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HomeMy WebLinkAbout05/15/2019••• •••• ••••• •••• •. • Apple II Valley Meeting Location: Municipal Center 7100 147th Street West Apple Valley, Minnesota 55124 May 15, 2019 PLANNING COMMISSION TENTATIVE AGENDA 7:00 PM 1. Call to Order 2. Approve Agenda 3. Approve Consent Agenda Items Consent Agenda Items are considered routine and will be enacted with a single motion, without discussion, unless a commissioner or citizen requests to have any item separately considered. It will then be moved to the land use/action items for consideration. A. Approve Minutes of May 1, 2019, Regular Meeting 4. Public Hearings A. Jardin (har-DEEN) Academy Daycare/Jardin Addition - PC 19-08-SCBF 1. Subdivision by Preliminary Plat to Subdivide an Existing Lot to Create Two New Lots 2. Conditional Use Permit for Daycare Facility in LB Zone 3. Site Plan Review/Building Permit Authorization for Construction of 12,200 sq. ft. Two -Story Daycare Facility Location: 14605 Glazier Ave Petitioner: Frauenshuh Commercial Real Estate and Kilber Investments, LLC 5. Land Use / Action Items A. Planned Development No. 703 Zoning Amendments - PC 19-06-Z Consider Ordinance Amendments to Allow Class III Restaurants with Drive -Through Window Service as a Permitted Use in Zone 6 of the Planned Development Location: Southeast Comer of 155th Street West and Pilot Knob Road Petitioner: Emperor Avenue Realty, LLC 6. Other Business A. Ulrich Property Redevelopment Sketch Plan 1. Sketch Plan Review of Proposed Four-Story/96-Unit Applewood Pointe Senior Cooperative and 12 Townhomes on 10.93 Acres Location: 12444 Pilot Knob Road Petitioner: United Properties B. Review of Upcoming Schedule and Other Updates Next Planning Commission Meeting - Wednesday, June 5, 2019 - 7:00 p.m. Next City Council Meeting - Thursday, May 23, 2019 - 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 ... •.•• ..e Apple., Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 3.A. May 15, 2019 Consent Agenda Description: Approve Minutes of May 1, 2019, Regular Meeting Staff Contact: Joan Murphy, Department Assistant Department/ Division: Community Development Department ACTION REQUESTED: Approve minutes of regular meeting of May 1, 2019. SUMMARY: The minutes of the last regular Planning Commission meeting are attached for your review and approval. BACKGROUND: State statute requires the creation and preservation of meeting minutes which document the official actions and proceedings of public governing bodies. BUDGET IMPACT: N/A ATTACHMENTS: Minutes CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES MAY 1, 2019 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to order by Chair Melander at 7:00 p.m. Members Present: Tom Melander, Ken Alwin, Tim Burke, Keith Diekmann, Paul Scanlan and David Schindler. Members Absent: Jodi Kurtz. Staff Present: City Attorney Sharon Hills, City Engineer Brandon Anderson, Community Development Director Bruce Nordquist, City Planner Tom Lovelace, Planner Kathy Bodmer and Department Assistant Joan Murphy. 2. APPROVAL OF AGENDA Chair Melander asked if there were any changes to the agenda. MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan, approving the agenda. Ayes - 6 - Nays - 0. 3. CONSENT ITEMS MOTION: Commissioner Diekmann moved, seconded by Commissioner Schindler, approving the minutes of the meeting of March 6, 2019. Ayes - 6 - Nays - 0. 4. PUBLIC HEARINGS A. Planned Development No. 703 Zoning Amendments — PC19-06-Z Chair Melander opened the public hearing at 7:02 p.m. City Planner Tom Lovelace stated Emperor Avenue Realty, LLC is requesting an amendment to Planned Development Ordinance No. 703 to allow a Class III restaurant to have drive-through window service in zone 6 of the Cobblestone Lake planned development. The applicant is currently constructing an 8,148 -sq. ft. multi -tenant retail building on a 1.26 -acre lot located in the southeast corner of 157th Street West and Emperor Avenue. The building includes a drive-through window for a future restaurant at the north end of the building. The drive-through lane wraps around the east and north sides of the building. At the time of the approval of site plan/building permit authorization on November 9, 2017, the applicant also received approval of a zoning amendment to allow for a second drive-through window in conjunction with a Class II restaurant in zone 6 of the planned development. They are CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes May 1, 2019 Page 2 of 9 now asking that the City consider further amending the ordinance to allow for a Class III restaurant, in particular a coffee shop, with drive-through window service. This coffee shop would occupy the north end of the new building. No changes to their approved plans are being requested with the addition of a coffee shop. The property is zoned Planned Development No. 703/zone 6. Identified uses in zone 6 include a wide variety of retail, Class I, II, and III restaurants, professional offices, educational tutoring services, convenience stores, apartments, and continuum of care facilities. The City's "RB" (Retail Business) zoning district allows a Class I restaurant, and Class III restaurant without a drive-through window, as permitted uses. A Class II restaurant is a conditional use in this zoning district. During the review of the zoning amendments and site plan/building permit authorization requests in 2017, concerns were raised regarding the impacts that an additional drive-through window would have on traffic in and around the proposed development. Because of this concern, the applicant was asked to do a traffic analysis and provide the findings to the City for review. A traffic memorandum was prepared by the applicant and reviewed by the City's traffic consultant. The memo also provided additional data in their review that included future development on the lot adjacent to the south. They concluded that the intersections adjacent and near the proposed subdivision would have acceptable levels of service. They did indicate that if traffic to and from Pilot Knob Road were to back up on 158th Street West, consideration should be given to modifying the Emperor Avenue/158th Street West intersection from a full to a three-quarter or right in/right out intersection. Staff had no signification issues with their consultant's findings. Staff has requested that the applicant submit a revised traffic memo that reflects the change in restaurant use from a Class II to a Class III coffee shop. Staff will not make any recommendation until they had time to review and comment on any proposed traffic changes resulting from a Class III restaurant with drive-through window service. Chair Melander asked for clarification that the analysis was for the impact of a Class II versus a Class III restaurant in terms of traffic, noise, lighting and such. Mr. Lovelace said the City just received the traffic analysis yesterday and staff has not had a change to look at it. He said they will be looking at the distribution of the impact of the traffic next to the intersections, particularly 157th Street and Emperor Ave, 158th Street and Cobblestone Lake Parkway, the roundabout area and 1 57th Street and Pilot Knob Road. Peak times are different with a coffee shop compared to a typical Class II restaurant which is your fast food restaurant to see how that impacts the traffic flow inside and outside this development. Commissioner Diekmann, referring to a retail business zone, asked if a restaurant is located within a 1,000 feet of a residential area and they limit the hours of operation, what does the City typically limit those hours to and asked if there were any residents within 1,000 feet of this location. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes May 1, 2019 Page 3 of 9 Mr. Lovelace answered there is residential directly to the south that is closer than 1,000 feet and that the City could restrict the hours if there was a concern of adverse impact. The City could restrict the hours to be 6:00 a.m. to 11:00 p.m. He said the property to the east is continuum care with a lot of independent living units for seniors and is still within 1,000 feet. The City would have to see if there is an impact. Commissioner Diekmann said he did not want to infer that it was not compatible but just wanted to understand what was previously done if less than a 1,000 feet. Commissioner Scanlan asked if we allow this change to a Class III restaurant in Zone 6 that would allow any of the retail space within Zone 6 to offer this. Mr. Lovelace replied yes. Commissioner Scanlan added that also offers the potential for requesting a Type I ventilation hood if they choose for grease, smoke and so forth, like as a McDonalds. Mr. Lovelace said yes in a Class II but it was not addressed in their request but the City could include that in any part of their condition if the City approves a Class III restaurant. Commissioner Scanlan said with the residential area so close, his concern is that they still have two open lots that are still left. Mr. Lovelace replied yes there are two open lots and that the intent could be for another medical building. He added there already is a drive-through for two. He said if one closes then another could be taken up. Commissioner Scanlan asked if we have an option for a conditional use or do we restrict this to this restaurant. Mr. Lovelace said we have it as a permitted use subject to conditions. This is a planned development and we can add conditions within that permitted use that put further restrictions on where it can be located. Commissioner Alwin asked for clarification of the way the zoning is written in all of Zone 6 that only two drive-throughs are allowed and that the request is not to expand the number. Mr. Lovelace answered correct. There is one existing and we have approved one on this piece of property. Ben Krsnak, Hempel Companies, clarified Class II restaurant as fast food and Class III as a coffee shop. He said a Class III is permitted in this zone 6 for a coffee shop but not to use the drive- through and for a coffee shop to really be successful very few open without a drive-through. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes May 1, 2019 Page 4 of 9 Commissioner Scanlan asked if there was a concern for the hours of operation if the hours are less than 6:00 a.m. Mr. Krsnak replied yes and that coffee shops thrive really in the morning. He said their main time is probably 6:30 a.m. to 9:30 a.m. when they are most busy. He added that a Class III restaurant can open at 6:00 a.m. and that is established by City Code. Commissioner Scanlan commented that we need to take into consideration all the residential that is near the drive-through. He added the other concern with the drive-through is the menu board and speaker directly across from Orchard Path and the other senior living close by that could be affected by the hours of operation. Mr. Krsnak said coffee shops are pretty well studied and there already are vehicles on the road and people are on their way to work. They want to be where the vehicles already are. Commissioner Scanlan said we need to take into consideration the established residents that are there. Mr. Krsnak referred to the landscaping design and said in addition to the landscaping on the east side, they are open to looking at a short fence to obstruct noise. Chair Melander asked for clarification that this location was already approved for a drive-through. Mr. Lovelace answered yes. Commissioner Scanlan said he understands that but he was only questioning the hours of operation originally approved. Chair Melander said then the study should address some of this for next time. Mr. Lovelace added that the greater impact would be to the residential to the south and added that Mr. Krsnak should have a second building in there soon to provide some screening and to block noise with some additional landscaping. That should be taken into consideration. Commissioner Alwin said he would like to see the traffic study. He agreed with no exhaust then and no food smell with Class II versus Class III. Reid Peterson, 15730 Emperor Avenue, tenant next door to proposed building, said he operates a fitness location and they open at 5:00 a.m. He added it is nice just to have a common area for people to go to is a big deal and for him, he will just walk next door. He commented that as a business owner he is excited to see this pop. Chair Melander closed the public hearing at 7:29 p.m. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes May 1, 2019 Page 5 of 9 B. Cider Ridge Marketplace/Hope Alliance 2°' Addition — PC19-05-PZSCB Chair Melander opened the public hearing at 7:30 p.m. Planner Kathy Bodmer stated the applicant wishes to subdivide a 31,002 sq. ft. parcel from the 7.2 - acre Hope Church property to construct a 7,130 sq. ft. multi -tenant building along Cedar Avenue. The building would be located on the west side of the Hope Church property at 7477 - 145th Street West. The petitioner is requesting consideration of the following actions: 1. Comprehensive Plan Amendment from "INS" (Institutional) to "C" (Commercial). 2. Rezoning from "P" (Institutional) to "PD" (Planned Development). 3. Subdivision by Preliminary Plat to subdivide the existing 7.2 -acre lot to create a 31,002 sq. ft. (0.7 -acre) lot for commercial development. 4. Conditional Use Permit (CUP) for bank teller drive-thru operation. 5. Site Plan Review/Building Permit Authorization for construction of a 7,130 sq. ft. multi - tenant building. Residential properties abut the Hope Church property on the north and east sides of the property. On the south, the property abuts 145th Street W. and south of that is the Dalseth Dental Clinic. The west side of the property is bounded by Cedar Avenue. A large 75' wide pipeline easement bisects the property at an angle and restricts development and redevelopment of the property. She stated the City Engineer reviewed the plans and he noted that the retaining walls on the south side of the building are currently shown over public utilities. The petitioner will either need to move the walls or move the utilities. Traffic was reviewed and traffic issue have been addressed with the current uses proposed. Storm water must be managed on the newly created lot, Lot 2. The storm water facilities shown on the plans provide no stormwater infiltration for the newly created lot. She said auto -turn drawings are needed to confirm circulation of emergency vehicles through the site. A hydrant coverage map will also be required. A lighting plan is needed to confirm light levels along the north property line and street right-of-ways. Chair Melander, referring to a diagram, asked for clarification that the land between the two purple lines is pipeline easement and that no structure is allowed in that easement but a parking lot is allowed. Ms. Bodmer answered that is correct. Commissioner Scanlan inquired if the sole entry and exit would stay the same. Ms. Bodmer answered yes. Commissioner Scanlan said it seems awkward when you drive in especially when getting access to the drive-through lane. He said that is not intuitive and wondered if there was a better arrangement. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes May 1, 2019 Page 6 of 9 City Engineer Brandon Anderson said they could evaluate the middle of the site with landscaping and internal circulation is important. Commissioner Scanlan said with these kinds of parking lots he finds people do not follow the normal pathway and are cutting through parking spaces and you have to be wary of that. He said his other comment was with working within the 20 percent or is there additional property that needs to be brought into the mix to allow for that to fall into the right percentage. Commissioner Alwin asked if there was a right turn lane on Cedar Avenue to go east on 145th Street. He was concerned about stacking on 145th Street if people were just confused and this entrance into the site is not a controlled intersection. He said the allowed uses could have a big impact on the traffic. Ms. Bodmer clarified that yes there is a right turn lane from Cedar Avenue onto 145th Street and it is a controlled intersection at that location but there is not a controlled intersection at the entrance to the site. Commissioner Scanlan inquired what the lighting plan was like and stated it is close to residential and could there be a 3-D lighting plan supplied to address any concerns anyone would have. Chair Melander asked about the mature spruce trees on the property and asked if they are short lived. Ms. Bodmer replied that she could check with Natural Resources on that. Chair Melander said if this was to move forward they might have to limit the uses to avoid high traffic area that would impact the neighbors. He asked for clarification that Hope Church initiated the contact with Hempel Companies. Ms. Bodmer answered yes and that Pastor Bubna was present in the audience and he agreed. Community Development Director Bruce Nordquist commented that the northwest corner has a fence and inquired on the quality of that fence. Ms. Bodmer said that a six-foot privacy fence is shown along the north line to help provide screening. The details in terms of maintenance free have not been solidified yet and generally the City has required the maintenance free fencing. Mr. Nordquist commented he sees the fence on church property but is a developer improvement because the trees would be removed for revised church parking. Ms. Bodmer said she is not sure of the specific arrangements but assumes it is a developer cost. Mr. Nordquist asked for a history on drive-throughs in the City and how much staking is allowed. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes May 1, 2019 Page 7 of 9 Ms. Bodmer said drive-through lanes in the past have allowed for the stacking of 13 vehicles at a drive-through for a coffee shop but staff is comfortable with less stacking for a bank. Commissioner Schindler said he sees a lot of things with this and asked if it is the idea that everything needs to be on this site. Ms. Bodmer answered yes, most of it. Commissioner Schindler said he understands that parking they can have a cross access easement but he does not see how this is possible to accomplish all that and he has been surprised before. He said it works for a bank. He said it is a lot to have on the church property and that there is a tricky intersection especially during rush hour. He said as it stands now he would not be in support. He does not know how they are going to get all that onto the site and how they are going to do it. Ben Krsnak, Hempel Companies, said he worked with the church on the concept of the parking lot that sits empty most of the time. He said in terms of the drive-through plans are for a bank and they acknowledge that it would not work for a coffee shop. He added that they would have the same snowplow driver as the church. The ponds would go to underground retention and on the south side of the property they would use the building as the retaining wall. They have done that on other sites before. They would pull the drive-through out of the drainage and utility easement. They may go to public art in lieu of landscaping. Commissioner Alwin inquired about the sidewalk connections to Cedar Avenue and thought what is shown does not flow. He does not think anybody will use the sidewalk that is shown because a person would have to walk through the entire parking lot to get to the connection on the north end. Mr. Krsnak said they have a different connection on their revised plans. City Attorney Sharon Hills commented that the reference to public art is really considered private hardscape. They can get credit for their private hardscape. Mr. Krsnak said he can provide the traffic study for the next meeting. Commissioner Scanlan commented that the building coverage is 3 percent over the maximum and how can it be brought into compliance. Mr. Krsnak replied that they can work with the church to move the lot line if needed so they would both be in compliance then. Jon Steinmetz, 14437 Gladiola Court, asked if the proposed business would operate Monday through Friday only, with no business on the weekends. He inquired of the height of the roof and the angle of the roof. Said they can see the traffic lights now. He had concern for the noise level in the morning and late at night. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes May 1, 2019 Page 8 of 9 Lori Mestenhauser, 7378 — 143rd Street Ct. W., said she can stand on her deck and see three banks and asked why we need another bank. She said the drive -ups are open all night long. People play music from their cars. She asked what kind of line are they going to have for protection. She said she believes the trees belong to their association and they paid to have them trimmed. She was concerned for the trees and asked if they would be compensated for them. Ms. Bodmer stated that after review it was clear that the trees are on the church property. The berm that is there belongs to the townhome association. The property line falls in between. They will have that stacked. Ms. Mestenhauser said they were told the trees belonged to the association and they had them trimmed. Rob Radcliffe, 14424 Gladiola Court, commented the City came in and dumped a whole lot of water in their area when they put in a sewage thing or back up water. He had concern for the neighborhood looking at lights the whole time. He asked what bank was planning to come in. How do you know what traffic is coming in there if you do not know the businesses. He had concerns for his property value. Chair Melander commented the Planning Commission cannot think of financial property values. That is more at the next level for City Council. Commissioner Scanlan said there were quite a few comments from the residents with concerns on the trees that are going to be removed and that there is a minimum amount of landscaping they have to do that has not been finalized yet. Chair Melander closed the public hearing at 8:20 p.m. 5. LAND USE/ACTION ITEMS -NONE- 6. OTHER BUSINESS A. Review of upcoming schedule and other updates. Community Development Director Bruce Nordquist stated that the next regular Planning Commission meeting would take place Wednesday, May 15, 2019, 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 May 1, 2019 Page 9 of 9 MOTION: Commissioner Alwin moved, seconded by Commissioner Scanlan to adjourn the meeting at 8:25 p.m. Ayes - 6 - Nays - 0. Respectfully Submitted, /s/ Joan Murphy Joan Murphy, Planning Department Assistant Approved by the Apple Valley Planning Commission on Tom Melander, Chair 004 ..0. 04400 0001. 440 App ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 4.A. May 15, 2019 Public Hearings Description: Jardin (har-DE E N) Academy Daycare/Jardin Addition - PC19-08-SCBF Staff Contact: Kathy Bodmer, Al CP, Planner Department / Division: Community Development Department Applicant: Frauenshuh Commercial Real Estate/Kilber Investments, LLC Project Number: PC19-08-SCBF Applicant Date: 4/17/2019 60 Days: 6/16/2019 120 Days: 8/15/2019 ACTION REQUESTED: • Open the public hearing, receive comments, close the public hearing. It is the policy of the Planning Commission to not take action on an item on the same night as its public hearing. SUMMARY: The petitioners, including the applicant, Frauenshuh Commercial Real Estate, and the property owner, Kilber Investments, LLC, request consideration of actions that would allow them to split the 1.86 -acre parcel at 14605 Glazier Ave to create a new lot for a two-story daycare building. The land use actions requested include a subdivision by preliminary plat to split the lot, conditional use permit (CUP) for a daycare facility in the "LB" (Limited Business) zone, and site plan review/building permit authorization to construct a 12,200 sq. ft. daycare facility. The subject parcel at 14605 Glazier Ave, abuts the Glazier Townhomes to the south and Valley South, a single family subdivision, to the east. The property was initially developed in 1990 with the building and parking lot placed on the north half of the lot to allow for additional development in the future. BACKGROUND: Zoning: The property is currently zoned "LB" (Limited Business) which lists a daycare facility as a conditional use in the zoning district. A conditional use is a use allowed in a zoning district by conditional use permit upon which the City Council may place reasonable conditions to offset possible impacts caused by the use. The petitioners would like to establish an outdoor play area on the west side of the building which will place the building between the play area and the properties to the east and should help to act as a screen. A screening fence will be needed to help to provide screening of the noise and activities from the townhome properties to the south. Preliminary Plat: A subdivision by preliminary plat is requested to subdivide the existing 1.86 -acre parcel, legally described at Lot 1, Block 1, BIEWALD FIRST ADDITION, into two lots. The existing office building and parking lot will be located on Lot 1 on the north side of the lot, and the new lot, Lot 2, will be the location of the new daycare site on the south side of the lot. The new lot will be 36,800 sq. ft. and both lots will meet the minimum area and lot width required for the LB zoning district. Ten feet (10') of additional right-of-way is dedicated for Cedar Ave. Tree Removal: Four hundred four (404) caliper inches of trees are proposed to be removed from the site for the development. This will require 40.4" of replacement trees. The Natural Resources Coordinator notes that the majority of the trees to be removed are volunteer species such as boxelders, elms, and ash trees. Site Plan: The site plan shows that the building will be placed on the west side of the site with the parking lot to the east. Thirty-one parking spaces are required; 31 parking spaces are shown. The plans show that one access drive would be installed to serve the new daycare site. The front entrance to the building will be on the north side of the building which will be served by a sidewalk that extends from the parking lot, to the building, then extends west to connect to Cedar Ave. An auto -turn drawing will be required to demonstrate how emergency, delivery and service vehicles will be able to circulate within the site. One issue related to setbacks exists for the setbacks for the building and the parking lot from the south property line. The property to the south, although zoned "M -5C" for multiple family townhomes, is still considered a residential zoning district which will require an additional 5' setback for both the building and the parking lot. Two outdoor play areas are shown on the west side of the building between the building and Cedar Ave. The play area is proposed to be secured with a prefinished metal "picket" type fence. Grading, Drainage, Utilities: Three on-site storm water infiltration basins are shown on the site to help filter and infiltrate storm water. Water and sanitary sewer services are available to the site from Glazier Ave. Storm sewer is not readily available. The petitioner proposes providing all stormwater drainage on-site, but is showing outflow onto the Glazier Ave curb and gutter. The City Engineer states that the proposed drainage system does not meet City requirements and that he will work with the petitioner's engineer to address the need to connect to City storm sewer for overflow needs. Lighting Plan: A lighting plan was submitted which shows light levels exceeding 0.5 foot candles at the property line abutting residential properties. The petitioner states that the fixtures will be adjusted and a revised plan submitted to address the issue. BUDGET IMPACT: N/A ATTACHMENTS: Background Material Map Applicant Letter Plan Set Plan Set Plan Set Memo JARDIN (har-DEEN') SPANISH IMMERSION ACADEMY PROJECT REVIEW Existing Conditions Property Location: 14605 Glazier Ave (new address to be assigned to the new lot) Legal Description: Lot 1, Block 1 BIEWALD FIRST ADDITION Comprehensive Plan Designation C - Commercial Zoning Classification "LB" (Limited Business) Existing Platting Platted lot of record. Current Land Use Professional office Size: 81,141 sq. ft. (1.86 Acres) Topography: The southern portion of the existing lot is approximately 12" higher in elevation than the developed portion of the property to the north, but is relatively flat. Existing Vegetation The southern portion of the lot is overgrown with groupings of shrubs and volunteer species trees. The significant trees identified for removal are primarily boxelder, cottonwood, elm and other fast-growing volunteer types of trees. Other Significant Natural Features None identified. Adjacent Properties/Land Uses NORTH Christian Science Church Comprehensive Plan "INS" (Institutional) Zoning/Land Use "P" (Institutional) SOUTH Glazier Avenue Townhomes Comprehensive Plan "MD" (Medium Density Residential, 6 to 12 units/acre) Zoning/Land Use "M -5C" (Multiple family residential, 6 to 10 units/acre) EAST Valley South Comprehensive Plan "LD" (Low Density Residential, 2 to 6 units/acre) Zoning/Land Use "R-3" (Single family residential, 11,000 sf. min. lot.) WEST Cedar Ave (Principal Arterial Street) and Valley Olds Comprehensive Plan ROW and "C" (Commercial) Zoning/Land Use ROW and "GB" (General Business) Development Project Review Comprehensive Plan: The 2040 Comprehensive Plan guides the development of this site for "C" (Commercial) uses. A daycare facility is consistent with the 2040 Comp Plan. The guiding principles found in the 2040 Comprehensive Plan related to infill commercial development include the following: • The results of a public survey conducted in early 2017 indicates that there is strong support for investments in and redevelopment of Downtown that continue to promote a unique "sense of place." A sense of place arises from utility, activity, and careful design. (p. 4-9 Land Use) • An important objective of city planning in Apple Valley is to preserve the vitality and cohesiveness of residential neighborhoods. To that end, the City aims to minimize land use conflicts through application of the zoning ordinance and buffering policies. ... Buffering techniques are Apple Valley's primary strategy for smoothing land use transitions. (p. 4-3 Land Use) • The limited business designation is reserved for general offices and businesses that exclude retail activities. Business operations usually occur within an enclosed building and are generally limited to weekdays. These uses are located adjacent to the retail core of the downtown and may act as a transition to residential neighborhoods. The LB, LB -1, and PD zoning districts are applicable with this commercial category. (pp. 4-21 and 4-22 Land Use) Zoning: The property is zoned "LB" (Limited Business). A daycare is permitted by conditional use permit in the LB zoning district. Conditional uses allow the City to place reasonable conditions on the development to mitigate any adverse impacts that may occur as a result of the use. Specifically, the petitioners plan to locate the outdoor play area on the west side of the building which will help to screen any noise for the properties to the west. Screening of activities for the properties to the south will need to be reviewed and addressed. Preliminary Plat: The subdivision by preliminary plat of Jardin Addition subdivides the existing Lot 1, Block 1 BIEWALD FIRST ADDITION, into two lots. The existing lot is 81,141 sq. ft. (1.86 acres) and would be split so that Lot 1 will be 41,437 sq. ft. (0.95 acres) and will contain the existing building, while Lot 2 will be 36,800 sq. ft. (0.84 acres) and will be the location of the new development site. Additional 10' of right-of-way is shown dedicated for Cedar Ave. Drainage and utility easements are shown dedicated in accordance with the subdivision code. Tree Removal: A tree removal plan was submitted which identifies "significant trees" as defined by the City Code. The tree species are primarily boxelder, elm and ash and are likely "volunteer" trees. A total of 404 caliper inches of trees are proposed to be removed; at 10% mitigation, the developer will be required to replace 10% of the caliper inches removed, or 40.4" of trees. The Tree Removal Plan also indicates that there are significant trees around the exterior edges of the site that will be protected during construction and remain on the site. Site Plan: The Jardin Academy building is proposed to be located on the west side of the site with the front of the building facing north. The total gross floor area of the building in two stories is proposed to be 12,200 sq. ft.; the building footprint is proposed to be 6,100 sq. ft. A single private driveway access is shown to Glazier Ave. A total of 31 parking spaces are required for this development; 31 spaces are provided on the site. Both the building setback and parking lot setback will need to be revised on the south side of the property because the property abuts a residential zoning district. An additional five foot setback is needed for both the building and the parking lot. Three stormwater basins are shown on the site. The outdoor play area is proposed to be located on the west side of the building, between the building and Cedar Ave. The outdoor play area is proposed to be enclosed with a prefinished picket fence. The garbage enclosure area is located on the east side of the building between the building and the parking lot. A screen of either a fence or a dense hedge will be required along the southern property line to provide screening between the development site and the townhouses. Consideration should also be given to screening headlights from properties to the east. Grading, Drainage, Erosion Control and Utility Plan: The Grading, Drainage, Erosion Control and Utility Plan was reviewed by the City Engineer and his comments are attached. Water and sewer service are available to the site from Glazier Ave. Utilities that are stubbed into the site from Cedar Ave will need to be abandoned in place as required by the City Engineer. The plans show the construction of three stormwater management basins. The petitioners state that they would like to manage all of the stormwater on-site, but connection to storm sewer will be required to provide off-site overflow capacity. The site is currently flat, but about one to two feet higher than the property to the south. It is expected that there will be excess material that will need to be hauled from the site during construction. Landscape Plan: The City Code requires that the value of the landscape plantings must meet or exceed 2.5% of the value of the cost of the construction of the building based on Means Construction Data. A preliminary budget was submitted, but it appears that hardscape and sod were included in the bid totals. An approved nursery bid list will be required at the time of application of the building permit. Floor Plan: The floor plan shows the layout of the building with four large rooms for infants and toddlers on the first floor, and three large rooms for preschool and pre -kindergarten children, a gym/playroom, kitchen and breakroom on the second floor. Lighting Plan: A lighting plan was provided which shows a point -by -point drawing of expected light levels based on the new proposed light fixtures. The zoning code states that the maximum light levels at the property line adjacent to residential property may not exceed 0.5 footcandles. The lighting will need a sharper cut-off as the light levels shown on the plan currently exceed the maximum requirement on both the south and east sides. Elevation Drawings: The elevations show that the exterior building materials will consist of a mixture of thin brick veneer, Nichiha fiber cement panels, and EIFS. The fence enclosing the outdoor play area will be a 6' high prefinished metal fence in a picket design. The rooftop mechanical units are shown on the roof screened with a screening wall. The screening wall is quite prominent and staff would like to see an integrated screen design that enhances, rather than detracts, from the appearance of the building. Street Classifications/Accesses/Circulation: 1. Cedar Ave — Principal arterial roadway. 2. Glazier Ave — Local street Cedar Ave is Dakota County State Aid Highway No. 23 and is six to seven lanes wide in this location with an existing traffic volume of 45,400 Average Daily Trips (ADT) and a projected volume of 56,000 ADT by 2040. Glazier Ave is a local street providing access to both residential and commercial properties. One new private driveway access is shown from the site to Glazier Avenue. No additional accesses are proposed. Pedestrian Access: A sidewalk connection is shown from the parking lot, to the building, and then out to Cedar Ave. Public Safety Issues: See Fire Marshal's memo. An auto -turn drawing will be required that confirms that a fire engine will be able to circulate within the site. Recreation Issues: Park dedication will be required as a result of this subdivision. The park dedication will be calculated based on the size of the building and the anticipated use of City parks by employees. Signs: The elevation drawings show a dragonfly image on the tower element on the north side of the building which will be visible from Cedar Ave. The dragonfly would be considered a sign and may require special consideration by the sign code. No sign approvals are given at this time. A separate sign permit must be obtained prior to the installation of any signs on the site or the building. Public Hearing Comments: Comments to be taken. 145TH ST W HQLVQN3fD 146TH ST W 0 SFS FFA �E UPPER 146TH ST W r r i w .W.14,14.1 r IA Select Date J W W a J CO 0 7300 WEST 147TH STREET I SUITE 504 I APPLE VALLEY, MN 55124-75801(952) 431-4433 April 17, 2019 Project Narrative: Jardin Spanish Immersion Academy The Jardin Spanish Immersion Academy project is a new 2 -story daycare facility proposed for the proposed Lot 2 of the Biewald First Addition, split form the current Lot 1 at 14605 Glazier Avenue in Apple Valley. The proposed daycare will be the 6t' Jardin Spanish Immersion Academy location in the Twin Cities expanding their successful operations to serve Apple Valley families. The company, founded in 2002, operates to "equip young children with Spanish language and critical thinking skills, a global mindset, and teaching children to embrace healthy habits and a sense of caring for the environment." The project site is accessed off Glazier Avenue on its east property line and abuts Cedar Avenue on the west. The submittal includes the proposed lot split and platting of the current 1.87 acre Lot containing a two-story professional office building into two separate lots. Lot 1 will contain the existing office building with Lot 2 being the proposed daycare building. This property is currently zoned Limited Business and will remain under that zoning when split. The daycare building will have a footprint of 6,097 square feet covering 16.1% of Lot 1 which is below the 20% maximum building coverage allowed by ordinance. The remainder of the 37,759 square foot site will include playgrounds for the children on the west side of the building, parking on the east side, and landscaping for the remainder of the lot. The landscape plan indicates the addition of 15 new trees, 96 shrubs, and a large selection of perennials adding interest, screening and shade to the site as well as meet the landscape installation value required by ordinance. Exterior of building includes multiple high quality, no -maintenance materials including brick, glass and prefinished Nichiha fiber -cement panels on the main massing of the two-story facility. The massing is broken up with a variety of heights of the two-tone dark gray panels as well as an interesting blend of window patterns. The building entrance is highlighted with a two-tone orange tower finished in EIFS and a glass atrium topped with a prefinished metal roof. This entrance element is a common motif between the different Jardin location. The orange entry tower color is further tied into the building with sun shade bands over multiple window locations. The civil engineering drawings indicate the grading, paving and drainage approach for the project. The stormwater design collects rainwater from the roof and pavement into below grade stormwater piping. This stormwater is then directed to multiple connected infiltration and water quality ponds. The provided infiltration through the multiple locations results in no stormwater leaving the site for many average rainfall event and only very minor flows for large rain events, a small fraction of the stormwater flow produced on nearby sites. Pavement and curb design are also included in these drawings along with utility connections. Parking is provided on the east side of the site where 31 stalls ae indicated including two handicap locations. This parking lot provides 5 stalls more than the minimum ordinance amount of 26 stalls and likewise is a few more stalls than the other Jardin locations. The daycare hours will be 7:00 a.m. to 6:00 p.m. weekdays with parents dropping off and picking up their children typically spread over a two-hour period each morning and evening. Consequently, the vehicle flow does not peak at one time resulting in a comfortable traffic flow during the drop off and pick up times of the day and very little traffic during the mid-day hours. The facility will include controlled access entries as is typical for most daycare facilities. Likewise, the playground will be surrounded by a six foot high prefinished metal decorative picket fence with gates only allowing emergency egress from the playgrounds to further enhance the separation of the children from public visitors. In conclusion, the proposed new Jardin Spanish Immersion Academy will provide an attractive addition to the Apple Valley neighborhood as well as providing Apple Valley families with a quality Spanish immersion child care option. Sincerely, *2614;t5---uinn S.utson, AIA, LEED AP Principal CNH Architects, Inc. ° 000-400°h!!I!IE ;,1 0 c 01 0 0 0 0 0 0 L N SE89'8£?I19,,g 0O8O'Ri E:I9 f Obis rync�w,iW 'e11 dwvu"'INmita OO, snug y' s NMII 4.'V <.ZI©© 'oul dnoID Aolfoo>l uo;ulliOH 321tld 11-r. SNOISIM'd VMS NW'MHIEA elddV '2AV HRMS )(X961 eslyaue)d Allen alddy-uipaer TREE REPLACEMENT CHART 3AV d31ZV10 r TREE TO SAVE/PROTECT I 1m I�W ro2�..... }aJtllieltli,310 iad4uawase3 R,In,V aFe�ei� ---- f i yaw w, -Q 'w� o z o a�a 1 m w1z 000 0 z w 0ww I oma¢ oar I N (J I w z Ca I I 8.4 NOLLICITV Iti:da[2 ITR - •o ie' 3AV HH4O U c c 0 c 0 0_ a c m 0 0 0 0. 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Rque4 euJOry panssl ATI1VA 31ddV JO JJ.10 3wVOAVa Niaawr NVId )1lllfl 10a1N00 NOISOa3 `3DVNIVaa `ONIQVVO fi L a 1.3 b13 11a 3-3 eIi�uM=E ill obAm. 0 gro re 1i . - •2 II 0 i w �. � WS • 3f1 N3AV HVO3J Al 39 z_ - R W J tl 13 t 112ZDSERVSEV,,,:o-19,uem ;I 0080d "IN a©fObS7J080'Si T9 oat 04ug 'ves NMII WeN<.ZI©© 'oul dnoID Aolfoo>l uo;RullioH 1,61,6! 6666-1,16i61,1 63617,6,61., 606,11616.,36151-1,,L63610626 :SNOISIA3V bZlss NN M1IEA elddV '3AV dRVlS XX961 esiyaueJd Aapen aIddy-uipaer J GaSSv ddV OSNOLIald AoileA aiddv - uper OSO wsm—as,sue, alckly - uper - ,o6rOggriMr "CITY SUBMITTAL 0 Lcu �J �e J 4.92 LD F— Z v� 0_ c .‹ cD • c • z_ - Mil 1i'1 .T 'J 0 • o, O SI 4+?00 I I " ¢•w LiL Ktq Ory W U 2 � z 3/1N3A V 3fN3A V • 0 c 01 O 0 0 0 0 ai CC ozI,ss Nw'rtauen aiddd aslyaueJd Aallen alddy - ulpaer cOSo „ism-as,sue,j rteiieo eiaay-uiwer e.o,1o�u 206061in 0 CITY SUBMITTAL I NII In II - a r (1 } , Rl II br: } a o — �\ a0 Valk n -as �1 P �I 1-111 , a ' 0 0 o .ei�o 0 o of o� ®® 0 to i • i.. JI ph IF IN r i • I!�I ®w a ao J _ - , I .2 >—I I E o LL, 'LI o c sz ,are oc o Oce o of ®® „ism-as,sue,j rteiieo eiaay-uiwer e.o,1o�u 206061in 0 CITY SUBMITTAL az, eZI,SS a,ddd aslyaueJd Aallen alddy - ulpaer 170S0 CITY SUBMITTAL 1,ZI,SSv ddV asp_pueld AaileA alddV - uper gOSO wsm—as,sue, - uper - 8.6,1=0606120 "CITY SUBMITTAL 7300 WEST 147TH STREET I SUITE 504 I APPLE VALLEY, MN 55124-75801(952) 431-4433 May 10, 2019 Project Narrative: Jardin Spanish Immersion Academy The Jardin Spanish Immersion Academy project is a new 2 -story daycare facility proposed for the proposed Lot 2 of the Biewald First Addition, split form the current Lot 1 at 14605 Glazier Avenue in Apple Valley. The proposed daycare will be the 6t' Jardin Spanish Immersion Academy location in the Twin Cities expanding their successful operations to serve Apple Valley families. The company, founded in 2002, operates to "equip young children with Spanish language and critical thinking skills, a global mindset, and teaching children to embrace healthy habits and a sense of caring for the environment." The project site is accessed off Glazier Avenue on its east property line and abuts Cedar Avenue on the west. The submittal includes the proposed lot split and platting of the current 1.87 acre Lot containing a two-story professional office building into two separate lots. Lot 1 will contain the existing office building with Lot 2 being the proposed daycare building. This property is currently zoned Limited Business and will remain under that zoning when split. The daycare building will have a footprint of 6,097 square feet covering 16.1% of Lot 1 which is below the 20% maximum building coverage allowed by ordinance. The remainder of the 37,759 square foot site will include playgrounds for the children on the west side of the building, parking on the east side, and landscaping for the remainder of the lot. The landscape plan indicates the addition of 15 new trees, 107 shrubs, and a large selection of perennials adding interest, screening and shade to the site as well as meet the landscape installation value required by ordinance. Exterior of building includes multiple high quality, no -maintenance materials including brick, glass and prefinished Nichiha fiber -cement panels on the main massing of the two-story facility. The massing is broken up with a variety of heights of the two-tone dark gray panels as well as an interesting blend of window patterns. The building entrance is highlighted with a two-tone orange tower finished in EIFS and a glass atrium topped with a prefinished metal roof. This entrance element is a common motif between the different Jardin location. The orange entry tower color is further tied into the building with sun shade bands over multiple window locations. The civil engineering drawings indicate the grading, paving and drainage approach for the project. The stormwater design collects rainwater from the roof and pavement into below grade stormwater piping. This stormwater is then directed to multiple connected infiltration and water quality ponds. The provided infiltration through the multiple locations results in no stormwater leaving the site for many average rainfall events and only very minor flows for large rain events, a small fraction of the stormwater flow produced on nearby sites. Pavement and curb design are also included in these drawings along with utility connections. Parking is provided on the east side of the site where 28 stalls are indicated including two handicap locations. This parking lot provides 2 stalls more than the minimum ordinance amount of 26 stalls Revised Plan Set Received May10, 2019 and likewise is a few more stalls than the other Jardin locations. The daycare hours will be 7:00 a.m. to 6:00 p.m. weekdays with parents dropping off and picking up their children typically spread over a two-hour period each morning and evening. Consequently, the vehicle flow does not peak at one time resulting in a comfortable traffic flow during the drop off and pick up times of the day and very little traffic during the mid-day hours. The site traffic flow was also reviewed by our traffic engineer who has provided a report letter supporting the parking lot and curb cut layout as meeting ordinance and traffic engineering standards for design and safety. The facility will include controlled access building entries as is typical for most daycare facilities. Likewise, the playground will be surrounded by a six foot high prefinished metal decorative picket fence with gates only allowing emergency egress from the playgrounds to further enhance the separation of the children from public visitors. In conclusion, the proposed new Jardin Spanish Immersion Academy will provide an attractive addition to the Apple Valley neighborhood as well as providing Apple Valley families with a quality Spanish immersion child care option. Sincerely, .1uinn S. Hutson, AIA, LEED AP Principal CNH Architects, Inc. o(L il 089,1 .9 NIN ArIVA Th. Y°s HIM 13316 1GOL 163M00f1 bZLSS NW'AtIPA elddd ant Jatele XXXbL aslyaueJd Aallen alddy - ulpaer IOS0 CITY SUBMITTAL A An 1111111111111 anuany aalzelo ( • • • • • • loom simmitimmosoll • • MIN® P slIqs urn 1 . EMI11111111111111M11111 1-Ts 1 It o sr p°nd,63emuun,S anuanyaepao wswrasiwue3 81.06Zu5A00°i`=12 112ZDSER9.8rEiT01,9L,uqM I 0080d "INRE[0-54J Olodwv T9 opt Nmg y' s NMII WoN<.ZS©© 'oul dnoID Aolfoo>l uo;Ru151oH FINSAO 11,01,1,03 321tld 11-r. IHllIW 9n, Alla VOL,6Aad :SNOISIA3V VMS NN M1IEA elddV '3AV dRVlS XX9bl esiyaueJd Aapen aIddy-uipaer J 142:31r ON, 0 KNOW MO,. 1...0 @ 085,-.55 NIN ArIVA 31d. 1,15 ans 1MS 1,, 1S3MIKIE, 14Z LSSv ddV env 4alzele Y44X.bl, asp_pueld AaileA alddV - uper 0 S 0 • E ,r3.11.54k.unct 1,31.^8 4- 4' • .......... .. • • • • •4 • • • ' • • • • • ••' .n ',Jeans, me,. .1111 4.1.14,14 6111161FM "CITY SUBMITTAL , I 11,, it h! I IP I r ;d i h 1 Ili 41. 111 ill fitiN 1141111 111" Filh14111/1.1171:—F /111 11 I I I 4 I 4 IN.Nv-as,sue, uper 8,o6n6T,POOMM Apple Valley Fire Department MEMO City of Apple Valley TO: Kathy Bodmer- Planner FROM: Brian Kilmartn, Fire Marshal DATE: 18 April, 2019 SUBJECT: Jardin Spanish Immersion Academy Kathy, Comments were sent to Tom Lovelace back in March of this year. The only additional would be my item numbered 1 (see below) regarding the address. 1- This building should not be addressed 14605 Glazier, as you know there is already a building addressed 14605 Glazier. 2- This building will be required to have a full Fire Alarm system installed 3- This building will be required to be fully protected by a Fire Sprinkler system Brian Kilmartin Fire Marshal 1 City of Apple Valley 952-953-2680 Office 1 952-953-2515 Fax 1 952-292-8634 Cell Brian.kilmartin@applevalleyfire.org ••••• •••• City of Apple.. MEMO TO: FROM: DATE: SUBJECT: Kathy Bodmer, Planning George Dorn, Building Official April 6, 2019 14605 Glazier Ave Jardin Daycare Building Inspections • 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. • Provide food menu at permit submittal. • Employee break room and kitchen must meet accessibility. • A portion of the reception counter shall be accessible in accordance with 2015 MSAC Section 904. • 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. Structural drawings will be required for review. • 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. • A grease interceptor may be required for this project per City Ordinance Chapter 51.08 (B) (d) based on type of occupancy. • Platting of the property lines must be completed prior to permit issuance. • Per MSAC 502.4.4, the access aisles for the accessible areas shall be marked with a designation sign that says "no parking. Review areas under consideration for accessible parking areas. • The playground -fenced areas have an occupant load over 50; therefore will need two means of egress from each area with the gates swinging in the direction of egress. These areas are accessory to the group (E) and would need panic hardware. • The size and location of the existing and new buildings shall be taken into consideration when locating the property line for allowable height and area. • At plan submittal, disclose all age groups of children being cared for so that we may determine occupancy type. CITY OF Apple Valley MEMO Public Works TO: Kathy Bodmer, Planner FROM: Brandon S. Anderson, PE, City Engineer DATE: May 9, 2019 SUBJECT: Jardin — (14605 Glazier Avenue). 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. Permits 2. A Minnesota Pollution Control Agency (MPCA) National Pollutant Discharge Elimination System (NPDES) permit is required for any project that disturbs more than one acre. Provide a copy of the executed permit prior to construction. 3. A City of Apple Valley Natural Resource Management Permit (NRNP) will be required prior to any land disturbing activity. 4. A Dakota County Right -of -Way permit will be required for work within the Cedar Avenue right-of-way. Provide a copy of the executed permit prior to construction. 5. Provide a copy of the approval letter from the Department of Labor and Industry (DOLI) prior to construction. 6. Provide a copy of any other required permits. Site 7. Provide an additional drawing showing vehicle turning movements to ensure site circulation requirements for emergency vehicles and typical delivery vehicles. 8. Sidewalk along the south side of property should be extended to driveway south of the site. Retaining wall at the ROW may be required. Sidewalk shall be per City of Apple Valley standard detail plate STR-35. 9. Driveway Apron shall be per City of Apple Valley standard detail plate STR-5. 10. All patching in the ROW shall be in accordance with City of Apple Valley standard detail plate STR-38. 11. Final site plan shall be reviewed with the construction plans and approved by City Engineer. Grading, Drainage and Erosion Control 12. Provide overall site composite Curve Number (CN) on the plans. 13. Show all emergency over flow (EOF) elevations and routing. The finished floor/low opening elevation must be 1' minimum above the EOF elevation. 14. Proposed infiltration basins shall be privately owned and maintained. An infiltration basin Construction and Maintenance Agreement will be required as part of Development Agreement. Annual Cleaning of Sump manhole shall be included in maintenance schedule 15. Infiltration basins cannot encroach into existing drainage and utility easements. Slopes should be adjusted on infiltration basin 2 16. Utilities are not allowed within infiltration basins. 17. Sump Manhole detail shall be provided for CB -2. 18. The riprap pad detail lacks a plunge pool as required. Riprap needs to be placed such that the uppermost portions are below the flared end invert to reduce rock washout/movement and to reduce the likelihood of water bypassing the riprap to erode and flow around the outside edges of the riprap causing erosion. See Apple Valley Detail Plate STO-10 for reference. 19. 2' curb opening in the SW corner of parking lot will likely impede drainage in snowmelt conditions, especially with snow likely being piled in this open space. An alternate outlet should be considered. 20. Filter media depth should be provided in a detail for the proposed infiltration basins. Additional details are required for the unnamed basin west of the building. The Minnesota storm water manual recommends a filter media depth of 2.5' and that the filter media depth be increased to 3' if trying to capture dissolved phosphorus. 21. The native seed establishment plan lacks sufficient detail, please provide seeding rates. Times of year when seeding is optimal and weed management tactics need to be specified to be consistent with MN DOT or MnBWSR guidelines. A combination of tall height (12"-18") mowing and spot spraying is required. Plan details on keeping heavy equipment out of the basins is required. Watering may also be required in some instances. 22. Storm water flow to the infiltration basins must be cut off until permanent vegetation is sufficiently established to prevent washout of seed and coverage of the basin bottom. It may take over a year for native vegetation to establish. Plans need to indicate how this will be accomplished and how storm water will safely be routed around the site in the interim. The contractor may need to provide watering while storm water flows are cut off. Establishment time may be accelerated if switching to a plug planting instead of a seeding. 23. Generally Seed mix 33-261 is recommended for infiltration basin bottoms and 35-241 for infiltration side slopes. 35-241 may be less successful establishing in areas that don't drain quickly (> 12 hours to drain). The contractor will be responsible for ensuring all portions of the basin are permanently established with weed free perennial vegetation. 24. The storm water calculations indicate 0.8 in/hour infiltration rate, this rate should be reduced to account for recommended soil media and frozen ground/snowmelt conditions to review impacts to basins. 25. Final grading, drainage, and erosion control plan shall be reviewed with the construction plans and approved by City Engineer. Sanitary Sewer & Water main 26. Any existing sanitary sewer service should be identified on the plans and shown as either removed or abandoned in place. The existing wye shall be capped as part of the removal/abandonment. 27. Sanitary Sewer and Water services shall be marked in accordance with City of Apple Valley standard detail plate STR-37. 28. Review the minimum cover required or include insulation above the service line where crossing the proposed filtration basin. Consider modifying the grading to avoid removing cover over the sanitary service or insulating the sanitary service. 29. Confirm that the proposed sanitary sewer pipe grade meets the requirements specified in the Minnesota Plumbing Code. 30. Sanitary Sewer connection to existing main shall be in accordance with City of Apple Valley standard detail plate SER -1 and SER -1A. 31. Final sanitary sewer design shall be reviewed with the construction plans and approved by City Engineer. 32. 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. 33. Water main wet tap shall be in accordance with City of Apple Valley standard detail plate WAT-5. 34. Final water main design shall be reviewed with the construction plans and approved by City Engineer. Storm Sewer 35. Final storm sewer design shall be reviewed with the construction plans and approved by City Engineer. Landscape and Natural Resources 36. Existing trees planted along Cedar Avenue and those to the identified on the removals plan shall remain and be protected throughout construction. 37. Tree planting is prohibited in public drainage and utility easements. Drainage and utility easements should be clearly identified on landscape plan. 38. Incorporation of additional native plants into the planting plan in place of cultivars and native cultivars will have additional water quality and pollinator habitat benefits. 004 ..0. 04400 0001. 440 App ITEM: 5.A. PLANNING COMMISSION MEETING DATE: May 15, 2019 SECTION: Land Use /Action Items Description: Planned Development No. 703 Zoning Amendments - PC19-06-Z Staff Contact: Thomas Lovelace, City Planner Department / Division: Community Development Department Applicant: Emperor Avenue Realty, LLC Project Number: PC19-06-Z Applicant Date: 4/3/2019 60 Days: 6/1/2019 120 Days: 7/31/2019 ACTION REQUESTED: The following recommendation in accordance with the applicant's request and staffs recommended conditions: 1. Recommend approval of an ordinance amendment to allow for a Class III restaurant with drive-through window service as a permitted use, subject to the following conditions: • The restaurant shall be located within a multi -tenant building and shall not occupy more than 50% of the building and shall not exceed 2,500 square feet of floor area. • The drive-through window operation hours shall be confined to the hours of 6:00 a.m. to 11:00 p.m. daily. • The City Council shall find that any noise, headlights, traffic volume and emissions from idling vehicles resulting from the operation of the window does not negatively impact surrounding residential and institutional uses. • The drive-through lane shall not impede or conflict with vehicular, bicycle or pedestrian traffic circulation on the site, as determined by the City Traffic Engineer. • When a neighborhood restaurant is located less than 1,000 feet from residential or institutional use, the City Council may restrict the hours of operation of a drive- through window to mitigate any adverse impacts caused by noise, headlights, traffic volume and emissions from idling vehicles. • The restaurant shall not serve foods that requires the installation of a Type I ventilation hood, grease and smoke removing, as defined in the Uniform Mechanical Code. SUMMARY: Emperor Avenue Realty, LLC is requesting an amendment to Planned Development Ordinance No. 703 to allow a Class III restaurant to have drive-through window service in zone 6 of the Cobblestone Lake planned development. Zone 6, which encompasses approximately 49 acres, is bounded by Pilot Knob Road to the west, 155th Street West to the north, Cobblestone Lake Parkway and Cobblestone Lake to the east, and the North Creek Greenway trail to the south. A little over half of zone 6 is occupied by the Orchard Path continuum -of -care facility (12 acres) and Target (17 acres). Two vacant parcels totaling 1.2 acres also exist within the zone. The applicant is currently constructing an 8,148 -sq. ft. multi -tenant retail building on a 1.26 - acre lot located in the southeast corner of 157th Street West and Emperor Avenue. The building includes a drive-through window for a future restaurant at the north end of the building. The drive-through lane wraps around the east and north sides of the building. At the time of the approval of site plan/building permit authorization on November 9, 2017, the applicant also received approval of a zoning amendment to allow for a second drive- through window in conjunction with a Class II restaurant in zone 6 of the planned development. They are now asking that the City consider further amending the ordinance to allow for a Class III restaurant, in particular a coffee shop, with drive-through window service. This coffee shop would occupy the north end of the their new building. No changes to their approved plans are being requested with the addition of a coffee shop. The current planned development ordinance allows for a Class II restaurant with drive- through window service as a permitted use, subject to the following: 1. The restaurant shall be located within a multi -tenant building and shall not occupy more than 50% of the building and shall not exceed 3,000 square feet of floor area. 2. Only two restaurants with drive-through windows shall be allowed in zone 6. 3 Landscaping, screen wall, or a combination thereof shall be installed between the drive- through window lane and any private and public street, and open gathering spaces. 4. Hours of drive-through window operation shall be confined to the hours of 10: 00 a.m. to 11: 00 p.m. daily. 5. Only one drive-through lane and menu board shall be allowed. The applicant is proposing amendments that would include Class III restaurants with drive- through window service as a permitted use, subject to the following additional conditions: 1. The restaurant shall be located within a multi -tenant building and shall not occupy more than 50% of the building and shall not exceed 2,500 square feet in floor area for a Class III restaurant. 2. Class III restaurant drive-through window operation hours shall be confined to the hours of 6:00 a.m. to 11:00 p.m. daily. BACKGROUND: Comprehensive Plan: The property owned by the applicant is currently guided "MIX" (Mixed Use). "MIX" designated areas should contain a mix of retail and service business, office, institutional, medium and higher density residential, public uses and/or park and recreation uses. The uses may be mixed vertically (in a common structure) or horizontally (in a common site or area). Among the objectives for "MIX" areas are: • Organize land use in a compact and walkable environment. • Set standards for private development and public improvements that produce enduring quality and enhance the character and identity of Apple Valley. • Encourage parking strategies that support greater intensity of use. • Integrate green/open space and trails into Mixed Use areas. • Improve environmental conditions, such as water quality and energy use, through development incentives. • Connect Mixed Use areas to public facilities, including transit systems, and to the broader community. Mixed Use will be implemented through planned development zoning. The City will use design standards and other land use controls to achieve the desired outcomes. These design standards will be implemented through the planned development zoning process. At the present time, the Central Village, Apple Valley Transit Station, former Apple Valley Transit Station, and a small portion of Cobblestone Lake are designated "MIX". Zoning: The property is zoned Planned Development No. 703/zone 6. Identified uses in zone 6 include a wide variety of retail, Class I, II, and III restaurants, professional offices, educational tutoring services, convenience stores, apartments, and continuum of care facilities. The zoning ordinance defines a Class II restaurant as: 1. Carry -out and delivery restaurant where food is prepared for consumption off the premises only. 2. A fast food restaurant, which is an eating facility where a majority of the customers order food and are served at a counter and then take their food to a table, counter, outdoor seating area or off the premises for consumption. The food is either pre - prepared or quickly prepared and served with non -reusable food packaging and non - reusable utensils, plates and cups. Customers typically bus their own tables and 45% or more of the floor area is devoted to food preparation. Any eating facility with drive- through service shall be deemed a fast food restaurant. A Class III (neighborhood restaurant) is defined as an eating facility including bagel shop, sandwich shop, coffee house, lunch counter, delicatessen, ice cream shop where all of the following exist: 1. Restaurant does not exceed 2,500 square feet in size; 2. Hours of operation shall be limited to 6:00 a.m. to 11:00 p.m. daily; and 3. The restaurant does not serve foods which require the installation of a Type I ventilation hood, grease and smoke removing, as defined in the Uniform Mechanical Code. The City's "RB" (Retail Business) zoning district allows a Class I restaurant, and a Class III restaurant without a drive-through window, as permitted uses. A Class II restaurant is a conditional use in this zoning district. Drive-through window in conjunction with a Class III Neighborhood Restaurant is allowed as a conditional use in the "RB" zoning district, when the following requirements are met: 1. The City Council shall find that any noise, headlights, traffic volume and emissions from idling vehicles resulting from the operation of the window does not negatively impact surrounding residential and institutional uses. 2. The drive-through lane shall not impede or conflict with vehicular, bicycle or pedestrian traffic circulation on the site, as determined by the City Traffic Engineer. 3. When a neighborhood restaurant is located less than 1,000 feet from residential or institutional use, the City Council may restrict the hours of operation of a drive-through window to mitigate any adverse impacts caused by noise, headlights, traffic volume and emissions from idling vehicles. During the review of the zoning amendments and site plan/building permit authorization requests in 2017, concerns were raised regarding the impacts that an additional drive-through window would have on traffic in and around the proposed development. Because of this concern, the applicant was asked to do a traffic analysis and provide the findings to the City for review. A traffic memorandum was prepared by the applicant and reviewed by the City's traffic consultant. The memo also provided additional data in their review that included future development on lot adjacent to the south. They concluded that the intersections adjacent and near the proposed subdivision would have acceptable levels of service. They did indicate that if traffic to and from Pilot Knob Road were to back up on 158th Street West, consideration should be given to modifying the Emperor Avenue/158th Street West intersection from a full to a three-quarter or right in/right out intersection. Staff had no signification issues with their consultant's findings. The applicant submitted a revised traffic memo per staffs request that reflects the change in restaurant use from a Class II to a Class III coffee shop. The memo, which is attached, has been reviewed by the City's traffic consultant who concluded the following: 1. The changes in estimated trip generation are accurate based on the Institute of Transportation Engineers Trip Generation Manual, 10th Edition. 2. There is not expected to be any significant intersection capacity impacts based on the land use change, however, vehicular operations between Pilot Knob Road and Emperor Drive along 157th Street should be monitored after opening to determine if an access modification is necessary. A public hearing was on May 1, 2019. One comment was received from the public. That person, who is a tenant in the building where the applicant would like to put the Class III restaurant, commented that as a business owner he is excited to see a coffee shop at this location. No other comments were received, and the hearing was closed. BUDGET IMPACT: N/A ATTACHMENTS: Backgrouna iviaterial Background Material Area Map Comp Plan Map Zoning Map Site Plan Landscaping Plan Elevations CONSULTING ENGINEERING TRAFFIC FORWARD Technical Memorandum To: Ben Krsnak - Hempel Companies From: Max Moreland, PE Date: April 30, 2019 Re: Traffic Impact Memorandum - Cobblestone Outlot A Retail Purpose of Report and Study Objectives In October of 2017, Spack Consulting conducted trip generation forecasts for Outlot A of the Cobblestone Lakes retail area located at the southwest corner of the 157th Street/Cobblestone Lake Parkway intersection in Apple Valley, Minnesota. Those forecasts included a 3,000 square foot fast casual restaurant and 5,148 square feet of general retail. The purpose of this study is to compare the expected traffic for the site with that previous land use breakdown to a new land use breakdown. The new land use breakdown consists of a 2,000 square foot coffee shop with drive-thru and 6,500 square feet of general retail. This study will also forecast the anticipated traffic impacts to four of the surrounding intersections as well as includes a review of the site layout from a traffic perspective. Conclusions The changes in land uses represent a swap of a fast -casual restaurant for a coffee shop with drive-through and a change in the amount of retail space being provided. Using standard trip generation data, the expected changes with the new development compared to the previous development are: • An increase in raw daily (778) and raw peak hour trips (177 in the AM peak and 52 in PM peak). • A decrease in new daily (246) and new PM peak hour trips (3). • An increase in new AM peak hour trips (20). No significant operational impacts are anticipated for the surrounding roadways and intersections due to trips from this proposed development. One SE Main St #204, Minneapolis, MN 55414 888.232.5512 www.SpackConsulting.com Spack Consulting 2 of 5 Traffic Impact Memorandum Cobblestone Outlot A Retail Existing Site The proposed site is a retail center nearing completion on the southwest corner of the 157th Street/Cobblestone Lake Parkway intersection. The area is currently zoned PD -6, planned development, and the development site is surrounded by a variety of different land uses, including a big box store, small shop retail, full-service and fast casual restaurants, a preschool, apartments, a liquor store, a bank and a clinic. Trip Generation The traffic forecasts for the site are based on the data and methods published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. The ITE Trip Generation Manual is a compilation of traffic data for various land uses from existing developments throughout the United States. Table 1 presents the trip generation for both the current and former land use plans for the site. It should be noted only the raw trip generation is presented in Table 1, without reductions for pass -by or internal trips, to present a direct comparison of trip generation. Table 1— Raw Trip Generation Comparison Scenario Description (source) Daily Trips Entering Exiting AM Peak Hour Entering Exiting PM Peak Hour Entering Exiting 2017 Land Use Scenario Retail — 5,148 feet2 (ITE -814) 164 164 9 7 18 17 Fast -Casual Restaurant — 3,000 feet2 (ITE -930) 473 473 4 2 23 19 TOTAL 637 637 13 9 42 36 Current Land Use Scenario Retail — 6,500 feet2 (ITE -814) 206 206 12 9 23 21 Coffee Shop w/Drive-Thru — 2,000 feet2 (ITE -937) 820 820 91 87 43 43 TOTAL 1,026 1,026 103 96 66 64 Change in Site Trips with Current Plan 389 389 90 87 24 28 The raw trip generation shown in Table 1 can be divided among three types of trips — new, pass - by, and internal. Pass -by trips are those vehicles already on the roads which will stop at the development site in the future. For a coffee shop with a drive-thru, it is estimated that most of the trips to the site, 89%, will be pass -by trips. Internal trips are those vehicles within the site visiting multiple land uses. New trips represent traffic increasing the overall number of vehicles at the intersections. With that, the raw trip numbers shown in Table 1 do not correspond to the number of vehicles that will be added to surrounding roadways and intersections. Table 2 shows the new trips anticipated for the site for both land use scenarios. One SE Main St #204, Minneapolis, MN 55414 888.232.5512 www.SpackConsulting.com Spack Consulting 3 of 5 Traffic Impact Memorandum Cobblestone Outlot A Retail Table 2 — New Trip Generation Comparison Scenario Description (source) Daily Trips Entering Exiting AM Peak Hour Entering Exiting PM Peak Hour Entering Exiting 2017 Land Use Scenario Retail — 5,148 feet2 (ITE -814) 155 155 9 7 17 16 Fast -Casual Restaurant — 3,000 feet2 (ITE -930) 256 256 2 1 13 10 TOTAL 411 411 11 8 30 26 Current Land Use Scenario Retail — 6,500 feet2 (ITE -814) 200 200 11 9 22 21 Coffee Shop w/Drive-Thru — 2,000 feet2 (ITE -937) 88 88 10 9 5 5 TOTAL 288 288 21 18 27 26 Change in Site Trips with Current Plan -123 -123 10 10 -3 0 As shown in Table 1, the proposed change of land use with the inclusion of a coffee shop with drive-thru increases total raw daily traffic from the previous land use scenario. However, as mentioned previously, that comparison is presented without reductions for pass -by or internal trips. With the heavy pass -by percentage anticipated for a coffee shop, Table 2 shows the number of new trips to the area is similar between land uses. Intersection Impact Analysis To be able to see the impact of site trips on surrounding intersections, trips need to be distributed throughout the roadway network. A trip distribution pattern for the generated traffic going to and from the proposed development was included in the 2017 analysis. Without updated count information available, this pattern is still valid and is: i. 21% of the generated traffic to/from the north on Pilot Knob Road ii. 18% of the generated traffic to/from the east on 160th Street iii. 16% of the generated traffic to/from the south on Pilot Knob Road iv. 16% of the generated traffic to/from the west on 160th Street v. 15% of the generated traffic to/from the north on Cobblestone Lake Parkway vi. 10% of the generated traffic to/from the south on Cobblestone Lake Parkway vii. 4% of the generated traffic to/from the west on 155th Street Traffic generated by the site development was assigned to the area roadways per this distribution pattern. Intersection Impact Analysis Using the trip generation and trip distribution, new trips for the current land use plan were routed through the following intersections: • 157th Street & Emperor Avenue • 157thStreet & Pilot Knob Road One SE Main St #204, Minneapolis, MN 55414 888.232.5512 www.SpackConsulting.com Spack Consulting 4 of 5 Traffic Impact Memorandum Cobblestone Outlot A Retail • 157th Street & Cobblestone Lake Parkway • 158th Street & Cobblestone Lake Parkway Pass -by trips were also routed through the network. Pass -by trip origins/destinations are based on the available daily volumes and are assumed for this analysis to all be going to/from Pilot Knob Road, 160th Street and 155th Street. These trips are shown for the AM and PM peak hours in Figure 1. Figure 1— Peak Hour Site Trips with Current Land Use Scenario 0 47 000 AM Peak Hour r Tom 'f \ 4' •'+ 'y 21 0 25 mea - I c PM Peak Hour 0 06 SOT 0 0 0 4 24 - L 0 One SE Main St #204, Minneapolis, MN 55414 • 888.232.5512 www.SpackConsulting.com Spack Consulting 5 of 5 Traffic Impact Memorandum Cobblestone Outlot A Retail As seen in Figure 1, the highest volume increase for any intersection movement due to the site traffic is 47 vehicles making eastbound right turns at 157th Street & Emperor Avenue in the AM peak hour. That equates to an increase of less than one vehicle per minute for that movement. Based on these volumes, none of the surrounding intersections are anticipated to be significantly impacted by site traffic. Site Plan Review The current site plan for this development, which is attached, was reviewed from a traffic perspective. The following recommendations are made to improve site safety and circulation: • Sign the exit of the drive-thru as a do not enter area to signify the one-way operations. • The drive-thru for the coffee shop portion of the site is approximately 160 feet long. Assuming 20 feet per vehicle in a queue (to account for the vehicle length and space between vehicles), that would hold eight vehicles. Measurements of drive-thru queues conducted by Spack Consulting in 2018 and 2019 found an average maximum queue length of 9.6 vehicles for coffee shops. Based on the location of the drive-thru, there is expected to be enough stacking room in the drive-thru for much of the time, but queues may occasionally back up into the parking lot. If a large backup were to occur, only a few parking spaces for this site would be impacted with the majority of the site able to operate without being impacted. The southeastern parking lot for the proposed adjacent building would be temporarily blocked only during those peak maximum queues. • The pedestrian crossing near the drive-thru entrance is close to the trash enclosure. Proper sight lines will need to be maintained between approaching vehicles and the pedestrian crossing area to make for a safe crossing location. • Though it is part of the proposed adjacent site, the access on 158th Street is likely not needed from a capacity standpoint and may be used as a cut -through for vehicles heading to this site. With the close spacing to Emperor Avenue, it is recommended that site access not be included and the only site access be on Emperor Avenue. One SE Main St #204, Minneapolis, MN 55414 888.232.5512 www.SpackConsulting.com ww LU LU I. w E co0 v Iq so SO NI u s C 3 s 0 C 11 U 0 J ■ b'= LIAM Puo abo yop ,(oM „ 146 y __„ N U .r9M)IJed , =;s 9YP7 euo;sa/99o0 °Au 29868, oN "�aO ,ad luawasO poo, SS,S y uovlvloO 9llu8Ay JOJBdiu3 OFFLF9L 000 gad loa�aso� r,liw,vma oaysadu.uo MI Review Summary SIF No. 12795.00 To: From: Date: Subject: Brandon Anderson, PE, City Engineer City of Apple Valley Tom Sachi, PE, Associate Matthew Pacyna, PE, Principal May 10, 2019 Review of Traffic Impact Memorandum - Cobblestone Oudot A Retail Apple Valley, MN Introduction As requested, SRF has completed a review of the Traffic Impact Memorandum — Cobblestone OutlotA Retail document, dated April 30, 2019 completed by Spack Consulting. The proposed development is located in the southwest quadrant of the 157th Street and Cobblestone Lake Parkway intersection in the City of Apple Valley. The memorandum is an update to a previous study completed in October 2017. Since that time, land use changes have occurred. Therefore, review of the current memorandum identified the following questions and comments for consideration. Review Summary Based on our review, the following items were identified: Site Trip Generation/Distribution 1. The peak hour trip generation using the Institute of Transportation Engineers Trip Generation Manual, 90th Edition is accurate for both the previous and updated proposed land uses. As previously noted in a review of the October 2017 study, the ITE code for the retail portion is representative of a "variety store". Although ITE code 820, which represents a "general shopping center," may provide a more realistic description of the future land use, the overall trip generation is relatively similar and not expected to be an issue. A comparison of the site trip generation is shown in Table 1. Table 1: Site Development Trip Generation Comparison Land Use Type (ITE Code) Size A.M. Peak Hour Trips P.M. Peak Hour Trips In Out In Out Weekday Daily Trips 2017 Land Use Scenario Variety Store -Retail (814) 5,148 SF 9 7 18 17 328 Fast -Casual Restaurant (930) 3,000 SF 4 2 23 19 946 Total 13 9 41 36 1,274 Current Land Use Scenario Variety Store -Retail (814) 6,500 SF 12 9 23 21 412 Coffee -Shop (937) 2,000 SF 91 87 43 43 1,640 Total 103 96 66 64 2,052 Change In Site Trips +90 +87 +25 +28 +778 Percent Change in Site Strips +692% +967% +57% +78% +61% ONE CARLSON PARKWAY, SUITE 150 1 MINNEAPOLIS, MN 55447 1 763.475.0010 1 WWW.SRFCONSULTING.COM Brandon Anderson, PE, City of Apple Valley Review of Traffic Impact Memorandum — Cobblestone Oudot A Retail May 10, 2019 Page 2 2. While there is expected to be a significant increase in site trip generation, specifically during the a.m. peak hour, the majority of these trips are already traveling along the roadway network and do not represent the increase in overall area trips. 3. The pass -by percentages used for the previous land use Fast -Casual Restaurant and proposed Coffee Shop are accurate. It was noted that internal capture was accounted for, but a specific percentage is not identified. Based on calculations, it is estimated that a five (5) percent internal capture rate was used, which is reasonable. The changes in overall area trips are shown in Table 2. Table 2: Total Area Trip Generation Comparison Land Use Type (ITE Code) Size A.M. Peak Hour Trips P.M. Peak Hour Trips In Out In Out Weekday Daily Trips 2017 Land Use Scenario Variety Store -Retail (814) 5,148 SF 9 7 17 16 310 Fast -Casual Restaurant (930) 3,000 SF 2 1 13 10 512 Total 11 8 30 26 822 Current Land Use Scenario Variety Store -Retail (814) 6,500 SF 11 9 22 21 400 Coffee -Shop (937) 2,000 SF 10 9 5 5 176 Total 21 18 27 26 576 Change In Site Trips +10 +10 (-3) 0 (-246) Percent Change in Site Strips +91% +125% (-10%) 0% (-30%) 4. The overall changes in area trips is expected to be an increase of 20 a.m. peak hour trips, and a decrease of three (3) p.m. peak hour and 246 daily trips. While there is expected to be a significant percentage increase in a.m. peak hour area trips, this is due to the low magnitude of the previous trip generation and only represents an increase of 20 peak hour trips. 5. The directional distribution percentages are reasonable. Traffic Impact Analysis 6. The peak hour trips identified within Figure 1 of the Spack Consulting Report do not add up to the expected amounts identified within the trip generation table. The a.m. peak hour arrival trips are six (6) vehicles low, the p.m. peak hour arrival trips are two (2) vehicles high, and the p.m. peak hour departure trips are three (3) vehicles high. These discrepancies may be attributed to rounding error within the analysis program and are not expected to change the analysis results. 7. The increase in a.m. peak hour vehicles due to the coffee -shop is not expected to be an issue due to the relatively low background volume associated with the existing land uses nearby. 8. There is expected to be an additional 24 entering and 28 exiting trips during the p.m. peak hour when side -street delays on Emperor Avenue are expected to operate near the LOS D/E threshold under existing and year 2020 build conditions, as noted during the previous review. Side -street delays of this magnitude are generally considered acceptable and do not necessitate mitigation. Brandon Anderson, PE, City of Apple Valley Review of Traffic Impact Memorandum — Cobblestone Outlot A Retail May 10, 2019 Page 3 9. However, if queues from Pilot Knob Road regularly impact operations at Emperor Avenue, safety issues develop, and/or side -street delays increase further, potential modification to a three-quarter or right-in/right-out access should be considered. Site Plan Review 10. The review of the proposed site plan by Spack Consulting adequately addresses the issues identified on the site plan. Additional Outlot A Development 11. As noted on the site plan, there is the potential an additional 5,000 square foot retail development could be constructed on the southern portion of the site. An additional 5,000 square foot development would generate an additional five (5) trips during the a.m. peak hour, 10 trips during the p.m. peak hour, and 170 daily trips, assuming a general retail land use (ITE Code 820), in addition to the trip generation noted in the Traffic Impact Memorandum — Cobblestone Outlot A Retail document. 12. Under the site plan review, the access through the additional Outlot site is noted that it is not necessary. If this access is removed, the parking lot should be designed in a way to allow for the vehicles parked in the southwest corner of the site to back out into a hammerhead area to ensure they can drive forward within the parking lot aisle. 13. If the driveway off 158th Street is to remain, an alternative to consider would be to move the building in Lot 2 to the east so that the driveway aisle is located further away from Emperor Avenue. Additionally, this site reorientation could move the east parking for Lot 2 and reduce conflicts with the drive-thru lane. Conclusions and Recommendations 14. The changes in estimated trip generation are accurate based on the Institute of Transportation Engineers Trip Generation Manual, 90th Edition. 15. There is not expected to be any significant intersection capacity impacts based on the land use change, however, vehicular operations between Piot Knob Road and Emperor Drive along 157th Street should be monitored after opening to determine if an access modification is necessary. _ATEED1 'EAMES WAY EDDINGTON,WAY' 0 zo- 0 0 % 11 11. 1 co' -J :111 160TH ST W. $ BSLESTONE LAKE PKWY'ThS. goo 5 Mr: etocROFT 3 c) rn 7 PD1 -703 ZONING ZONING AMENDMENTS REQUEST e 155TH ST W EDD111. Y CREEK W4Y Ai it. ik.ti._ �~ as i `a a COBBLESTONE LAKE P f59TH ST, W _ PD -703 ZONING ENDMENTS REQUEST "PD 703/Zone 6"(Planned Development) 2 50, • 3 6 = 0 4 9 6 9 P,t — 1 gt, _ 9F 9 2 1 3 9 69 5 3 7 96 -------- "'TT— • 6960,5, , pun /f41)iJ16'cjd aye7 uolselqqao . i 111111111 s„ T LT, ..tk fi SO, • enuenv xuadwg DECIDUOUS TREE PLANTING DETAIL MRS SHRUB PLANTING DETAIL Wb g PERENNIAL PLANTING c7,14 ifehoped ye7 ow/so/woo 7 L_ 817419.hp, 10.10(1W3 Mt et.. • +mg CD OUVA313 acietaix3 CD • P a =11Z1 7:72 L''`Z WA'J iddV 0 0 • MIN MI= 1E1• mum MUM MIN NEM „ 4 7.4.11tra. .P4 .11414, 3N iflID1LpH3V •ei r 53A110.3dS.Wd 11.1.11.111111•111,4,..„_7 Ad I I VA 9lddV I. • • ' ) I 11: • co f )NI Hra •*0 NVld 1.11.1.111111.1•11====,„..,=.... 11V13H A211VA 3lddV 004 ..0. 04400 0001. 440 App ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 6.A. May 15, 2019 Other Business Description: Ulrich Property Redevelopment Sketch Plan Staff Contact: Thomas Lovelace, City Planner Department / Division: Community Development Department Applicant: United Properties Project Number: PC19-10-XX Applicant Date: 5/1/2019 60 Days: 120 Days: ACTION REQUESTED: No official action is needed. The developer wishes to receive feedback concerning the proposed project. It is recommended that the Planning Commission not state specifically whether or not they would approve or deny the request, but rather, identify the specific zoning questions or issues they might have with the proposed project. SUMMARY: United Properties has submitted sketch plans for property located at the northeast corner of Pilot Knob Road (CSAH 31) and McAndrews Road (CSAH 38). They are proposing a four- story/96-unit Applewood Pointe senior cooperative and 12 townhomes. The senior cooperative would be a for sale product with average home sizes of 1,550 sq. ft. The proposed co-op development is expected to be part of United's Applewood Pointe portfolio. They have 12 communities, which are located in Bloomington, Champlin, Maple Grove, Minnetonka, New Brighton, Roseville, Shoreview, and Woodbury; and three future cooperatives located in Champlin, Maple Grove, and Eagan, scheduled to open in 2019. The developer has not indicated if the townhomes will be marketed to seniors or the general public. The site is adjacent to the Valleywood Golf Course to the north and east, single- family residential to the south, and Lebanon Hills Regional Park/Camp Sacajawea to the west. The 10.93 -acre property is currently guided "MIX" (Mixed Use) and zoned "M -6A" (Multi - Family Residential/6-12 units per acre), which allows for 6-12 units per acre. Approximately 1.93 acres of the site is right-of-way for the two county roads. That leaves approximately nine acres of developable land. The proposed density of the United project is 12 units per acre, which is in conformance with current zoning. As you can see from the attached plans, approximately 3/4 of cooperative building will be 4 stories. Buildings greater than three stories is not currently allowed in the "M-6" zoning district. They are currently allowed as a conditional use in the "M-8" (Multi -family Residential/12-24 units per acre)zoning district, when located adjacent to or within the central business district, and in some "PD" zoning districts. Access to the property is via a driveway currently off Pilot Knob Road. The sketch plan shows future access from both Pilot Knob Road and McAndrews Road. The two roads are under the jurisdiction of Dakota County and the proposed plan has been reviewed by its Plat Commission. Their comments are included in the attached letters. They indicate that providing the desired access to the site from the adjacent county roads will be a challenge. The property is currently unplatted. Subdivision of the property will be required to create lots of record for the proposed buildings. This will also require the dedication of 75 feet of right-of-way for both of the county roads. The internal roadway will likely be private. A pond is proposed at the southwest corner of the site. This pond will be used for collecting storm water generated from this property as well as an amenity for the development project. The site plan show trails and sidewalks adjacent to the ponding area, behind the senior co-op building and along both sides of the internal street. They show these pedestrian elements making connections to future trails along Pilot Knob Road and McAndrews Road. The applicant did not submit any elevation drawings with their sketch plan proposal. Staff has provided photos of the Bloomington Applewood Pointe complex and a rendering of the Eagan cooperative for your review. These photos and rendering should give the Commission an idea of what the proposed building may look like. BACKGROUND: Comprehensive Plan: The subject property is currently guided "MIX" (Mixed Use) on the 2030 Comprehensive Plan Land Use Map. Mixed use areas contain a mix of retail and service business, office, institutional, medium and higher density residential, public uses and/or park and recreation uses. The uses may be mixed vertically (in a common structure) or horizontally (in a common site or area). Among the objectives for Mixed Use areas are: • Organize land use in a compact and walkable environment. • Set standards for private development and public improvements that produce enduring quality and enhance the character and identity of Apple Valley. • Encourage parking strategies that support greater intensity of use. • Integrate green/open space and trails into "Mixed Use" areas. • Improve environmental conditions, such as water quality and energy use, through development incentives. • Connect "Mixed Use" areas to public facilities, including transit systems, and to the broader community. "Mixed Use" will be implemented through PD zoning. The City will also use design standards and other land use controls to achieve the desired outcomes. The draft 2040 Comprehensive Plan is proposing re -designating the property from "MIX" to "HD" (High Density Residential). High Density Residential areas include multiple -family structures (apartments and condominiums) at densities greater than twelve units per acre to the extent allowed by the zoning ordinance. Developments with densities of up to 40 units per acre are allowed in the areas within and adjacent to the downtown if certain performance standards in the zoning code are met. This designation fits with M-7, M-8 and PD zoning districts to the extent allowed when considered with parking, infiltration, lot coverage, and building setbacks. Zoning: The property is currently zoned "M -6A" (Multi -Family Residential/6-12 units per acre). This zoning district classification is intended for "medium density" in the comprehensive guide plan, where a moderately high density of townhouse or apartment dwelling units are expected. The existing zoning is inconsistent with the current and proposed Comp Plan designations. The applicant would like to construct a four story senior cooperative building on the site. Three stories is the maximum number allowed in the "M-6" zoning district. The zoning code allows four-story multi -family residential buildings in the "M-8" zoning district, when located adjacent to or within the central business district and in the Central Village and Cobblestone Lake planned development zoning districts. If this project moves ahead as proposed, the applicant may want to consider a rezoning to a planned development. The zoning 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. This would allow some creativity and flexibility in the design than what is provided under the strict application of the zoning code. Site Plan: The site plan shows a 3-4 story senior cooperative building, located along the east and north side of the property, and twelve townhouse units and storm water ponding area in the southwest corner of the parcel. Access to the buildings will be via a private street that will intersect with Pilot Knob Road (CSAH 31) and McAndrews Road (CSAH 38). Preliminary review by the Dakota County Plat Commission has concluded the following: • Both accesses do not meet the County's access spacing guidelines. • Any proposed access should be located farthest from the CSAH 31/38 intersection and as close as possible to the existing north and east property lines. • The best access location would be along CSAH 38, but due to safety and inadequate sightlines, and inability to restrict access with a median, this access would not function well. • A restricted access would be allowed on CSAH 31, but would require relocation of the proposed access to the north and extension of the existing median. The applicant is proposing 100 parking garage stalls and 60 surface parking spaces for the 96 -unit senior co-op complex. This would equate to a parking ratio of 1.6 stalls per dwelling unit. The zoning code requires a minimum of one and one-half parking spaces and one garage space per unit for multiple dwellings. However, upward or downward revisions may be required at the time of site plan review based on the accessibility of the open parking spaces to all tenants and guests of the multiple dwelling complex. Garage (enclosed) parking spaces shall be required in addition to the surface spaces and shall be provided at the rate of one space per apartment unit and two spaces per townhouse unit. Garage spaces must be either underground or attached to the multiple -residential structure. During the past several years, the City has granted parking ratio reductions for senior only residential developments, similar to what is being proposed for this project. Staff would recommend that the City's minimum parking requirements be enforced for the townhomes. The site is wooded and any development will require that the applicant prepare a tree inventory of all significant trees on the property. The survey shall identify the size, species, condition and location of each significant tree. They will need to identify the all the significant trees to be removed or lost due to land disturbing activity. They shall be required to identify the number, type, size and location of all replacement trees and trees to be preserved. BUDGET IMPACT: N/A ATTACHMENTS: Background Material Background Material Background Material Location Map Comp Plan Map Comp Plan Map Zoning Map Plan Set Background Material Background Material PROJECT REVIEW Existing Conditions Property Location: 12444 Pilot Knob Road Legal Description: The southwest 11.93 acres of the South 1/2 of the Northeast 1/4 of Section 13, Township 115, Range 20 Comprehensive Plan Designation "MIX" (Mixed Use) Zoning Classification "M -6A" (Multiple Family Residential/6-12 units per acre) Existing Platting Unplatted Current Land Use Single-family residential Size: 10.93 acres Topography: Gently rolling Existing Vegetation Mature trees along the north and south side of the property Other Significant Natural Features None Adjacent Properties/Land Uses NORTH Valleywood Golf Course Comprehensive Plan "P" (Parks and Open Space) Zoning/Land Use "PD -168" (Planned Development) SOUTH Hunters Ridge Neighborhood Comprehensive Plan "LD" (Low Density Residential/2-6 units per Acre) Zoning/Land Use "R-3" (Single Family Residential/11,000 - sq. ft. lot min.) EAST Valleywood Golf Course Comprehensive Plan "P" (Parks and Open Space) Zoning/Land Use "PD -168" (Planned Development) WEST Camp Sacajawea Comprehensive Plan "P" (Parks and Open Space) Zoning/Land Use "P" (Institutional) 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 March 8, 2019 City of Apple Valley 7100 147th Street W. Apple Valley, MN 55124 Re: MCANDREWS AND PILOT KNOB The Dakota County Plat Commission met on March 4, 2019, to consider the concept plan of the above referenced plat. The plat is adjacent to CSAH 38 (McAndrews Rd.) and CSAH 31 (Pilot Knob Rd.), and is therefore subject to the Dakota County Contiguous Plat Ordinance. The right-of-way needs along CSAH 31 and CSAH 38 are 75 feet of half right of way for a future four -lane divided roadway. The access spacing guidelines are 1/4 mile (1320 feet) spacing for full access and 1/8 mile (660 feet) spacing for restricted access locations. The access spacing for the proposed accesses are shown as 575 feet on CSAH 38 and 343 feet on CSAH 31. Both accesses do not meet the access spacing guidelines of 1/4 mile for full access and do not meet access spacing guidelines of 1/8 mile for restricted access. Currently, CSAH 31 and CSAH 38 do not include medians at the proposed access locations. The Plat Commission noted that any proposed access to this site should be located farthest from the CSAH 38/CSAH 31 intersection and nearest to the existing property lines, as possible. As discussed, there are challenges in providing sufficient access to this site including the topography of the site, the vertical profile and sight lines along CSAH 38, no existing medians on CSAH 38, inadequate access spacing, and providing appropriate access in all directions for drivers exiting the site. The best location for access would be on CSAH 38 due to the lower ADT; however, due to safety and concerns of inadequate sight lines along with the inability to restrict access with a median, this access location would not function safely today, until the intersection of CSAH 38/CSAH 31 was reconstructed. Further field evaluation of the sight lines on CSAH 38 should be completed on CSAH 38 to verify. A restricted access location would be allowed on CSAH 31 but would require relocation of the proposed location to the north and extension of the existing median. The Ordinance requires submittal of preliminary and final plats for review by the Plat Commission before a recommendation is made to the County Board of Commissioners. Traffic volumes on CSAH 38 and CSAH 31 are 8,800 ADT and 20,500 ADT, respectively, and are anticipated to be 13,000 ADT and 32,000 ADT by the year 2030. These traffic volumes indicate that current Minnesota noise standards for residential units could be exceeded for the proposed plat. Residential developments along County highways commonly result in noise complaints. In order for noise levels from the highway to meet acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and other noise mitigation elements should be incorporated into this development. No work shall commence in the County right of way until a permit is obtained from the County Transportation Department and no permit will be issued until the plat has been filed with the County Recorder's Office. The Plat Commission does not review or approve the actual engineering design of proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to restrict or limit Dakota County's rights with regards to Dakota County rights of way or property. The Plat Commission highly recommends early contact with the Transportation Department to discuss the permitting process which reviews the design and may require construction of highway improvements, including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please contact Butch 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: c O L v 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 April 8, 2019 City of Apple Valley 7100 147th Street W. Apple Valley, MN 55124 Re: MCANDREWS AND PILOT KNOB The Dakota County Plat Commission met on April 1, 2019, to consider the concept plan of the above referenced plat. The plat is adjacent to CSAH 31 (Pilot Knob Rd.) and CSAH 38 (McAndrews Rd.), and is therefore subject to the Dakota County Contiguous Plat Ordinance. The right-of-way needs along CSAH 31 and CSAH 38 are 75 feet of half right of way for a future four -lane divided roadway. The access spacing guidelines are % mile (1320 feet) spacing for full access and 1/8 mile (660 feet) spacing for restricted access locations. The access spacing for the proposed accesses are shown as 575 feet on CSAH 38 and 343 feet on CSAH 31. Both accesses do not meet the access spacing guidelines of 1/4 mile for full access and do not meet access spacing guidelines of 1/8 mile for restricted access. Currently, CSAH 31 and CSAH 38 do not include medians at the proposed access locations. The Plat Commission noted that any proposed access to this site should be located farthest from the CSAH 38/CSAH 31 intersection and nearest to the existing property lines, as possible. As discussed, there are challenges in providing sufficient access to this site including the topography of the site, the vertical profile and sight lines along CSAH 38, no existing medians on CSAH 38, inadequate access spacing, and providing appropriate access in all directions for drivers exiting the site. The best location for access would be on CSAH 38 due to the lower ADT; however, due to safety and concerns of inadequate sight lines, along with the inability to restrict access with a median, this access location would not function safely today, until the intersection of CSAH 38/CSAH 31 was reconstructed. A field evaluation for sight lines was completed on CSAH 38 and also showed inadequate sight lines and safety concerns. A restricted access location would be allowed on CSAH 31 but would require relocation of the proposed location to the north and extension of the existing median. The Ordinance requires submittal of preliminary and final plats for review by the Plat Commission before a recommendation is made to the County Board of Commissioners. Traffic volumes on CSAH 31 and CSAH 38 are 20,500 and 8,800 ADT, respectively, and are anticipated to be 32,000 and 13,000 ADT by the year 2030. These traffic volumes indicate that current Minnesota noise standards for residential units could be exceeded for the proposed plat. Residential developments along County highways commonly result in noise complaints. In order for noise levels from the highway to meet acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and other noise mitigation elements should be incorporated into this development. No work shall commence in the County right of way until a permit is obtained from the County Transportation Department and no permit will be issued until the plat has been filed with the County Recorder's Office. The Plat Commission does not review or approve the actual engineering design of proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to restrict or limit Dakota County's rights with regards to Dakota County rights of way or property. The Plat Commission highly recommends early contact with the Transportation Department to discuss the permitting process which reviews the design and may require construction of highway improvements, including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please contact Butch McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding Plat Commission or Plat Ordinance questions at (952) 891-7070. Sincerely, ntoe Todd B. Tollefson Secretary, Plat Commission c: Bryan Schlief, Pope Architects Robert Howard, Pope Architects Alex Hall, United Properties ULRICH PROPERTY LOCATION MAP CURRENT COMPREHENSIVE PLAN DESIGNATION PROPOSED 2040 COMPREHENSIVE PLAN DESIGNATION "HD" (High Density Residential) R-5 M SITE R-1 PD -16B Velleywcod Municrpel CC ! ,r 1 ,I r I !' ;•s* I $ at 1_ t I T it _L. 45.1.1{0.1.111/11 • 111 n 5 ,f122i ce 0906 BOND i0 60 299 2.0V,01,,PS I ; h 4 .01 1 • POW, 2_ 1 c.o.:L.1,i . : t,-' .!i1:' :!',:i:,iiiFI':•.' :i1i':i 111i,, 4 : '. -r1:M ' /.I l -a! - ii 7 , i 1 . ! : I iiw g t4i*; i : ; F .. rAr UNITED PROPERTIES W 1- a McAndrews and Pilot Knob W In ©VOd BONN 1011d SO w 0 r>' tfi wOR w we w zap ,u9` - 3 along McAndrews Road 1- Z 0 (f] w t 0 C Cn C_ 0 0 SITE SECTION B 0 0 McAndrews and Pilot z 2 TN y 7 a r„ n ren grOh -NN r ; c Al Z.111 iN2=1-4171=111W. • •,••' • •N L OKIN NoRTHc-IcT Ni • BM MCANOR W 2,1 . a cAnerews and Pilot Kn.', UNITED PROPERTIES VIEW FROM #3 GREEN LOOKING SOUTH 0 VIEW FROM #3 FAIRWAY LOOKING SOUTH 0 c 0 c ro U) a) D 31NIOd C7OOM31ddV NOIDNIVJ0019 lava 7:317,7„": mama v,, Lamp 31NIOd GOOM31ddV NOIDNIIA10019 le 144'-teA sLii3Ot,_°""rm9111_, tirce,N, • nriIlL 31NIOd 000M31dcW NOIDNIIA10018 3 .NIOd 000M31ddli NOIDNIUV0018 3lNIOd 000/1A31ddV NOIDNIV110018 d ... •.•• .•• Apple., Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 6.B. May 15, 2019 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 SUMMARY: Next Planning Commission Meetings: Wednesday, June 5, 2019 - 7:00 p.m. • Public hearing applications due by 9:00 a.m. on Wednesday, May 8, 2019 • Site plan, variance applications due by 9:00 a.m. on Wednesday, May 22, 2019 Wednesday, June 19, 2019 - 7:00 p.m. • Public hearing applications due by 9:00 a.m. on Wednesday, May 22, 2019 • Site plan, variance applications due by 9:00 a.m. on Wednesday, June 5, 2019 Next City Council Meetings: Thursday, May 23, 2019 - 7:00 p.m. Thursday, June 13, 2019 - 7:00 p.m. BACKGROUND: N/A BUDGET IMPACT: N/A