019 0 64 66. DIPi64 Ftorenc&.&03(62 fl t DIP . 0 65 65 3,65 65•w. DIP 65 vg Jam' 58 " DIP --- 16".DIP 9 _ }6' -DI -__,-_...---- —6; DIPS o :— 52 • 12' DIP 12' DIP LI.12' DIP i 12' Dlp " ].SOth StW 1 f 12' DIP 56 � j - 62 Average Pressures (psi) Scenario 1: 8 -inch Watermain Maximum Day Demand = 15.5 MGD 12' DIP 12°. DIP Co Rd 42. 9: 12" to d la 91 LO d10 „91 dl a .91 PtlegPRI UllOr ..Z1 0:7 odIcr,n A dla „rt i•w"" d10 )id 9, a, • • • i• A.3.! • • :0g t a • I. ;OT 9. ..t• .0 \ • co 1,,,, Ot P r-••• 1 •r- 0.! CO - en 4. Ntr .4 :01 0 0 0 ch 0.r) di 0 „(71 d a „fl 8" UM 0 LC) ( cD uo --_____=_---,-_..- 94' ,,• i "-44' 1 -a v --, 011.x.arg.sleil — ecs - -- rw \\. 0 $ 0 0 a 4; \ 2 , 4 .c• \ c:, i , t- � _ res 4 ,,..4.0 IN,e, A CV cameo . , \ • iped sJapu Hot ttt Path di a g .8 E Lti • 101 a — 06.ame400,r, * dia „8 d10 „a—A A d I 1,ST , ,d10 „Bt A 03 Lan d1C ;91 er, BOLTON & MENK Real People. Real Solutions. MEMORANDUM Date: March 23, 2018 To: City of Apple Valley, MN From: Bryan T. Nemeth, P.E., PTOE Michael Boex, P.E. Subject: Traffic Impact Study Review —Supplemental Traffic Forecast Menards Development 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. by k 43354 March 23, 2018 Bryan T. Nemeth, P.E., PTOE Reg. No. Date Introduction The Supplemental Traffic Forecast information for the Menards Development in Apple Valley, MN, dated March 16, 2018 was reviewed to determine if and 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 IN\2018-03-23_Menards TIS Review 111duct 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 147'h 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 1 SO' full width tuns 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 150" 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 '4 mile spacing. Partial movement intersections include % access configurations. Additionally, a right-in/right-out access may be permitted at %e mile spacing if the County determines the access improves the overall safety and/or efficiency of the transportation system. The proposed 3 access is just under % 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 % 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 % 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 % access are: • Construct a 480' westbound right turn lane. this includes 300' full width turn lane with a 1 8O' taper (taper at 15:1). This matches the design of -the access to the west hut could potentially be reduced to a total of 390' based on Design of "burn Lane Guidelines. • Construct a 480' eastbound left turn lanc. This includes 300' full width turn lane with a 180' taper (taper at 15:1). This matches the design of the ' 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 ). f Narne: 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 148th 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 ofJohnny Cake Ridge Road/CSA}-1 42 (150thStreet) based on Dakota Count' Access Guidelines. c Move the right-in/right-out access approximately 200' west. • Provide a right turn lane into thc right-in/right-out access. 3/4 Access on CSAH 42 • Adequate spacing is provided from the intersection of Johnny Cake Ridge Road/CSAI 142 (150th Street)_based on Dakota County Access Management Guidelines. • Provide a right turn lane and left turn lane into thc % access. • Connect the public roadway system onsite to both accesses proposed on CSAI142. CSAF} 42 Accesses • Based on Dakota County Access Guidelines, a restricted access would he allowed at '4 mile spacing. While it is believed that an additional access to CSA} 142 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 3a access. It is advised that the Sia access be set up as the primary access from CSAFI 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 oldie access not being approved by Dakota County if they do not agree that it would improve the efficiency of the transportation system. 147t" 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 Iane 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. 154p TA? - .- lsy.-61IM s Dom- 4* -.ter -...am... .�.-.-.�. - -- - «rl� ,.� + . Q' Trail Easement I.andscageu ier arm �_-_• R 2113' CD LL VI ION PR OSD ACCESS R = 210' V = r?§. R.Potc = 25MPH t SETBACKC 0C r `� E 43 NE..• m 4, t ,'. 4V _ Oro CD r© a CD 3 at O ro = 200 - 25 MPI} R = 200 c c 43' �_. �re�aw A- 499U ati K16 il'UCZPM& SPEEDS CALCUL OSS SECTION SPEEDS CALCULATED OSS SECTION CITY OF Apple Valley MEMO Public Works TO: Tom Lovelace, Planner FROM: Brandon S. Anderson, City Engineer DATE: August 9, 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 July 30, 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 d. 147th Street right turn lane e. 150th Street right turn lane • Additional review by Dakota County Transportation will 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 • Provide additional 30' minimum drainage and utility easement over public storm sewer from CBMH-5 to STMH-6. • Additional 10' drainage and utility easement shall be provided behind ROW in Outlot B adjacent to Upper 147th Street West. Site • See attached Memo from Bolton & Menk dated 03-23-18 regarding additional preliminary traffic impact review. • Access location to parking lot from RIRO off CR 42 is required to be 300' from CR 42 curb line (turn lane) to prevent stacking of vehicles into County Road per Dakota County. • A guardrail was evaluated per MnDOT Clear zone distance requirements chapter 4 along the pond slopes adjacent to Street A and determined to be not necessary due to 4:1 slopes. An additional 5' "flat" area between the back of sidewalk and top of slope would need to be provided along the west side of Street A adjacent to WVR P55.1 for landscaping. This can be incorporated into required buffer width if necessary. • Provide additional drawing showing Auto turn 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. • Light poles shall be located out of Outlot D. • Interim JCRR roadway plan shall be provided for the lane transitions from the proposed 149th Street roundabout to existing 148th Street full access subject to final approval by City Engineer. • Traffic signal will be required at the 147th and JCRR intersection as part of proposed preliminary plat. • Access Restriction will be required along Street A from JCRR to N -S Segment of Street A, County Road 42 frontage and JCRR (except at 148th and 149th Streets). • A dedicated right turn lane off 150th Street will be required in accordance with Bolton and Menk memo dated March 23, 2018. • A dedicated right turn lane off Upper 147th Street access will be required in accordance with Bolton and Menk memo dated March 23, 2018. Grading, Drainage and Erosion Control • 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. • Future development drainage to storm water basins WVR P55.1 and WVR P55.2 will be required to provide additional volume, TSS and TP reduction onsite or expand proposed ponds to meet discharge rate of 6.0 cfs leaving the site. • The total allowable 100 -year discharge rate from the site is 6.0 cfs. Storm water modifications are necessary to meet flow restriction. • Label EOF for storm water and infiltration basins as well as parking lots and roadway. • Restoration/Landscape and Grading plan should indicate required (ordinance 152.57)16.5' buffers and appropriate seed mixtures for infiltration area, aquatic bench and upland areas associated with storm water basin. • 100 -year flood storage in the streets and pipes are not allowed. • Grading is shown onto property outside project limits at Outlot B. • Rip Rap or appropriate vegetation inay 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 the public ROW or include a temporary CB (upstream of CBMH-12) to pick up drainage from Outlot C. • Construction access as shown off CR 42 will not be allowed. Sanitary Sewer, Water Main and Storm Sewer • 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 and be per City Standards. • See attached memo from AE2S regarding water main analysis for proposed site improvements. • Proposed water main connection at 147th Street under Gas main will likely be bored or jacked with Casing and should be indicated as such on plans. • Sanitary sewer (S MH 1 — S MH 3) in front of Menards building should be moved out of drainage and utility easement to clarify long term maintenance requirements. (5-10' north would be acceptable). • Proposed hydrant located west of loading docks shall be relocated out of Outlot D. • Proposed water service at station +13+50 of Street A shall be relocated out of WVR P55.2. • STMH-1C should be routed to OCS-1. Multiple storm sewer crossings of the gas main is not recommended with Magellan. • OCS-1 and OCS-4 rim elevation is listed as 983.0 which should be lowered to be 1.0' below low point in street or match the HWL of ponding areas. Identify protected EOF from WVR P55.1. • Provide additional drawing showing required hydrant coverage for site. (Max. hydrant spacing is 450 -feet for Commercial/Industrial areas.) • Provide storm sewer calculations (Rational method) for proposed improvements. Landcape and Natural Resources • 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. • 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. • 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. • 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. • 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. • 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. • 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. • Trees as shown in the 147th Street are existing and any trees removed shall be replaced. BOLTON & MENK Real People. Real Solutions. MEMORANDUM Date: March 23, 2018 To: City of Apple Valley, MN From: Bryan T. Nemeth, P.E., PTOE Michael Boex, P.E. Subject: Traffic Impact Study Review — Supplemental Traffic Forecast Menards Development 12224 Nicollet Avenue Burnsville, MN 55337-1649 Ph: (952) 890-0509 Fax: (952) 890-8065 Bolton-Menk.corn 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. Bryan T. Nemeth, 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 147' 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 8otten $ MErtk is ari equal ewe rlUnrty ren, Myer. 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 t/a mile spacing. Partial movement intersections include 3/4 access configurations. Additionally, a right-in/right-out access may be permitted at t/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 Vt 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 t/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). Hoilon $ Me n equal. op par7wriily errrR4Cyer 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 148th 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 'A 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. Hoilon $ Me n equal op par7wriily empl¢yer 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. Hoilon $ Me n equal opparTwliily emu4¢yer CURB/MEDIAN LANDSCAPE TRAFFIC SIGNAL UTILITY POLE EXISTING ROW UTILITY EASEMENT TRAIL CLEAR ZONE 147TH. ST PUBLIC ROADWAY IMPROVEMENTS MENARDS TRAFFIC IMPACT STUDY IsC�lltf�t*; ','iii; _1'1=I[dl;11 -.Office/ Medical Office [Future Development Sn.,. ... +r3.2S Acres :!fice / Medical'Offi Lure Develop, nt 5 to 3.00 Acr s ,strolled - Access Budd ng Materials Yard One Level tore fµ+„ 210,00 SF � +/- 420 Parkin: Spa 20 II It A res F d ``w LLF OO 1 W JN �n r r Office / Medical Off lc [Future Development Si'. r. ��.rd-n �-nt r f' _ _ ._ _ to ¢ Office/MedicalOffi, W [Future Development Site tel I W 4.00 Acre tl 1 7 , V) 2 o . Z2�. W d rr Id OZ -(S -Vu -Vu -s) L uoiydo\seJnbl,j\wlleJd\s a!Aad apn S Lop dwl ui;}o aL p,oueu\9I0Z\IoJeueo- Ad :H BIOZ/CZ/£ ai°.wa 51,11 n'JOlou-;pd U 0 H LU U U uJ(0 W Wd U U Z Cff C7 U W z O W a U U N 0 0 0z z CC 0 0 W M H co 0 z< nawol HE2S Think Big. Go Beyond. Technical Memorandum To: Brandon Anderson, PE City Engineer From: Brian Weiss, PE A E2S 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. AES Page 1 of 2 www.ae2s.com 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. Page 2 of 2 www.ae2s.com dla „ZT 0 :1.d ..81014d d10 owe Oft cn 0 dla „OT ep Yd„9 ed -spa 0 oug ala„edla„a..r7 }hd,80 } Ix. d10 „S b dla ,11 dla „ST d10 „ST d10 „ST d1a F3) a. a1aaT 0 E a) ,Nccs N - cu U L c •I CU C CU .° L ro L c Q c) Maximum Day Demand = 15.5 MGD =7:11,""447. 91 _.o and C .8 dI0 „91 dI0 „91 • a.° co - A c w L. 1� b. iI • a LAO O DA „@ 0 Ftortssant Fath d10 „@ 40 r~ 4 41 p 40 P a aRP!a wiejaiEULIOr dIO .ET ca ▪ a a d10 n CO a' 4 f iSIY . .000 . CO 4,0 {3 47 "r3 rti ..110 .,TI co 0 1111'a s f a ♦ 5 r"- ❑N 47 S.• _*• 0 co dJ 0 h"'i a Eo C. L, as 4Ci C7• —d10 „9 -die „9 q d10 „ST d10 „ST OD A a 0 a _,. 43 1I fp :T. o • -a d10 „zT • • a co co Iti a (0 LO N {il Sy! ,5.d „$ A , — Iii ti aAll w s$e!-I CO C'7 tf's 0 ex, 8 I.t co a^ 6 a� weeB��J IO 0 dP„ar .d10 „OT 0 El d10 „„@ dIG , O' d10 .ST 40 „.Dt d10 ,,@T e0 cir 0 N 6 4F lG • • d10 ,9 I a ▪ L 0 CO Le) 4'j C'1 d10 „9 n • .d10"9 LL dl 4.0 rti } p r+ 0 dia ,91 0 N 4— O O L 1 cu I..L N^1 c W � C 7-7 C▪ O O) 110 G � O • 'i O0 L O L CO CO Q C%) Maximum Day Demand = 15.5 MGD 42, 40' 44, • 'kr 44p MENARD'S AT HANSON CONCRETE DEVELOPMENT Attie tit I 1. 4.-174,„. wiry 'Tv ?IP"! . . IP 0 iMti'..t.-3 44L1-11174-ti,uW41^,u ..—_--,-.AL----".4r v. cittfoilK!kisAF-soldc. .4.,... 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MisaLr'' c Z 0 z w VlOS3NNIW'A3l1VA 31ddV 313bONO0 NOSNVH IV S.OHVN31A1 3-1111,34084 SIND811100 8410 -81 11,1115 44741881 8:84 39551 840114188583 PRELIMINARY PLAT OF UPPER 247TH ST. WES MENARDS AT HANSON CONCRETE 2148TH ST. WEST Ob 300121 3;iV0 hN NHO OI9O0a..ie.sOON°j 5,104 issm.ax 0 O ' T I do mi T1V43 ANInHOf 908 ZSZO.OS L a � z � n - a 11.80.0 1— O 444 � a 11 �O 4.4 4420 0 J --O —_ — V ewer ^—rr 9 we J▪ � Y 0 O Gi ane µa4 LO pra, �,cnaaav 004 £ i 4,4 174 00 I 440, V[014 k tY4fmva'. Ar v', j nGifort. -;. PROPOSED LAND USE z 0 O D: PROPOSED PHASING �-- — .�..- -- ---- PNa6pgiaxo},Tuuyof — i... PROPOSED BIKE & PEDESTRIAN CIRCULA V h DO 2 W 4. Tkric " LT . ft -‘t Nom, '3=t t alt0F101f0_ i.1 cr)o., „:„‘.r,,,f,:,40' , 7 10:11 • .,„ I F.I 0_ 01111T1411. '•, I ,..'4' 1 11 - 0 0 11W C) 1 471.1C) ' .7r.t1 41:911 • • t• 1 • t itNtli 40411140 .1 I 'Y. • E I C 17 I .1rt ....,, [ 0499-41,,, ..., 11 1 i -.!1, ......... :71 A ,. 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ELEVATION VIEW FROM 400' EAST OF STORE SCALE. r = 200'-0' ir 3 '`' 6' i.tj — — d 1.1S-----`L�_-t ,,„,..4,,, ■ 4 al '4 4114 i rr- 586 r-7 r- ;tt T OF STORE LJ EAST OF STORE VIEW FROM O 101415 596 J r-7 h t Ra OF STORE • 051 IIIII III '. !p III h 0 0 FRONT ELEVATE! 0 h : a' 1 �w �e• PA Rgg 4 4 � Sn 0-71 0 AST OF STORE W FROM 40 2 PLAN VIEW FROM 400' EAST OF STOREAT 0-1-6, SCALE. I. - 2041.-0' 1� R NI no, O'Neal /*\ TE N,a,RDs Menari. Inc Real Estate Representative --Apple Valley, MN 5101 Menotti Drive Perspect ise View Eau Claire, AI 54703 July 715-876-2810 Scale. 2078 Se' I" - 200'-0" CT6 ea .a -.os 14 7 Elp X41' IV tis ,, , �t ) Ak. « ti 986 r-1 r— g !C6 is 1- LL N N 0 3 z ALG I' • 200'-0' )10 I. ' -1".. I ' 4 _—_P I \-"- - _-_, x$66 ll I leak irD M 270' EAST OF STERE 586 ■ r-1 I--1 ■ �J I > h I 54L ON r 1 ELEVATIVIEW ERp 1- LL N N 0 3 z ALG I' • 200'-0' HT ELEVATION VIEW z CF STORE V-4 4;41S- - tiZgi.;6 / • g86 — a r 7 0-, W FROM 270EAST OF STORE o_ SCALE. = 2 c WAY MilkWN ) t# .0 ,99 92 aM ) RPM PARKING LOT -,OI-,bZL VOd 3OCIJ 3>WO ,INNH❑f E3 7'©a 3741In 94Q"W 531Dd yG1dt31u3w3ir7- tlL .1yil)w3=e3n,&,•c++3 ¢Dsodn '• 013 W .ur.-dt 132 WW5W ddb-3ao va Jry ,.441.1[0+ N!i w®i r)lfl 3tl c7ri"7!#!3HG1#=i. - J --r - C7 - 17.1 ��•I�II'�Illi 0111 1I 1111 -Amy 4 L. BUILDING HEIGHTS o I— W� 0_o 00 z w Lc) 0 o F wc� 3 EEEEL OVERALL LANDSCAPE LEGEND O0 4 €a w' 0 0 0 awn s1 ht 2 (150TH, ST, z z 0 1F1F1I 11111111'1F1F1 111Ij1lji!I IIII I ! co EL W EL3 o o z M zw L ... .... •••• Appl all Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 6.A. August 15, 2018 Other Business Description: Review of Upcoming Schedule and Other Updates Staff Contact: Joan Murphy, Department Assistant Department / Division: Community Development Department ACTION REQUESTED: N/A SUM MARY: Next Planning Commission Meetings: Wednesday, September 5, 2018 - 7:00 p.m. • Public hearing applications due by 9:00 a.m. on Wednesday, August 8, 2018 • Site plan, variance applications due by 9:00 a.m. on Wednesday, August 22, 2018 Wednesday, September 19, 2018 - 7:00 p.m. • Public hearing applications due by 9:00 a.m. on Wednesday, August 22, 2018 • Site plan, variance applications due by 9:00 a.m. on Wednesday, September 5, 2018 Next City Council Meetings: Thursday, August 23, 2018 - 7:00 p.m. Thursday, September 13, 2018 - 7:00 p.m. BACKGROUND: N/A BUDGET IMPACT: N/A