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HomeMy WebLinkAbout12/18/2019••• •••• Apple II Valley Meeting Location: Municipal Center 7100 147th Street West Apple Valley, Minnesota 55124 December 18, 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 December 4, 2019, Regular Meeting 4. Public Hearings A. Apple Valley Commercial Center - PC 19 -20 -SB Consider Subdivision by Preliminary Plat and Site Plan Review/Building Permit Authorization for Construction of a 117,000 sq. ft. Multiple Tenant Flex -Industrial Office/Warehouse Building Location: Southwest Corner Johnny Cake Ridge Road and 147th Street Petitioner: Scannell Properties #281, LLC and Menard, Inc. 5. Land Use / Action Items A. Applewood Pointe - PC19-10-ZSB Consider Rezoning, Subdivision and Site Plan/Building Permit Authorization to Allow for 3-4 Story/98-Unit Senior Condominium and Seven Townhomes on 10.9 Acres - Removed from Agenda Location: 12444 Pilot Knob Road Petitioner: United Properties 6. Other Business A. Review of Upcoming Schedule and Other Updates Next Planning Commission Meeting - Wednesday, January 15, 2020 - 7:00 p.m. Next City Council Meeting - Thursday, December 26, 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 l App Valil ley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 3.A. December 18, 2019 Consent Agenda Description: Approve Minutes of December 4, 2019, Regular Meeting Staff Contact: Joan Murphy, Department Assistant Department / Division: Community Development Department ACTION REQUESTED: Approve minutes of regular meeting of December 4, 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 DECEMBER 4, 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, Jodi Kurtz, Paul Scanlan and David Schindler. Members Absent: Staff Present: City Attorney Sharon Hills, Civil Engineer Jodie Scheidt, Community Development Director Bruce Nordquist, City Planner Tom Lovelace 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 Diekmann, approving the agenda. Ayes - 7 - Nays - 0. 3. CONSENT ITEMS MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan, approving the minutes of the meeting of November 6, 2019. Ayes - 4 - Nays - 0. Abstained — 3 (Diekmann, Kurtz and Schindler) MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan, approving the 2020 Planning Commission regular meeting schedule. Ayes - 7 - Nays - 0. 4. PUBLIC HEARINGS A. Apple Valley Golf Course Comprehensive Plan Amendments — PC19-09-P Chair Melander opened the public hearing at 7:07 p.m. City Planner Tom Lovelace stated although it is the policy of the Planning Commission not to act on a public hearing item the night of the public hearing, staff is recommending that the Commission consider a request for an amendment to the City's Comprehensive Land Map re -designating approximately 23 acres of land from "PR" (Private Recreation) to a low density residential designation with a density range that is lower than the "MD" (Medium Density Residential/6 to 12 units per acre). CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 4, 2019 Page 2 of 8 The site, located at the northwest corner of 140th Street West and Garden View Drive, is currently a nine -hole executive golf course. Adjacent uses include single-family residential to the north, single- family, two-family and multi -family residential to the west and south, and multi -family to the east. The "PR" designation was created as part of the 2030 Comprehensive Plan Update to recognize the current use of the subject property as a privately owned public golf course. This is the only property in the city with this designation. Staff is requesting that the Commission consider one of two possible re -designations. The first would be to re -designate the property to "LD" (Low Density Residential). The Comprehensive Plan describes the "LD" designation as areas in the city with primarily single-family, detached dwellings. Low-density neighborhoods benefit from a variety of services and institutions, including parks, playgrounds, schools, religious institutions, and appropriate -scale commercial. A system of safe and well-designed sidewalks and trails is essential to connect with schools, parks, downtown, and other destinations in the community. A variety of housing types may be built in Low Density Residential areas including single-family detached dwellings, duplexes, twin homes, townhomes, and other types of attached housing at densities of 2-6 units per acre. The second designation the Commission is asked to consider is "LDF" (Low Density Flex). Low Density Flex is a special residential designation for properties within an established neighborhood whose current use may be discontinued or is vacant. The "LDF" designation would permit the existing use to continue with the understanding that the future use would consist of residential dwellings that are compatible to and complement the character of the surrounding residential uses, while taking into consideration the development opportunities and the constraints of the property. A variety of housing types may be built in "LDF" areas including single-family detached dwellings, duplexes, twin homes, townhomes, and other types of attached housing at densities of 3-8 units per acre. Preferred zoning for a "LDF" area would be a planned development, which would allow for a more creative and efficient use of the property, flexibility of the distribution of the overall density and the intensity of land uses. Three wetlands are located on the site as well as mature vegetation established as part of the development of the golf course. Any future development on the site would need to adhere to applicable regulations related to wetland management and tree removal and replacement. An 80 -foot wide pipeline easement bisects the property. The location of this utility will impact any development as it is generally understood that uses over a pipeline easement are restrictive and no buildings or landscaping shall be placed within an easement of this type. Commissioner Burke inquired if abutting property includes across the road. Mr. Lovelace answered that it does not and that it includes only what directly abuts the property. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 4, 2019 Page 3 of 8 Commissioner Scanlan asked, for the benefit of the audience, an explanation of what a planned development is. Mr. Lovelace explained it is typical zoning with performance standards that are set, setbacks are set and that a planned development can be a little bit more flexible by massaging the setbacks and area performance standards to allow for a different type of development but still getting the same feel. Chair Melander asked if this would allow townhomes and when speaking of 8 units/acre it is really 8 times the number of acres of usable land for development. Mr. Lovelace said comprehensive plan designation is what you can do as far as future planning on the site. The designation of low density or low density flex tells you what can be done on this land up to so many acres. Then the zoning takes over and the zoning dictates regarding lot area requirements and so forth. Jon Kotek, 13583 Hollins Ct, commented he does not have a real big problem with this other than that little area off of Hollins Ct so it is not something too large there and does not want to see it bumped up to 9 or 10 units/acre. Brad Blackett, 457 Reflection Rd, asked about the abutting properties that are an easement. Mr. Lovelace answered that they are part of the 23 acres. Mr. Blackett inquired if that easement area makes it abutting or not. Mr. Lovelace said they still consider it adjacent to the single-family homes and said it was the understanding to get all the property together. Mr. Blackett said he was just trying to protect the homeowners and asked if under the current institutional if it is possible to do a planned development under that classification. Mr. Lovelace said under private recreation designation somebody could continue to operate a golf course. Mr. Blackett asked why it comes through in the Comp Plan as private recreation and asked if it was just a coincidence that it fell through from the previous Comp Plan version. He read excerpts from the City's Comp Plan and believes the low density flex has the potential to respect some of the 12 points of the Comp Plan. He believes the water runoff mainly affects the area closest to Garden View Drive and would like staff to work with a future developer to expand the capacity of the wetlands to help infiltrate additional runoff before it overwhelms existing holding ponds. Mike McGettigan, 8589 — 136th Ct, asked if the wetlands could be moved slightly. Mr. Lovelace replied that there are opportunities within the guidelines through the state. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 4, 2019 Page 4 of 8 Mr. McGettigan understands the pipeline cannot be moved. When he walks around the property he does not think the height of 35 feet is consistent with the current housing and believes the townhomes on the east side of Garden View Drive are less than 35 feet high. He referenced the handout regarding the phrase "the Met Council may raise concerns that future low density housing may be inconsistent with projected household growth of Apple Valley to 2040", and asked if the Met Council has pushed back in the last 3 years on any reclassification of designations in Apple Valley. Community Development Director Bruce Nordquist commented if there had been any requests in re -designation through the Comp Plan process it has typically been to modify to increase density not decrease density. They encourage medium density and high density responses. Mr. McGettigan has a concern of a developer trying to change the wetlands and filling the site with as much as can be with a full 68 units and they would make that work to their advantage and adjust things as needed. He would like to see the site be low density. Chair Melander commented the difference from low density versus low density flex, if it were built out to the maximum, is 51 units versus 68 units which is 17 units across 8 acres of the 23 acres. Mr. Lovelace said he would need to check the wetland requirements but understands there should be no net loss when the ponds are changed or massaged that would be appropriate but they cannot be filled. Jon Kotek, 13583 Hollins Ct, said if you move a 1 -acre wetland you must create a 2 -acre wetland someplace else. Mr. Lovelace replied that is if you move a wetland but if it stays and you massage a wetland, then it is 1 to 1. Peter Coyle, representing the Watrud family, the owners of the Apple Valley Golf Course, said it is the City's application to amend the Comprehensive Plan and not the Watrud's application. They do not support the application as it was submitted. He finds it disappointing that it was not received better through this process up to this point. He appreciates the fact that staff thought the medium density approach that the Watrud's were prepared to accept was a reasonable way to use the property given its challenges. It did get some support on the Planning Commission but did not get enough support. The Watrud family has owned the property for many years and operated a golf course for half a century as a service and resource to the community and their sincere request to do something reasonable with their property has not been recognized as fair and appropriate. It is the City's process. State Law gives the City very broad authority under its comprehensive planning statute to designate individual uses of property irrespective of what a landowner might use. He believes there is a need to apply the standards. Referred to Applewood Pointe and it being high density. When this project came before there were all kinds of policy reasons why this could not be done. It did not have transit service, not close to other services and not in the urban core. All those policies that were so important 4 or 5 months ago just seemed to disappear based on his observation and were not so important anymore. It appears to him an arbitrary treatment of two similar CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 4, 2019 Page 5 of 8 properties that does not make much sense. He said the application before you is putting so many bells and whistles on the low density flex designation that they would be left with something less than low density anyway. Concerns such as the height restrictions and placing something next to low density. The site has challenges and by the time you meet those challenges against the policies of the City's Comprehensive Plan application would impose, you essentially are left with a low density application and respectfully they do not think that is economically viable and they do not think the City would have met its obligation to provide a reasonable economic use of the property for Mr. Watrud. So based on that they think this is not the right solution and they encourage the City to do more to try make better use of this property along the lines of what has been proposed previously by the Watrud family. John Ritter, 1709 Victoria Lane, Burnsville, commented he has seen phosphorus put on this property and something is going to happen there. There are wetlands, this is a bad situation and phosphorus is a big destruction to our lakes. Kathy Lundin, 13531 Hollins Ct, thanked the Commission for standing firm on the decision that medium density housing was inappropriate for the golf course land. She compared the development to Applewood Pointe and said they have homes directly on the golf course and Applewood Pointe does not have homes right there against that development. Homes they invested in and hope one day to sell. Thinks what the Planning Commission decided was 3-6 units/acre but even with 8 units/acre is better than high density. Vickie Loher Johnson, 8907 — 138th Street Ct, asked if a planned development would prevent the need to fill in a wetland. Mr. Lovelace said he would need to look at the requirements. Ms. Loher Johnson questioned the LDF (low density flex) definition and asked what "other types of attached housing" could mean 3-8 units/acres. Mr. Lovelace answered townhomes and condominiums but would likely look like a townhome. Nancy Dostal, 8804 — 140th Street Blvd, commented that she does not see the legal aspects that the city has responsibility that the owner sells this property as a profit. She had concern for the 6 single family homes that directly face the golf course and that 140th Street is considered a buffer street but she would not call that a buffer looking at it every day. She is concerned that it says the higher density would be established along 140th Street and asked if the single family homes along there could be considered adjacent to the golf course property just like the other houses along the golf course. Her concern was for them to be considered differently. Commissioner Diekmann asked Ms. Dostal if the city should be more concerned about her property or the golf course property. Ms. Dostal replied they should be concerned about both. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 4, 2019 Page 6 of 8 Jim Schiffman, 8680 — 135th Street, commented there has been a lot of talk about the city and developer working together and there is nothing about the residents. He feels all three should work together. He inquired about the easements when this would go to a planned development and thinks there will be issues with the old pipeline. He believes corrosive soils could eat the pipe away. Chair Melander commented that the Met Council has a hand in there too and this has been an awkward application with no plans to look at but they have been as respectful as they can. Harvey Henjum, 481 Reflection Rd, asked what happens to the residual property that cannot be built on. Chair Melander said the pipeline and wetlands are protected by law and the suitable land to be built on could be about 8 acres. Mr. Lovelace said this is not a zoning. It is a land use designation and then it will come back to zoning later when the lots and blocks will be established. He said the city is not the developer and that someone else will come in. Dustin Hammond, 13921 Holyoke Path, asked if low density flex is approved what are the assurances that they do not get things that are zoned medium density inside of this when they look at this as a whole. He was confused on the 23 acres with only 8.5 acres to rezone and was concerned if the density may be increased. Chair Melander said any acre cannot be more than 8. Mr. Hammond referenced the comment from the landowner's attorney that it does not make economic sense. He believes that argument is null and void. We should not be looking for something that necessarily makes economic sense but should be look at something that is the best value for the city. The best value for the city includes the water, the air and the community around it and not try to stuff as many units on it as you can. It is not the value of this property. He added it was in the owner's best interest to not try to sell the property 10 years ago. Kim Reagan, 8790 — 135th Street, understands the owner needs to sell but takes offense to the comment by the landowner's attorney that if the rules are so restrictive that the reasonable economic use is not possible, that's a taking. She feels that with the flex plan they are being told it is still not good enough. She said they should go back to what they voted for several times and suggested to stick with just low density. Commissioner Schindler said he is comfortable with either low density or low density flex and said it is the property owner's right to do what is best for them and to fight for what they feel they need. He has no problem with them coming in because that is what their job is and they are trying to maximum their investment. He appreciates this has been a golf course for a long time. Things change and economics change. It is not the Commission's responsibility to deal with the economics and that is why they do not. The Commission comes to a conclusion what is best for the city and obviously they feel low density or low density flex is best for the city. The landowner has every CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 4, 2019 Page 7 of 8 right to disagree with that and he has no problem with that. He thinks this is a good compromise, not looking at it from an economic stand point. He thinks it would fit in well and feels if it is a planned unit development, you would have the ability to design and believes there will be lots of land that will not be developed out of the 23 acres. He is very comfortable with either of these options. Commissioner Scanlan commented that these types of development are always difficult with an established parcel of land and the community has grown up around them. They try to sit back and balance the needs of the property owner and the city and yet be respectful of the surrounding community and how that is going to affect them. The city and the Planning Commission try very hard to find compromise and find the best balance among all the parties and we have successfully done that for a long period of time. He believes either of these options would be something that could be workable and the additional flexibility that the low density flex had could help with the difficulties that the property presents and giving some flexibility and how to move forward on it and the planned development will also assist in the fine tuning of those difficulties. Commissioner Diekmann said he struggles with this and is not in favor of limiting this to just low density. He believes medium density could work at this site. He said we have already restricted the landowner quite a bit. Amount of area to be developed and looks at medium with 8 units/acre and 12 units/acre. He did not know how we got to the low density flex. He believes there is some misunderstanding when we talk about Comp Plan designation and zoning, and then it would still need to be rezoned. He had concerns. City Attorney Sharon Hills clarified that the density is 3-8 units/acre but counts the entire overall site for the density. When the practical piece of the zoning is applied you may not get those units because of the zoning regulations as to lot size and setbacks. Commissioner Burke said he previously voted for medium density the first and second times. He was on record also stating to get something to 8 units/acre and feels they achieved that with the low density flex. He would be in favor of voting for this option if that is their choice at this time. Commissioner Alwin commented he struggles with not having a developer proposal and could be right back here with the owner regardless of what is voted on tonight. Lack of proposal is the challenge and it puts them in an awkward spot trying to development something that is not their job and his guess is they will be right back here at some point in the future. Commissioner Kurtz said she was in favor of the low density but does like the low density flex. Chair Melander was disappointed that Mr. Coyle brought up arbitrary and does not believe this is arbitrary at all with the number of hours that have been spent on this. He believes this flex is a decent compromise. Chair Melander closed the public hearing at 8:53 p.in. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 4, 2019 Page 8 of 8 MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann recommending amendment to the City's Comprehensive Plan Land Use Map re -designating 23 acres of property, located at 8661 140th Street West from "PR" (Private Recreation) to "LDF" (Low Density Flex Residential). Ayes - 7 - Nays - 0. 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, December 18, 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. MOTION: Commissioner Schindler moved, seconded by Commissioner Diekmann to adjourn the meeting at 8:57 p.m. Ayes - 7 - Nays - 0. Respectfully Submitted, /s/ Joan Murphy Joan Murphy, Planning Department Assistant Approved by the Apple Valley Planning Commission on Tom Melander, Chair ... .... •••• ..• l App Valil ley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 4.A. December 18, 2019 Public Hearings Description: Apple Valley Commercial Center - PC19-20-SB Staff Contact: Kathy Bodmer, Al CP, Planner Department / Division: Community Development Department Applicant: Scannell Properties #281, LLC and Menard, Inc. Project Number: PC19-20-SB Applicant Date: 11/20/2019 60 Days: 1/19/2020 120 Days: 3/19/2020 ACTION REQUESTED: Open public hearing, receive comments, close public hearing. It is the policy of the Planning Commission to not take action on an item as the same night as its public hearing. SUMMARY: Scannell Properties #281, LLC and Menard, Inc. wish to realign a common lot line between two lots to create a lot for construction of a 117,000 sq. ft. flex industrial office/warehouse building. The subdivision will help to reshape the Scannell lot and make it more suitable for development. The property is guided for industrial development and correspondingly zoned "I-2" (General Industrial). The proposed project is a permitted use in the zoning district, but subdivision and site plan issues have been identified that will need to be addressed. BACKGROUND: Zoning: Because the Scannell parcel was outside of the Menard's development, it is outside of the PD zoning district for Menard's. The Menard's parcels are zoned PD -1053. The proposed new portion of the parcel to be included in the Scannell property will need to be rezoned, either to I-2 or PD to follow the location of the new property lines. A new public hearing will need to be held to consider the zoning amendment. Subdivision by Preliminary Plat: The plat involves shifting a common lot between the Menard and Scannell properties to create a buildable lot. Right-of-way is dedicated for Johnny Cake Ridge Road and 147th Street West. The lot as it abuts Fernando Ave is 22.54' and needs to be increased to a minimum of 50' wide. Site Plan: Access to the site is proposed from both 147th Street West to the north and Fernando Avenue to the west. A right turn lane will be required for the access off of 147th Street. The proposed building is oriented so that the front of the building faces north. The rear loading dock area faces south and will be visible from both Johnny Cake Ridge Road on the east and Fernando Avenue on the west. A 5' setback is shown from the south edge of the truck dock circulation area to the south property line. Berming and landscaping are not possible within the 5' area, but are needed. Parking for the site has been calculated based on the assumption that the building would have 20% office space and 80% warehouse space. At that ratio, the site is approximately 16 spaces short of the parking requirement. The petitioner plans to construct 172 spaces and execute a "Proof -of -Parking" agreement for the remaining spaces. A total of 175 spaces will need to be constructed to meet the minimum requirement of 75% of the parking spaces required. Grading/Drainage: The subject lot must provide storm water management on-site. The plans show that the site will drain to a storm water pond to the west of the parcel on Outlot A, Menards at Hanson Concrete. Because the outlot drains only private run-off, the City Engineer states that the City would not be interested in receiving the parcel for a public drainage area. A trunk storm sewer line is planned to be constructed from Johnny Cake Ridge Road to the retention pond south and west of the Scannell property. The trunk line is a City line with an easement. If the location of the trunk storm sewer line is to be moved, then it will be necessary to vacate and rededicate easements for the public utility. Landscape Plan: The plant materials found on the landscape plan must have a minimum value of 1.5% of the value of the construction of the building. The proposed plan appears to be short of that requirement. Screening of the loading dock areas is needed. Elevations: The building will be constructed of concrete tip -up panels. The City requires that the four faces of the building be treated as a front and have equally attractive elevations. The sides and rear of the building need a little more work to meet the code requirement. Screening of rooftop mechanical units will be required. A screening plan is needed to confirm this requirement is met. BUDGET IMPACT: NA ATTACHMENTS: Background Material Memo Memo Map Plan Set Plan Set APPLE VALLEY COMMERCIAL CENTER PROJECT REVIEW Existing Conditions Property Location: Southwest comer Johnny Cake Ridge Road and 147th Street West Legal Description: To be preliminary platted as Apple Valley Commercial Center Addition Comprehensive Plan Designation IND -Industrial Zoning Classification "I-2" (General Industrial) Existing Platting Presently unplatted. Current Land Use Location of former concrete plant landfill Landfill certified as closed. Size: Lot 1: 11.7 acres Lot 2: 8.3 acres Total: 20 acres Topography: Varied/Disturbed. Existing Vegetation Unmaintained grasses and shrubs. Other Significant Natural Features The parcel was a former solid waste landfill for scrap concrete when Hanson Concrete and before that, North Star Concrete, operated a pipe manufacturing plant to the south. The landfill was closed December 1990 with a closure statement filed with the property deed October 4, 1991. Adjacent Properties/Land Uses NORTH Abdallah Candy Comprehensive Plan IND -Industrial Zoning/Land Use I-2 (General Industrial) SOUTH Menards at Hanson Concrete Comprehensive Plan IND -Industrial Zoning/Land Use PD -1053, Zone 2 EAST Johnny Cake Ridge Road and Uponor Comprehensive Plan IND -Industrial Zoning/Land Use I-1 (Limited Industrial) WEST Outlot A Menards at Hanson Concrete (proposed retention area) Comprehensive Plan IND -Industrial Zoning/Land Use PD -1053, Zone 2 Development Project Review Comprehensive Plan: The 2040 Comprehensive Plan guides the development of the site for "IND" (Industrial) uses. The proposed flex industrial office/warehouse building is consistent with the comprehensive plan guidance. Zoning: The property is currently zoned "I-2" (General Industrial) and PD -1053. The parcel currently owned by Menard is zoned PD -1053 and is part of the Menards at Hanson Concrete plat and development. While an office/warehouse flex building is a permitted use in both zoning districts, the zoning district must follow property boundaries, so a rezoning will be needed to align with the new property lines. Preliminary Plat: The proposed plat would shift a common lot line between Lot 2, the Scannell property, and Lot 1, owned by Menard. The subdivision will essentially shift the common lot line to the south which will square off a strangely -shaped parcel and help Scannell to create a buildable lot. Lot 2, the Scannell lot to the north, is only 22.54' where is abuts Fernando Ave; the minimum lot width abutting a right-of-way is required to be 50'. The site does not provide on-site stormwater infiltration. The project is designed to direct stormwater to Outlot A of Menards at Hanson Concrete to the west of the proposed lot. Outlot A is owned by Menard. As a result, the Outlot will need to be incorporated into the proposed Lot 2. Site Plan: The building is oriented so that the front of the building faces north and the loading/receiving area faces south. The lot is designed to have a 5' setback from the south edge of the loading dock area to the south property line which will not provide sufficient room for landscaping and berming of this area of the site. Additional landscaping is needed to help screen the rear of the building from Johnny Cake Ridge Road to the east and Fernando Ave to the west. Access to the site will be available on the north from 147th Street West and west from Fernando Ave. A dedicated right turn lane will be needed off of 147th Street, consistent with other driveway accesses that have been constructed in the area. Curb is required around the perimeter of the parking lot. It appears that the parking lot will be designed so that vehicles will be able to overhang over the front sidewalk leading to the building, reducing the width of the sidewalk available from 5' wide to 3.5'. A minimum 5' wide walking path is needed. Parking was calculated using a generic formula assuming 20% office and 80% warehouse. The total number of spaces required would be 234 using the generic formula; 218 spaces are shown on the site plan with 180 constructed spaces and 38 "proof -of -parking" spaces. The zoning code allows construction of a minimum of 75% of the required parking stalls as long as a Proof -of -Parking Agreement plan is executed with a plan showing the location of the balance of the required parking stalls on the site. If the size of the offices for each of the suites exceeds 20% of the building floor area, the number of required parking spaces will increase significantly. Additional parking appears to be available south of the "proof -of -parking" spaces. A truck turn plan was submitted which demonstrates how trucks will maneuver to access the loading dock doors. Sufficient room is provided to allow proper circulation and access. Grading Plan: The site is the location of a former solid waste disposal site for manufacturing scrap consisting of reinforced concrete. A closure record was issued by the Dakota County Public Health Department December 11, 1990, and recorded October 4, 1991, as Document No. 1008225. In connection with the Grading Plan and Removals Plan, the property owner will need to indicate how the existing fill material on the site will be addressed. In addition, a certification from either Dakota County Environmental Health or the Minnesota Pollution Control Agency (MPCA) will be needed to confirm no further monitoring or clean up is required. Elevation Drawings: The elevation drawings indicate the building will be constructed of concrete tip -up panels. The panels will generally be 30' high with a decorative 32' panel with parapet feature on four of the front sections to highlight the front entry areas. The zoning code requires that all sides of the building must be treated as a front and have "equally attractive elevations" or four-sided architecture. Additional treatment is needed on the sides and south side of the building. The rear of the building, the loading and receiving dock area, will be clearly visible from both Johnny Cake Ridge Road and Fernando Ave and from the nearby properties. Screening of the rear dock area is needed. Screening of the mechanical units will also need to be addressed. Although they will not be installed until each suite is built out, the screening of the mechanical units should be addressed prior to the issuance of the building permit. Landscape Plan: The value of the landscape plantings on the landscape plan must meet or exceed 1.5% of the value of the cost of the construction of the building based on Means Construction Data. The landscape plan currently looks to be based on the value of constructing only the building shell without tenant improvements included. The value of the construction of the building will be based on Means Construction Data which will provide a typical cost per square foot of a similar building. Requiring additional landscape at tenant build -out would be impractical and difficult to accomplish. Availability of Municipal Utilities: Utilities are available to the site and will be taken from Johnny Cake Ridge Road. Engineering is concerned about the location of the storm sewer trunk line which has not yet been installed. The storm sewer trunk line drains Johnny Cake Road and is a City structure. The petitioner proposes to locate the pipe along the edge of the concrete portion of the truck loading area which is not acceptable to the City Engineer because it will not be readily accessible if repairs are needed. A drainage and utility easement running in favor of the City is located where the City planned to have the storm sewer trunk located. The final location will need to be approved by the City Engineer and a determination made whether the existing easement will need to be vacated and relocated. Sanitary sewer will be accessed from Johnny Cake Ridge Road. Water will be looped around the building with connections to water main at Johnny Cake Ridge Road and 147th Street W. Storm water will be managed off-site by an infiltration area to the west and a regional pond to the south west. The City Engineer is concerned about the petitioner's plan to use Outlot A, Menards at Hanson Concrete for storm water drainage when the property owner does not own the property. Outlot A appears to be set up to be dedicated to the City, but the City Engineer states he is not certain whether the City would accept it for public stormwater management. Street Classifications/Accesses/Circulation: • Johnny Cake Ridge Road (Major Collector) — No new access points are proposed out to Johnny Cake Ridge Road. • 147th Street West (Minor Collector) — One full access is shown onto 147th Street West from the site. A turn lane will be required off of 147th Street. • Femando Avenue (Local commercial street) — One full access is shown onto Fernando Avenue. As noted above, the minimum width of the lot abutting Fernando will need to be increased to 50'. Pedestrian Access: Trail is shown installed along 147th Street, but no trail is shown along Johnny Cake Ridge Road. The proposed Scannell development will be responsible for the installation of trail along Johnny Cake Ridge Road connecting to the trail constructed as part of the Menard and Johnny Cake upgrade project. A sidewalk connection is needed from the trails on 147th Street and Johnny Cake Ridge Road to the building. The plans show that the parking stalls adjacent to the front of the building will park next to a 5' sidewalk. Staff is concerned that vehicles will naturally park and overhang over the sidewalk and will limit the width and availability of the sidewalk. Public Safety Issues: None identified. Recreation Issues: A cash -in -lieu of land park dedication may be required for the new development. Signs: No sign approvals are given at this time. No signs may be installed prior to the issuance of a permit. A separate sign permit must be obtained prior to the installation of any signs on the site or the building. Public Hearing Comments: To be taken. .a. CITY OF Apple Valley MEMO Public Works TO: Kathy Bodmer, Planner FROM: Brandon S. Anderson, City Engineer DATE: December 12, 2019 SUBJECT: Apple Valley Commerce Center Preliminary Plan Review 147th Street and Johnny Cake Ridge Road Kathy, The following are comments regarding the Apple Valley Commerce Center Preliminary Plan Review dated November 19, 2019. Please include these items as conditions to approval. General 1. Drainage and utility easement shall be dedicated on final plat over all public infrastructure. 2. All work and infrastructure within public easements or right of way shall be to City standards. 3. Provide a narrative of how the buildings will be constructed and any impacts. The narrative shall include the following: a. Shoring (if applicable) b. Material Storage. c. Haul routes to and from the site. d. Phasing 4. A pre -construction meeting shall be held prior to beginning any work on the site. Permits 5. Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution Control Agency, Met Council, Department of Labor and any other required permits prior to construction. 6. A Natural Resource Management Permit (NRVIP) will be required prior to any land disturbing activity commences. 7. Provide a copy of the executed Encroachment Agreement with Magellan Pipeline for work occurring within easement area as indicated on plans. 8. Provide a copy of the executed Encroachment Agreement with Great River Energy for work occurring within easement area as indicated on plans. 9. A right of way permit will be required for all work within public easements or right of way. Site 10. Final site plan shall be reviewed with the construction plans and approved by City Engineer 11. Proposed full access location on 147th and Fernando appears to meet access management spacing guidelines. 12. Provide traffic impact study showing anticipated trips and distribution of traffic for determination of access needs and impacts to adjacent roadways. 13. An eastbound designated right in turn lane is required at the entrance along 147th Street W. and be sized per MN DOT Design of Turn Lane Guidelines for a 40 mph roadway 14. Site plan should show site line triangles at access entrances as well as on the landscape plan. 15. 8' Bituminous Trail shall be installed in the public right of way by developer along Johnny Cake Ridge Road from 147th to southern property boundary and be graded to match public improvements associated with Johnny Cake Ridge Road Improvements. 16. Additional sidewalk connections from site to 147th Street and Johnny Cake Ridge Road is recommended from the site. 17. A commercial driveway entrance is required at all access points to public roadways per AV Plat No. STR-4 or STR-5. 18. Relocation of Trunk Storm to the southern property line will require vacation of existing drainage and utility easement that crosses rear loading dock area. Preliminary and Final Plat should include dedication of min. 30' drainage and utility easement over new storm sewer alignment. 19. Outlot A shall be dedicated to City of Apple Valley as part of storm water requirements and included as part of Preliminary Plat and/or include drainage and utility easement. Property line for Lot 2 should be revised so the entire storm water pond is included in Outlot A. 20. Preliminary plat should include 10' drainage and utility easements along the north and eastern property boundaries. 21. Access Restriction easement should be shown on Preliminary Plat. 22. Drainage and Utility Easement for Block 1 Lot 2 which partially covers WVR 55.2 should include all of WVR 55.2. Grading, Drainage and Erosion Control 23. Final Grading Plans shall be reviewed and approved by City Engineer. 24. Final Storm water Management Plan shall be reviewed and approved by City Engineer. 25. See attached memo from Bolton and Menk dated 11/27/19 for Storm water Management comments. 26. Provide the overall site composite Curve Number (CN) along with the impervious % on the grading plan. 27. A construction entrance is not permitted over the existing Magellan pipeline easement. Construction Access shall be off Fernando Avenue only. 28. Label Proposed Pond High and Normal Water Levels on the plans. 29. Label all Emergency Overflows in the parking lot and storm water areas. 30. Provide an accessible route (8' min. bench) for future maintenance access to outlet structures. Route should be covered by drainage and utility easement and be clearly denoted on plans. 31. Provide a cross section of the proposed pond. This project is located in the High Vulnerability Drinking Water Supply Management Area (DWSMA). Per the requirements of the MPCA NPDES Permit and the Apple Valley Surface Water Management Plan (SWMP), infiltration is prohibited in this area. The best management practice (BMP) must be converted to another type of BMP that meets both State and local requirements. If converting to a filtration basin, an impermeable liner shall be added to the base of the basin. Sanitary Sewer, Water Main 32. Final locations and sizes of Sanitary and Water main shall be reviewed with the final construction plans and approved by City Engineer. 33. Sanitary Sewer shall be public infrastructure to SSMH-2. Water main and sanitary sewer onsite should be located outside drainage and utility easements as private utilities. 34. Provide additional drawing showing required hydrant coverage for site. (Max. hydrant spacing is 450 -feet for Commercial/Industrial areas.) 35. Add City Detail SER -6 to plans. 36. Identify Irrigation service location(s) if applicable per City Detail SER -4. Storm Sewer 37. Final locations and sizes of Storm Sewer shall be reviewed with the final construction plans and approved by City Engineer. 38. Trunk storm sewer shall be relocated to the southern property line to avoid other utility conflicts. 39. See attached memo from Bolton and Menk dated 11/27/19 for Storm water Management comments. Landcape and Natural Resources 40. No major tree plantings shall be located over any underground utilities. Clusters of trees shall be used near or around these areas instead of planting in a row. 41. A protective buffer zone in accordance with ordinance 152.57 is required (16.5 feet for any storm water pond) and shall be indicated on the plans. 42. Consider adding additional trees/landscaping clumps around the proposed pond above the HWL. 43. Additional screening is required along the southern and eastern property lines. BOLTON & MENK Real People. Real Solutions. MEMORANDUM 2035 County Road D East Maplewood, MN 55109-5314 Date: 11/27/2019 To: Brandon Anderson, PE Jodie Scheidt, PE From: Mike Boex, PE Alex Kabakov, PE Brent Johnson, PE Subject: Apple Valley Commerce Center (Scannell) Stormwater Management Plan Review City of Apple Valley, MN City Project No.: 2019-165 BMI Project No.: N14.120236 Ph: (651) 704-9970 Fax: (651) 704-9971 Bolton-Menk.com This memo summarizes the review of the stormwater management plan documents submitted to the City of Apple Valley by Wenck Associates, Inc. including: • Stormwater Management Plan (SWMP) Prepared for Scannell Properties at the Menards at Hanson Concrete Site dated November 20, 2019 • Preliminary Site Construction Plans for Apple Valley Commerce Center dated November 19, 2019 1. Sheet C-301 shows a proposed excavation within Outlot A. Both an inlet and outlet flared end are proposed within this excavation, and the bottom of the excavation is sloped towards the outlet flared end. Additional details need to be provided discussing the purpose of this excavation (i.e. conveyance of overland stormwater or functioning as a stormwater basin). a. If this excavation is intended to function as a stormwater basin, this basin should be included in the HydroCAD and P8 models, and the normal water level and high water level should be computed and shown on the plans. This area does not maintain a permanent pool, and infiltration basins are not allowed on this site. If a basin is intended here, a 2' clay liner will be required to prevent infiltration. As this area only collects stormwater from the private storm sewer system, this basin will be privately owned and maintained. b. Overland stormwater flow will not be allowed here and should be contained within underground pipe. 2. HydroCAD a. The HydroCAD model includes Subcatchments 7S and 14S for the Scannell Property (8.119 acres) and Outlot A (1.053 acres) totaling 9.172 acres. The total subcatchment areas in H:\APVA\N14117363\1_Corres\C_To Others\City of Apple Valley\2019-11-27 Scannell Stormwater Memo \2019-11-27 Draft Scannell Stormwater Review Memo.docx Bolton & Menk is an equal opportunity employer. Apple Valley Commerce Center (Scannell) Stormwater Management Plan Review Page: 2 HydroCAD do not equal Total Area of 9.824 acres or Total Area Excluding Public ROW of 8.341 shown on Sheet C-101. b. The weighted average impervious area of the Scannell Property and Outlot A in the HydroCAD model was computed to be approximately 76% while the impervious area shown on Sheet C-101 was calculated to be approximately 79% (excluding public ROW). Site conditions in the HydroCAD model should match those described on the site plan. c. The 100 -year HWL of 976.53 computed for WVR-P55.2 is similar to the Menards Hanson Concrete value of 976.46 feet. Pond Starting Water Elevation Peak Water Surface HydroCAD HWL Plans Peak 100 -year Outflow (cfs) Notes WVR-P55.1 965.5 980.31 2.58 1.58 OK WVR-P55.2 968.0 976.53 976.50 1.98 OK 3. Rate Control: a. Per the Stormwater Management Plan prepared for Scannell Properties, "Pond WVR P55.2 is designed to provide rate control for all area that passes through the pond. This includes the Scannell property in its proposed conditions." b. The stormwater report rate control tables match the HydroCAD model results. The peak flow of the proposed condition to 147th Street is slightly higher than those in the November 20, 2019 Menards at Hanson Concrete submittal, but do not exceed the allowable outflow rates previously agreed upon. Event 2019-11-20 Menards at Hanson Concrete Submittal Proposed Peak Outflow to 147th (cfs) 2019-11-20 Scannell Project Submittal Proposed Peak Outflow to 147th (cfs) Allowable Peak Outflow (cfs) 1 -year 1.95 2.01 10 -year 2.58 2.61 100 -year 3.46 3.54 3.59 (OK) 4. Volume Control: Infiltration is not allowed on this site. A wet sedimentation/NURP pond has been provided as part of the Menards at Hanson Concrete project. The NURP pond was designed in accordance with MPCA guidelines. The permanent pool volume provided (79,303 cubic feet) exceeds the minimum permanent pool volume (37,314 cubic feet) computed based on the MPCA requirement of 1,800 cubic feet of permanent pool volume per 1 acre of drainage to the pond. Apple Valley Commerce Center (Scannell) Stormwater Management Plan Review Page: 3 SWMP Submittal Pond Contributing Area (acres) Minimum Permanent Pool (cf) Provided Permanent Pool (cf) Perm. Pool Elevation and Starting Elevation in HydroCAD Menards WVR-P55.2 12.6 (Menards Property) 22,700 79,303 968.0 Scannell WVR-P55.2 20.7 37,314 79,303 968.0 5. Water Quality: a. Per the Stormwater Management Plan prepared for Scannell Properties, "Pond WVR P55.2 is designed to provide water quality treatment solely for the Menard owned property, Scannell owned property and road and right of way from JCCR that drains to the pond." b. The City's 2007 SWMP Policy 5.2 which states: "At a minimum, new and redevelopment activity creating over 0.2 acres of new impervious surface shall be required to achieve no - net -increase in average annual Total Suspended Solids (TSS) and Total Phosphorus (TP) loading compared to the pre -development condition of the site or meet the post - construction runoff treatment section of the MPCA NPDES General Construction Permit, whichever is more restrictive." i. NPDES Construction Stormwater General Permit of 2018/States in Subp. 15.5 Permittees must first consider volume reduction practices on-site (e.g., infiltration or other) when designing the permanent stormwater treatment system. If this permit prohibits infiltration as described in item 16.14 through item 16.21, permittees may consider a wet sedimentation basin, filtration basin or regional pond. ii. Wet ponds are the proposed BMPs to provide water quality treatment. c. A P8 model was used to analyze the treatment within the WVR-P55.2 pond. The P8 water quality model includes the latest drainage areas and pond volumes. P8 results in the stormwater report are very similar to the values reported in the November 20, 2019 Menards at Hanson Concrete stormwater management report. Pond TSS Outflow (lbs/year) TP Outflow (lbs./year) TSS Removal TP Removal (%) (%) WVR-P55.2 772.7 10.5 90.3 60.8 6. Rational Design: Calculations of rational design have been submitted for a 10 -year design with Atlas 14 IDF data. a. Drainage areas DA -4, DA -6, and DA -12 should include additional offsite drainage from Lot 1 (Outlot B) to reflect the interim drainage condition where a portion of the undeveloped Lot Apple Valley Commerce Center (Scannell) Stormwater Management Plan Review Page: 4 1 will drain to Lot 2. As Lot 1 develops, the grading of Lot 1 will need to be modified such that drainage is contained onsite and routed to P55.1 as show in the HydroCAD model. b. DA -4 as shown on Appendix B: Figure C-501 does not appear to be included in the computations for CBMH 304. The summation of the watershed areas (excluding Johnny Cake Ridge Road) in the rational calculations is 9.17 acres and the summation of the watershed areas depicted on Figure C-501 is 9.42 acres. c. Storm sewer calculations for pipe segment FES 311 to CBMH 310 include subwatershed DA - 5 and DA -15. DA -15 is not shown on the Appendix B: Figure C-501. Please include this subwatershed on the figure. DA -38 is not included in the storm sewer calculations d. Appendix B: Figure C-501 should be updated to reflect the latest proposed pond high water level and existing trunk storm sewer configuration. 7. The 3 trunk storm sewer structures within existing drainage and utility easement south the proposed building will need to be modified such that the HDPE adjustment rings are a minimum of 3" and a maximum of 12" thick. 8. On Sheet C-501, Proposed storm sewer pipes are depicted as connecting to MH -20. The proposed storm sewer pipe to the southwest is shown as a 15" on the structure data, but it is shown as a 36" on the pipe data and rational calculations. Consideration to the pipe sizes and angles should also be made. M H-20 is designed to be a 7' diameter structure as part of the Menards Street and Utility Improvements project, however, a 54" pipe and 36" pipe at a 31° angle as shown on Sheet C-501 cannot fit within a standard diameter precast structure. MEMO Building Inspections TO: Kathy Bodmer, Planner FROM: Chris Chandler, Building Inspector DATE: December 6, 2019 SUBJECT: Scannell Office/Warehouse, 147th Street West and Johnny Cake Ridge Road, • A 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 issuance and soil corrections on site. • Submit plans to Minnesota Department of Labor Plumbing Division for review of proposed plumbing, roof drainage, and sanitary and storm design. • A trash area is required per MSBC 2015 1303.1500. Subpart 1 requires recycling space in accordance with Table 1-A on plans issued for permit. • Separate sign permits are required. • The City of Apple Valley has adopted the 2015 MN Rule 1306, subpart 3 Special Fire Protection systems. This section would require the building to have an automatic sprinkler system installed based on occupancy type and square footage. • The 2015 MSFC 505.1 requires premises identification. There is no indication of address identification on the plans currently under review. • Allowable area and building heights will be determined once the code analysis has been completed with the permit application. • Mechanical equipment on the roof is required to have access in accordance with MN Mechanical Code 306.5. a NNW as pow qtdsvropirievo40111•s 24Til ars 4' • miffMifil vs: 411 A. ail= IV minim ® f LB t'N,0 M-8C PD -290 :Mt 44 4001 C-C',tr.� P► w2 rir : wr # MINIM r leo 40 std. Vevellim *a id! "hie smi•zil �j," 1111 r`' / ri rid, jf now.*.• lor 416. I. IIM� r Rfu�tl ragge Fein 1114 P D-409 PD ao .© PD-:4 PD - 244 PD -739 =mI-254 .111=■ WEI NNW lova 716 PD -679 FLORET 1 7 154TH ST W TH 1-2 II III 4111111 "ik i4� �+ ' '. 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PLANNING COMMISSION MEETING DATE: December 18, 2019 SECTION: Land Use /Action Items Description: Applewood Pointe - PC19-10-ZSB Consider Rezoning, Subdivision and Site Plan/Building Permit Authorization to Allow for 3-4 Story/98-Unit Senior Condominium and Seven Townhomes on 10.9 Acres Staff Contact: Thomas Lovelace, City Planner Department/ Division: Community Development Department Applicant: Thomas Lovelace Project Number: PC19-10-ZSB Applicant Date: 10/16/2019 60 Days: 12/14/2019 120 Days: 2/12/2020 ACTION REQUESTED: If the Planning Commission concurs, staff is recommending the following: 1. Recommend the rezoning of the 10.9 -acre site located at 12444 Pilot Knob Road from "M6 -A" (Multi -Family Residential/6-12 units per acre) to "PD" (Planned Development) and that staff be directed to prepare an ordinance to codify the uses, performance standards and area requirements for the planned development. 2. Recommend approval of the preliminary plat of the 10.9 -acre site into one lot and one outlot subject to the following: • The dedication of the necessary public drainage and utility easements to serve the plat. • Installation of eight -foot wide bituminous pathways with eight -foot minimum boulevard as measured from future additional lanes for Pilot Knob Road and McAndrews Road. • Bituminous trails shall be extended just past driveway aprons at both locations and shall meet Dakota County Design Standards. • Submission of a final grading plan and lot elevations with erosion control procedures, to be reviewed and approved by the City Engineer. • Submission of a final storm water management plan that shall be reviewed and approved by City Engineer. • A storm water pond and infiltration basin construction and maintenance agreement shall be required. • An infiltration maintenance agreement will be required for the privately owned storm water treatment areas. • A license to encroach agreement shall be required for any structures or signs in drainage and utility easements. 3. Recommend approval of the site plan/building permit authorization to allow for the construction of a 3-4 story/98-unit senior cooperative building, subject to the following: • Construction shall occur in conformance with the site plan dated November 27, 2019. • Pedestrian curb ramps in accordance with City of Apple Valley standards shall be required at sidewalk crossings of entrances. • Pedestrian curb ramps in accordance with Dakota County standards shall be required at the intersection of Pilot Knob Road and McAndrews Road. • A bump out for vehicle turnaround shall be provided at the west end of private roadway near the right -in only access from Pilot Knob for vehicle turnaround across from townhouse driveways. • Construction shall occur in conformance with the landscape plan dated November 27, 2019, (including sodded/seeded public boulevard area up to each street curbline); subject to submission of a detailed landscape planting price list for verification of the City's 21/2% landscaping requirement at the time of building permit application. • All replacement trees shall meet the standards set forth in Section 152.46 (B) of the city code. • No trees shall be allowed in the Dakota County right-of-way • Additional trees shall be planted around the ponding areas. • Additional trees and landscaping shall be planted along the southern wing of the building near the McAndrews Road entrance. • Construction shall occur in conformance with the elevation plan dated November 27, 2019. • Construction shall be in conformance with the lighting plan dated November 19, 2019. • Approval of a signage plan is not included with this site plan and building permit authorization. A separate application and signage plan in conformance with the sign regulations must be submitted for review and approval to the City prior to the erection of any signs. SUMMARY: United Properties is requesting the following: 1. Rezoning of the 10.9 acres, located at 12444 Pilot Knob Road, from "M6 -A" (Multi - Family Residential/6-12 units per acre) to "PD" (Planned Development). 2. Subdivision by plat of the 10.9 -acre site into one lot and one outlot. 3. Site plan/building permit authorization to allow for the construction of a 3-4 story/98- unit senior cooperative building. The property is located at, 12444 Pilot Knob Road. It is bounded by Pilot Knob Road (CSAH31) to the west, McAndrews Road (CSAH 38) to the south, and the Valleywood Municipal Golf Course to the east and north. A single-family home and three outbuildings are currently on the property. Access to the property is from a driveway off Pilot Knob Road, which will be removed as part of the proposed development project. BACKGROUND: Comprehensive Plan: The 2030 Comprehensive Plan guides the property "MIX" (Mixed Use). 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" (Planned Development) zoning. The proposed development will provide a internal network of sidewalks that will connect to pathways along the east side of Pilot Knob Road and north side of McAndrews Road that will be installed as part of this project. The sidewalks will help to provide access to private open spaces within the development as well as outside the project area via the connections to the public pathways. The internal private street will be 26 feet wide, which is wider than a typical private drive. This will provide additional parking for both the senior co-op and future townhomes. Four ponds will be constructed for this project. The pond in the northeast corner will be designed as a water feature, with the others being used to collect and/or treat storm water runoff. Because the project area is located adjacent to two minor arterial roads and a public golf course, access to public transit will be limited. However, transit providers, such as DARTS, Metro Mobility, and Transit Link provide services where regular route transit service is infrequent or unavailable. The draft 2040 Comprehensive Plan Land Use Map guides the property "MD" (Medium Density Residential/6-12 units per acre). Medium Density Residential land uses include townhomes, other attached single-family dwellings, and low-rise apartments and condominiums at densities that range from 6-12 units per acre. This designation fits with the M-4, M-5, M-6, and PD zoning districts. The applicant is proposing to construct 105 multi- family dwelling units on ten (10) acres. This will result in an overall density of 11 units per acre, consistent with the "MD" designation. The proposed development is compatible with both the current and proposed land use designations. Livable Communities Impact: The proposed multi -family development will provide 98 senior co-op dwelling units and seven (7) townhomes. This development proposal will address the City's Livable Communities Act (LCA) principles of adding a housing product that helps provide a balanced supply and variety of housing types for people of all income levels and in all lifecycle stages. Zoning: The property is currently "M -6A" (Multiple Family Residential/6-12 units per acre). This property has had this designation since 1990. Prior to 1990, the property was zoned "A" (Agricultural) as was much of the non-public property in the area. M-6 zoning districts are intended for those areas which are designated for "medium density" in the comprehensive guide plan, where a moderately high density of townhouse or apartment dwelling units is expected. Property within these districts are characterized by relatively level topography, the minimal presence of significant mature vegetation and proximity to either neighborhood or community collector roads or to arterial roads. Townhouse dwellings and apartment buildings are permitted uses within this zoning district. A building in this zoning district can be no taller than 45 feet and can have a maximum of three stories. The proposed building will have a maximum height of 56 feet. The proposed 98 -unit senior co-op development will be located on an 7.9 -acre lot. This will create a density of 12.4 units per acre. The applicant is requesting a rezoning from "M -6A" to "PD" (Planned Development). A Planned Development is 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. The purposes of a planned development are: • To encourage a more creative and efficient approach to the use of land; • To allow a variety in the types of environment available to the people of the city; • To encourage more efficient allocation and maintenance of privately controlled open space in residential developments through the distribution of overall density of population and intensity of the land use where an arrangement is desired and feasible; • To provide the means for greater creativity and flexibility in environmental design than is provided under the strict application of the zoning and subdivision chapters while at the same time preserving the health, safety, order, convenience, prosperity and general welfare of the city and its inhabitants; • To encourage an overall design within the natural boundaries for an area; and • To provide an overall guide for developments that are staged because of the size of an area. The criteria necessary for approval of the preliminary development plan as well as the rezoning shall be as follows: 1. The proposed development is in conformance with the comprehensive guide plan of the city and encompasses an area of not less than five acres. 2. The proposed development plan is designed in a manner so as to form a desirable and unified environment within its own boundaries. 3. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The proposed number of stories (four) and 56 -foot tall building height would be addressed through a planned development. Preliminary Plat: The subject property is currently unplatted. The applicant is proposing to subdivide the 10.93 -acre site into one (1) lot and one (1) outlot. The proposed 7.9 -acre lot will be the location of the 98 -unit senior cooperative building. The 1.1 -acre outlot will be reserved for future residential development. The plat shows the dedication of 100 feet of right-of-way for Pilot Knob Road and 75 feet of right-of-way for McAndrews Road. Drainage and utility easements are shown along the perimeter of the property and a drainage and utility/access easement is shown over and across the development's private street. A minimum 10 -foot wide easement shall be established along the property lines abutting the public roadways and a drainage and utility easement shall be established over all storm ponding areas. Site Plan: The applicant is proposing a 98 -unit senior cooperative building on a 7.9 -acre lot. Access to the site would be via a 26 -foot wide private street that will intersect with McAndrews Road (CSAH 38) on the south and Pilot Knob Road (CSAH 31) on the west side. Access to the building and surface parking will be via two drive approaches directly from the private street. A third driveway off the private street will provide access to the building's underground parking. The original plan identified 70 surface parking spaces, 107 underground, and 32 golf cart underground parking spaces, which equated to a ratio of 1.8 vehicle parking spaces per unit. City code does not specifically address parking for senior only apartments. Review of parking for recent senior apartment projects show that parking ratios vary depending on the type of project. For comparison, the Summerhill senior cooperative on Granite Avenue and 140th Street West has a parking ratio of 1.8 spaces per unit and the Zvago senior cooperative, located at the corner of Founders Lane and Galaxie Avenue, has 1.7 spaces per unit. It appears that the parking for this proposed project is consistent with similar projects that have been built in the city. The revised plans have removed the golf cart parking spaces and replaced them with nine vehicle spaces for a total of 116 underground parking spaces. They have also removed seven surface parking spaces. The proposed revisions will not change the 1.8 spaces per unit parking ratio. The proposed building will be set back 66 feet from McAndrews Road, 39 feet from Pilot Knob Road, 60-107 feet from the rear property line and 20-25 feet from the private street. Building setbacks in the typical multi -family zoning districts vary from 50-100 feet when adjacent to an arterial road, 20 feet from a private drive and 25-40 feet from any rear or side yard. Parking lot setbacks in multi -family residential zoning districts are 20-50 feet from an arterial road and 5-15 feet from a side or rear yard. It appears that the proposed parking lot would meet the standard setback requirements for typical multi -family zoning districts set forth in the city code. The site plan shows future development of seven townhomes along the south side of the private street. Site issues related to the townhome development will be addressed at the time of submittal of development plans for the outlot. The original site plan showed the proposed private street being 24 feet wide. This would not allow any on -street parking and would be difficult for emergency vehicles to maneuver. Staff suggested that the street be widened to 26 feet to allow for parking on one side and better emergency access. The on -street parking would help alleviate any future parking concerns associated with the proposed townhome development along the south side of the street. The revised plan shows a 26 -foot wide street, as requested by staff. Several retaining walls varying in height from two to 13 feet high will be constructed on the site. Any retaining wall over four feet tall will require a building permit. A water feature will be located in the northeast corner of the site and a storm water ponds will be constructed in the southwest corner of the site, along the north side McAndrews Road, south of the private street; and in an area between the building and private street. The storm water ponds will collect storm water runoff from the site as well as from off site. The ponds located in front of the building and in the southeast corner of the site will pre -treat the runoff collected. Grading and Utilities: Mass grading of the site and installation of utilities will be needed to prepare it for development and the installation of utilities to serve the site will be necessary. The grading and utility plans have been reviewed by the City Engineer and his comments are included in his attached memo. Tree Inventory and Preservation Plan: The site has 6,526 caliper inches of significant trees, with most of the trees located along the north and east perimeter of the site. Development of the site will result in the removal 5,338 caliper inches. Replacement shall occur in accordance with the City's Natural Resources Management Ordinance, which states that 10% of the total number of diameter inches of significant trees removed must be replaced within the subdivision. The inventory includes a note that 106 oak trees removed will be replaced with 106 oak trees. Landscape Plan: The landscape identifies a variety of coniferous, ornamental and overstory trees. The applicant will need to meet landscape requirements within the City's zoning ordinance, which requires that multi -family residential developments install landscaping (live plant material excluding sod) that will have a minimum cost of 21/2% of the estimated building construction cost based on Means Construction Data. The applicant will need to submit a detailed planting list for review and approval by City staff prior to issuance of a building permit. Additional comments are contained in the attached memo from the City Engineer. Elevation Drawings: The exterior finish of the senior cooperative will be a combination of cement board siding, metal lap siding, face brick, modular block, precast stone trim, and cultured stone. City code requires that multiple residential buildings in multi -family zoning districts have an exterior finish consisting of at least 50% non-combustible, non- degradable and maintenance -free construction materials such as face brick or natural stone, with the balance being non -manufactured natural construction material such as plank cedar or redwood. The original elevations indicated a masonry finish equal to 16-26% of the building. The revised elevations show an exposed finish consisting of 34-43% masonry. Since this building will likely be located in a planned development -zoning district, specific requirements for exterior finishes on all buildings could be different than what is commonly required. Floor Plans: The garage floor plan shows 116 vehicle parking spaces, a bike repair and storage area, golf simulator room, hobby shop and car wash area. The vehicle parking spaces will be 10 feet wide and 18 feet long and will be accessed via a 24 -foot wide drive aisle. Mechanical and utility rooms and the trash area will also be located in the garage level. The main floor will have 24 units and one guest room. Included on this floor will be the main entry, lobby, offices/mail work room, great room, and fitness area. An outdoor terrace will be located of the lobby and great room. The second floor will also have 24 units and one guest room; as well as a library, club room, and arts and crafts area. The third floor will have 28 units and the fourth floor will have 22 units. No common gathering/special use areas will be located on the these floors. All units will have a patio or balcony, and storage units will be available on each floor. Street Classifications/Accesses/Circulation: The site is bounded by Pilot Knob Road (CSAH 31) on the west and McAndrews Road (CSAH 38) to the south. Both are A Minor Arterial roads, which have a design capacity of 5,000-30,000 vehicles a day. The 2017 volume for McAndrews Road is 9,200 vehicle trips per day, west of Pilot Knob Road and 9,000 trips per day west of Pilot Knob Road. The 2040 forecast shows 11,200 trips west and 13,700 east of Pilot Knob Road. Pilot Knob Road has an existing volume, as of 2017, of 17,500 vehicle trips south and 20,500 trips north of McAndrews Road. The 2040 forecast shows 21,900 trips south and 27,000 north of McAndrews Road. The proposed senior cooperative will generate approximately 364 trips per day and 52 trips will be generated by the seven townhome dwellings. A trip is defined as a single or one-way motor vehicle movement either to or from a subject property. Therefore, someone leaving a site to go shopping and returning to the site would be two trips. The trips generated from this site should not have an adverse impact on the general function of the roads. Access from the two public roadways to the private street will be limited to a right -in only intersection off Pilot Knob Road and a right-in/right-out only intersection off McAndrews Road. Right turn lanes will be constructed at both intersections and raised medians will be extended in the roads to deter additional movements at those locations. The width of the private street at the Pilot Knob Road intersection will be shortened to 20 feet to restrict access directly to Pilot Knob Road. This will require the construction of a vehicle turnaround at the west end of the private street for vehicles going westbound. Pedestrian Access: The original site plan showed an internal network of private sidewalks. The plans showed no trails along the east side of Pilot Knob Road nor the north side of McAndrews Road. Staff recommended that bituminous trail sections should be installed along the east side of Pilot Knob Road, from the right -in only private street intersection south to the McAndrews Road intersection; and along the north side of McAndrews Road, from the right-in/right-out intersection west to the Pilot Knob Road intersection. Staff also recommended that the sidewalks within the development should be extended so that they connect to the trails along the public roadways. The revised plans show the bituminous paths along the public roads and sidewalk connections to those trails. Improvements shall be made at the roadway intersection so access can be gained to the existing pathways along the north side of McAndrews Road and west side of Pilot Knob Road. Signs: Monument signs are shown at the both street intersections. All signage shall comply with requirements set forth in the City's sign ordinance. The applicant may want to consider relocating the McAndrews Road sign to the west side of the intersection. This will eliminate any possible sightline problems that the sign may cause with vehicles turning right onto McAndrews Road. Dakota County Review: Because the proposed subdivision is located adjacent to Pilot Knob and McAndrews Roads, which are both county roads, it is subject to review by the Dakota County Plat Commission. The Commission reviewed this development proposal on October 30, 2019. Their comments are included in the attached letter. Public Hearing Comments: The public hearing for this request was held on November 6, 2019. The hearing was opened, comments were taken and the hearing was closed. Staff has provided a synopsis of the comments from that hearing and staffs responses to those comments. Several comments and concerns were raised regarding the impact this development will have on traffic in the area. Those concerns included: • Potential cut through traffic in the Huntington neighborhood • U-turns at Pilot Knob Road/McAndrews Road intersection • Sightlines along McAndrews Road Staff Response - The applicant has provided a traffic memorandum that addresses the first two points. The sightline concern was taken into consideration by Dakota County during their review and recommendations, which is included in the attached memo form the Plat Commission. Comments were received regarding the density of the project. Staff Response - The property is currently zoned M -6A (Multi -Family Residential), which allows for a density of six to 12 units per acre. The density being proposed is consistent with the current zoning. Comments were received regarding the lack of trails going northbound on Pilot Knob Road nor eastbound on McAndrews Road. Staff Response - Pathway sections will be constructed at these along these roadways that abut the subject property. Comments were received about the lack of shopping and services in the immediate area. Staff Response - The applicant has provided a map that shows the location of retail areas, which indicate that there are may many retails opportunities within five miles of the site. A concern was raised about the number of trees that be lost. Staff Response - Tree removal and replacement will be subject to the City's Natural Resources Management Ordinance, which requires that 10% of the total number of diameter inches of significant trees removed must be replaced with caliper inches within the subdivision. Because the applicant is requesting a rezoning to a planned development, the City will be able to negotiate with the developer on additional landscaping enhancements. A concern was raised about impact of the site's lighting will have the neighborhood. Staff Response - Any lighting used to illuminate an off-street parking area or sign shall be arranged so as to deflect light away from any adjoining residential zone or from the public streets. Direct glare from floodlights or similar sources, shall not be directed into any adjoining property or public streets, and all the source of all lights shall be hooded or controlled in some manner so as not to light adjacent property. In residential areas, any light or combination of lights that cast light on any adjacent residential property shall not exceed 1/2 foot candle (meter reading) as measured at the property line. Lighting fixtures for new and renovated outdoor sports and recreational facilities that adjoin residential uses shall be designed to eliminate reflected glare and spill light from the bottom one-third of the reflector, and to shield the view of the arc tube from the residential property. The petitioner has submitted a lighting plan identifies the location of streetlights, parking lot lights and light bollards along the private sidewalks. It appears that the onsite lighting is in conformance with city code. A question was raised on how long the temporary off Pilot Knob Road will be there - Staff Response - The County stated that removal of the access will be consider at the time of development of the property located directly north and east of the property. That property is currently the site of the Valleywood Golf Course and there is no interest in redeveloping that property. A concern was expressed about whether there is adequate parking in this development. Staff Response - The proposed parking ration of 1.8 spaces per unit is consistent with other senior developments in the city. The City has also requested that the private street serving the development have a minimum width of 26 feet, which will allow for on -street along the street's south side. BUDGET IMPACT: N/A ATTACHMENTS: Background Material Memo Background Material Applicant Letter Background Material Background Material Location Map Comp Plan Map Comp Plan Map Zoning Map Preliminary Plat Plan Set Floor Plan Elevations APPLEWOD POINTE SENIOR COOPERATIVE PROJECT REVIEW Existing Conditions Property Location: 12444 Pilot Knob Road Legal Description: The southwest 10.93 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 Single -Family Residential 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) ••• vies* ••• CITY OF Apple Valley MEMO Public Works TO: Tom Lovelace, Planner FROM: Brandon S. Anderson, City Engineer DATE: December 13, 2019 SUBJECT: United Properties Applewood Pointe Preliminary Plan Review Tom, The following are comments regarding the United Properties Applewood Pointe Preliminary Plat & Plans submitted November 27, 2019. Please include these items as conditions to approval. General 1. All work and infrastructure within public easements or right of way shall be to City standards. 2. Drainage and utility easement shall be dedicated on final plat over all public infrastructure. 3. Provide a narrative of how the buildings will be constructed and any impacts. The narrative shall include the following: a. Shoring (if applicable) b. Material Storage. c. Haul routes to and from the site. d. Phasing 4. Storm water Pond and Infiltration Basin Construction and Maintenance Agreement will be required as part of Development Agreement. 5. Infiltration Maintenance Agreement will be required for the privately owned storm water treatment areas. 6. The developer shall identify whether site utilities will be installed under private or public contract. 7. License to Encroach will be required for any structures or signs in drainage and utility easements. Permits 8. Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution Control Agency, Met Council, Department of Labor and any other required permits prior to construction. 9. A Dakota County Right -of -Way permit will be required for work within the McAndrew's and Pilot Knob right-of-way. 10. A Natural Resource Management Permit (NRMP) will be required prior to any land disturbing activity commences. Site 11. Final site plan shall be reviewed with the construction plans and approved by City Engineer. 12. Access to site shall be in accordance with Dakota County Plat Commission recommendation per October 31, 2019 letter. 13. Applicant submitted a traffic trip generation report: a. The overall changes in area trips is expected to be an increase of 23 a.m. peak hour trips, 29 p.m. peak hour trips and an overall increase of 416 daily trips. b. McAndrew's has a 2017 ADT of 9,800 and Pilot Knob has a 2016 ADT of 20,500 vehicles per day. c. The directional distribution appears to match Dakota County access restriction. d. Travel time and distance exhibit 3 appears to be an accurate depiction of anticipated travel routes. 14. Provide a cross section for Pilot Knob Road and McAndrew's Road showing required turn lanes, shoulders and medians. 15. Show bituminous trail locations along Pilot Knob Road and McAndrew's within ROW. Trail should be 8' wide with 8' Minimum Boulevard measured from future additional lanes for existing Pilot Knob and McAndrew's. Trail shall be extended just past driveway aprons at both locations. Trail alignments as shown do not meet Dakota County Design Standards 16. Provide taper lengths and ratio along Pilot Knob Road and McAndrew's Road for the medians and turn lanes and should be designed for 55 mph roadway. 17. Pedestrian curb ramps in accordance with City of Apple Valley standards are required at sidewalk crossings of entrances. 18. A bump out for vehicle turnaround shall be provided at the west end of private roadway near Right in access from Pilot Knob for vehicle turnaround across from townhouse driveways. 19. Last townhouse to the west, the driveway should be shown on the high side of street and to create additional spacing from right -in. Driveway locations should be shown on high side of street. 20. Surmountable curb should be used per STR-1 near townhouse driveways. 21. Drainage and Utility Easement over public utilities in Private Street shall be a minimum of 50' (based on width requirements of 1.5:1 slope to invert ratio from pipe depth. 22. Property Line to townhomes and sidewalk location should be adjusted to coordinate with SER -1 and STR-32 and min. required easement width. 23. Proposed private Pretreatment fore bay area cannot encroach into drainage and utility easement area. Additional berming at outlet may be necessary to ensure drainage cannot overflow to townhouse rear yard or County ROW. Grading, Drainage and Erosion Control 24. Final Grading Plans shall be reviewed and approved by City Engineer. 25. Final Stormwater Management Plan shall be reviewed and approved by City Engineer. 26. Provide Hydro CAD modeling files to the City Engineer. 27. Provide the overall site composite Curve Number (CN) along with the impervious % on the grading plan. The CN should be separated for Lot 1 Block 1. 28. Provide the Storm water Pollution and Prevention Plan (SWPPP) prior to construction. 29. Project is located within 1 mile of an identified impaired water (Farquar Lake). Farquar Lake is impaired for nutrients. a. Per Apple Valley SWMP policy 6.4, enhancement to the pond and infiltration bench to capture dissolved phosphorous are recommended. b. Must comply with NPDES Construction permit section 23.9 and 23.10 30. Per SWMP Policy 1.5 the City requires that new development and redevelopment activities do not increase peak runoff rates relative to pre -project runoff rates for the 1 -year, 2 -year, 10 -year, and 100 -year critical storm event. The City may impose more stringent rate control requirements if the capacity of the downstream system is limited. a. The 2018 SWMP PC-SWWM model indicates a maximum discharge rate leaving the site at STRM-100 of the following: i. 2 -year 14.98 cfs ii. 10 -year 33.06 cfs iii. 100 -year 70.73 cfs 31. Per SWMP Policy 6.5 New and redevelopment activity of 0.2 acres or more shall be required to achieve no -net increase in average annual runoff volume compared to the pre -development condition 32. Wet ponds and pretreatment basins (both interim and full build -out) shall meet the requirements of the MPCA's Minnesota Storm Water Manual: Design Criteria for Storm Water Ponds. It is required that public safety be considered in every aspect of pond design. a. Wet Ponds i. The minimum required total storage volume (Vts) equals the sum of the volume in the permanent pool (Vpp below the outlet elevation) plus live storage allocation for water quality volume (Vwq). Vwq equals 1.0 inch of runoff per new impervious acre. It is required that the Vwq is discharged at no more than 5.66 cubic feet per second per surface area of the pond. ii. It is required that basin outlets have energy dissipation: 1. The City of Apple Valley specifies that the maximum allowable pipe velocity at basin outlets shall be 6 fps. The velocities of the proposed pretreatment basin outlet pipes exceed 6 fps. 2. It is highly recommended that where open channels are used to convey runoff to the pond, the channels be stabilized to reduce the sediment loads. b. Pretreatment Basins/Fore bays i. It is required that where a fore bay is installed, direct vehicle/equipment access be provided to the fore bay for sediment removal and other maintenance activities. A 10' wide maintenance bench, 1' — 2' above the NWL, with a maximum slope of 10% should be constructed around the entire perimeter of the pretreatment basins in conjunction with the maintenance access. ii. It is recommended that the fore bays be sized to contain 10 percent of the water quality volume (Vwq) in a pool that is four to six feet deep. Note that the fore bay storage volume counts toward the total permanent pool requirement. Vwq equals 1.0 inch of runoff per new impervious acre. iii. It is recommended that the fore bays be designed with a surface area equivalent to 10 percent of the pond permanent pool surface area or equivalent to 0.1 percent of the drainage area. iv. It is highly recommended that flows from fore bays enter the permanent pool area with non-erosive outlet conditions. 1. The outflow pipe velocities from the pretreatment basins to the wet ponds are significantly above 6 fps. To alleviate the demand on the outlet pipe, the outlet pipe should be designed with capacity to handle the 10-year rainfall event. Rainfall events larger than the 10- year can be conveyed to the wet ponds via an overland open channel The recommended maximum velocity for overland discharge is 4 fps. v. Skimming shall be provided at each of the pretreatment basins to prevent floating debris from entering the main wet ponds. The outlets from the pretreatment basins shall be modified to incorporate a skimmer structure (within the embankment) and a submerged pipe in the pretreatment basin. The skimmer structure shall be set to skim up to the 10-year rainfall event. The skimmer structure shall provide 1' between the NWL and the top of the submerged pipe. c. Maintenance Access i. It is required that adequate maintenance access be provided. The City of Apple Valley requires a minimum width of 8 feet. If feasible, it is recommended that the access be 10 feet wide, have a maximum slope of 10 percent, and be appropriately stabilized for use by maintenance equipment and vehicles. ii. It is required that the maintenance access extends to the fore bay, access bench, riser, and outlet, and allows vehicles to turn around. iii. The maintenance access should be covered by drainage and utility easement and be clearly denoted on plans. d. Pond Buffers and Setbacks i. It is highly recommended that a pond buffer extending a minimum of 16.5 feet outward from the maximum water surface elevation of the pond be provided. Permanent structures (e.g., buildings) should not be constructed within the buffer. ii. Restoration/Landscape plan should indicate required buffer area above the HWL. Buffers should not encroach into trails. e. Pond Emergency Spillway/EOF i. Indicate the emergency spillway path that will pass storms in excess of the ponds hydraulic design or if the permanent outlet pipe/structure fails. 33. Soil borings indicate a clay layer present in the South Storm water basin (Soil boring 7, 8, and 11). Address clay layer and assess feasibility to infiltrate within the infiltration bench. 34. Indicate the emergency spillway path that will pass storms in excess of the ponds hydraulic design or if the permanent outlet pipe/structure fails. 35. The NWL, 100 -year HWL and all EOF's should be indicated on plan sheets for storm water pond and infiltration basins, including the water feature shown in the northeast corner of the site Hydraulic calculations shall be approved by the City Engineer. 36. Identify elevations of openings on C500 to ensure that EOF's are 1.0' below the lowest openings and lowest floor (including basements) are: a. At least 1 foot about the estimated 100 -year water surface elevation in accordance with SWMP Policy 1.1 37. Identify parking lot and rear yard EOF elevation and routing. Modeling should be provided for depression at STRM-602 to provide adequate freeboard from FFE of building. HWL should be indicated on plans. 38. Proposed "water feature" on C500 indicate water elevation above FFE and underground parking. See note 37 regarding allowable elevations relative to FFE. 39. Provide cross section detail of proposed swale on the north side of the site along with frozen ground snowmelt conditions to ensure proper drainage. 40. All drainage swales and turfed areas shall be at 2% minimum slope. CBMH should be added (extended from STRM-203) to pick up drainage from rear of building prior to discharging to County ROW. 2% minimum slope is not being met along base of rear retaining wall. 41. All retaining walls over 48" from bottom of footing to the top of wall shall be designed and certified by a structural engineer and submitted to building inspections for final approval. Provide additional details and/or specifications for retaining wall block type. 42. Retaining Walls shall NOT be located with Right or Way and shall be privately owned and maintained. Boulder walls with south storm water basin shall not encroach into drainage and utility easement areas. 43. No utility crossings are allowed in storm water facilities as shown on C600. Storm Sewer 44. Final locations and sizes of Storm Sewer shall be reviewed with the final construction plans and approved by City Engineer. 45. Provide storm sewer calculations for stormwater requirements. (Rational method including Hydraulic grade lines). 46. Storm sewer within right of way and public drainage and utility easement for purposes of connection to public infrastructure shall be reinforced concrete pipe and meet all City standards. 47. Existing ditches and culverts will need to be connected to storm water within ROW. STRM-700 and STRM-600 will need to be conveyed via storm sewer as McAndrew's and Pilot Knob have urban typical sections at this location. S IRM -100 should be modified to connect STRM-800, STRM-804, STRM-101 48. Additional catch basin(s) may be required in the curb line prior to drainage leaving site onto public ROW. 49. Additional storm sewer catch basins are anticipated in both required turn lanes to meet MN DOT State Aid standards for drainage design. Sanitary Sewer and Water Main 50. Final locations and sizes of Sanitary Sewer and Water main shall be reviewed with the final construction plans and approved by City Engineer. 51. All water mains located within right of way and public easements for purposes of connection to public infrastructure shall be ductile iron pipe and meet all City standards. 52. Provide additional drawing showing fire hydrant coverage. 53. Future water main tee and gate valve connection should be extended north of Pilot Knob Access Drive for future water main extension to the north. A Hydrant is required at the end of the water main for flushing and testing. Additional valves will be required at tee location. 54. 16" water main connection requires a butterfly valve (not a gate valve as indicated). 55. Existing unused water service shall be removed entirely back to the main. 56. Sanitary Sewer and water main alignment in roadway shall be per City of Apple Valley standards including service connections to proposed townhomes per SER 1 and SER 1A. Water main shall be located entirely on the south side of private roadway. 57. Per C600, telecommunication and power service should be relocated out of the pavement section. All small utilities will need to be installed outside curb line and within drainage and utility easement. Landcape and Natural Resources 1. No trees are allowed in Dakota County Right of Way. 2. No major tree plantings shall be located over any underground utilities. Clusters of trees shall be used near or around these areas instead of planting in a row. 3. A protective buffer zone in accordance with ordinance 152.57 is required (16.5 feet for any storm water pond) and shall be indicated on the plans. Buffers cannot encroach into trails. 4. Consider adding additional trees/landscaping clumps around the proposed pond above the HWL. 5. Additional year round plantings are required along the southern wing of building near the McAndrew's entrance. 6. Boulevard Trees near public sanitary sewer and water main services are not allowed. 7. Diversify the planting schedule to follow City Code 152.46 (B): a. Size, types, diversification of replacement trees. No more than one-third of the replacement trees shall be of the same species of tree, without approval of the city. Box elder, poplar, willow and silver maple are not permitted as replacement trees. Replacement trees must be no less than the following sizes: (1) Deciduous trees shall be no less than two caliper inches; and (2) Coniferous trees shall be no less than six feet high. 8. All remaining trees shall be protected from construction damage and root compaction with protective tree fencing. Impacting any Valley wood Golf Course trees is prohibited. Equipment, stockpiles, and contractor parking is restricted from the area labeled "Existing woodland to remain" on Sheet L100. 9. Any wounds or damage to remaining live oaks from March- Nov shall be immediately sprayed with pruning paint to limit oak wilt infections. 10. New trees and retaining walls are proposed to be near storm water infrastructure (inlets, outlets, riprap, boulder outcropping) on each of the basins. Provide 20' clear access for equipment and future maintenance activities on all underground infrastructure. 11. Provide quantities and locations for perennials and grasses. There is a large proposed areas of "native shrubs/perennials" around the basin. Provide a detailed plan for establishment and maintenance if these areas are to be seeded. The City encourages native plantings. Many of the proposed perennials and grasses contain cultivars (cultivated varieties of native plants that do not have the same benefits to pollinators and birds), indicated by the name x `variety'. Native plants would not contain the variety name in quotes. (7-•:, C O U N T Y Dakota County Surveyor's Office Western Service Center • 14955 Galaxie Avenue • Apple Valley, MN 55124 952.891-7087 • Fax 952.891-7127 • www.co.dakota.mn.us October 31, 2019 City of Apple Valley 7100 147th Street W. Apple Valley, MN 55124 Re: APPLEWOOD POINTE OF APPLE VALLEY The Dakota County Plat Commission met on October 30, 2019, to consider the preliminary plat of the above referenced plat. The plat is adjacent to CSAH 31 (Pilot Knob Rd.) and CSAH 38 (McAndrews Blvd.), 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 plat should dedicate an additional 25 feet along CSAH 38 to meet the needs. 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 660 feet on CSAH 38 and 445 feet on CSAH 31 from the CSAH 38/CSAH 31 intersection. The CSAH 31 access does not meet the access spacing guideline for 1/8 restricted access. The Plat Commission will allow a temporary right turn in only access on CSAH 31. Restricted access should be shown along all of CSAH 38 except for the one access opening. Restricted access should be shown along all of CSAH 31 with a temporary access for the right in only location. The temporary access would be allowed until future development to the north or east would allow a full access location to this site and/or unless there are safety concerns along CSAH 31 at this location. A temporary permit would be required through the Dakota County Transportation Department. A quit claim deed to Dakota County for restricted access along CSAH 31 and CSAH 38 is required with the recording of the plat mylars. As discussed, a median is required on CSAH 38 from the CSAH 31/CSAH 38 intersection to Dover Drive and extension of the median along CSAH 31 for the right turn only in location. Right turn lanes will also be required through the permitting process. Also, a private access easement should be recorded with the plat mylars for the adjoining property for future access. As noted, the City will work with developer to construct a trail along CSAH 31 and CSAH 38. The Plat Commission has approved the preliminary plat provided that the described conditions are met. The Ordinance requires submittal of a final plat for review by the Plat Commission before a recommendation is made to the County Board of Commissioners. Traffic volumes on CSAH 38 and CSAH 31 are 8,800 and 20,500 ADT, respectively, and are anticipated to be 13,000 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: Brent Hislop (Synergy Land Co.) Mitchell Cookas and Will Matzek (Kimley-Horn) Jennifer Mason and Alex Hall (United Properties) UNITED PROPERTIES October 11, 2019 Thomas J. Lovelace City Planner City of Apple Valley 7100 147th Street W Apple Valley, MN 55124 Dear Mr. Lovelace, 651 Nicollet Mall, Ste 450 1331 17th Street, Ste 604 Minneapolis, Minnesota 55402 Denver, Colorado 80202 952-835-5300 720-898-8866 United Properties is requesting a preliminary plat, site plan review and rezoning to planned development for the November 6th Apple Valley Planning Commission Meeting. We are proposing a 4 story 98 unit senior cooperative along with 7 townhomes on the northeast corner of Pilot Knob and McAndrew's roads. This is a "for sale" product with average home sizes of 1,550 sq. ft. The building has been placed back on the site to allow for significant green space and a nice transition from the intersection from lower to higher density. We have also worked carefully to preserve significant buffers between our property and the golf course—both to the north and east. Several perspectives have been included showing minimal impact to the golf course due to the natural grades and significant existing trees. The proposed exterior materials include a combination of high quality, low maintenance Hardie siding, as well as cultured stone and brick. United Properties has been in business for over 100 years and has developed 14 Applewood Pointe Cooperatives; 1 is currently under construction and we will break ground on our 16th AWP this winter. There is very strong demand for this product supported by a significant (doubling) increase in the senior population over the next 25 years. Best Regards, Jennifer Mason Kimley>>>Horn MEMORANDUM To: Brandon Anderson, City Engineer From: Mitchell Cookas Kimley-Horn and Associates, Inc. Date: November 22, 2019 Subject: United Properties Applewood Pointe Preliminary Plan Review Kimley-Horn has reviewed the comments provided by the City of Apple Valley, dated October 31, 2019, and has modified the plans accordingly. The comments and responses are listed below. Responses to comments are in bold italics. GENERAL COMMENTS 1. All work and infrastructure within public easements or right of way shall be to City standards. Acknowledged. 2. Drainage and utility easement shall be dedicated on final plat over all public infrastructure. Acknowledged. An updated Preliminary Plat is included in the resubmittal of Civil documents. 3. Provide a narrative of how the buildings will be constructed and any impacts. The narrative shall include the following: a. Shoring (if applicable) b. Material Storage c. Haul routes to and from the site d. Phasing To be included with final Construction Documents. 4. Storm water Pond and Infiltration Basin Construction and Maintenance Agreement will be required as part of Development Agreement. Acknowledged. The proposed wet pond and pretreatment basins will not accept public stormwater runoff therefore will remain private. 5. Infiltration Maintenance Agreement will be required for the privately -owned storm water treatment areas. Acknowledged. kimley-horn.com 767 Eustis Street, Suite 100, St, Paul, MN 55114 651-645-4197 >>Hor 1 Page 2 6. The developer shall identify whether site utilities will be installed under private or public contract. Refer to sheet C600 Utility Plan for proposed utility easements locations in relation to proposed utilities. PERMITS COMMENTS 7. Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution Control Agency, Met Council, Department of Labor and any other required permits prior to construction. Acknowledged. 8. A Dakota County Right -of -Way permit will be required for work within the McAndrew's and Pilot Knob right-of-way. Acknowledged. 9. A Natural Resource Management Permit (NRMP) will be required prior to any land disturbing activity commences. Acknowledged. SITE COMMENTS 10. Final site plan shall be reviewed with the construction plans and approved by City Engineer. See sheet C400 Site Plan for review. 11. Preliminary Plat shall indicate required 5' (back) and 10' side lot (adjacent to roadways) easements for proposed Lot 1 block 1. The preliminary plat has been revised and is included in the resubmittal of Civil documents. 12. Access to site shall be in accordance with Dakota County Plat Commission recommendation per October 31, 2019 letter. The proposed site access has been revised in accordance with Dakota County Plat Commission. A proposed Right -In / Right -Out is located along McAndrews Road while a proposed Right -In only is located along Pilot Knob. 13. Applicant submitted a traffic trip generation report: a. The overall changes in area trips is expected to be an increase of 23 a.m. peak hour trips, 29 p.m. peak hours trips and an overall increase of 416 daily trips. Acknowledged. See the revised Traffic Report. b. McAndrew's has a 2017 ADT of 9,800 and Pilot Knob has a 2016 ADT of 20,500 vehicles per day. Acknowledged. See the revised Traffic Report. kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 Kimley>»Horn Page 3 c. The directional distribution percentages need to be adjusted to reflect the Dakota County recommended access restrictions. Acknowledged. See the revised Traffic Report. 14. Provide a cross section of the internal private street per City of Apple Valley Plate STR-32. Road should be a minimum of 26' wide face to face. See sheet C703 Construction Details for typical section consistent with City Standard Plate STR-32. 15. Provide a cross section for Pilot Knob Road and McAndrew's Road showing required turn lanes, shoulders and medians. Acknowledged. Off-site improvements are forthcoming, dependent on final coordination with Developer and City. 16. Site plans should show site line triangles at access entrances as well as on the landscape plan. See Sheet C400 Site Plan for the addition of these site line triangles. 17. Show bituminous trail locations along Pilot Knob Road and McAndrew's within ROW. Trail should be 10' wide and should have a two -foot separation between back of trail and ROW. Trail shall be extended just past driveway aprons at both locations. See Sheet C400 Site Plan for the revised location of the 10' wide trail. The development proposes an to dedicate an additional 25' along McAndrews Road and Pilot Knob, which determines to location of these trails. 18. Provide curb radius labels at both entrances to the site. Curb radius labels have been added to both entrances of the site. See Sheet C400 Site Plan. 19. Provide taper lengths and ratio along Pilot Knob Road and McAndrew's Road for the medians and turn lanes. Acknowledged. Off-site improvements are forthcoming, dependent on final coordination with Developer and City. 20. Provide additional drawing showing Auto turn turning movements for emergency vehicles and planned vehicle used onsite. All emergency vehicle access will likely be from Pilot Knob (ingress). See Sheet C401 Fire Access Plan for truck turning movements. 21. A commercial driveway entrance is required at all access point to public roadways per AV Plate No. STR-4 or STR-5. Standard city plates should be referenced on plans. See Sheet C400 Site Plan and CC703 Construction Details. kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 Ki-nley>>>Horn Page 4 22. Pedestrian curb ramps in accordance with City of Apple Valley standards are required at sidewalk crossings of entrances. See Sheet C400 Site Plan for curb ramp locations. 23. Move the pedestrian crosswalk at the entrance on McAndrew's further inside the site (closer to building and parking lot) to better protect pedestrian conflict at RIRO and remove internal sidewalk connections from ROW. See Sheet C400 for the revised location of the pedestrian crosswalk at the entrance of McAndrews. Internal sidewalk connections have been removed from ROW. SIGNS COMMENTS 24. Final Grading Plans shall be reviewed and approved by City Engineer. Acknowledged. 25. Business Final Stormwater Management Plan shall be reviewed and approved by City Engineer. Acknowledged. A revised Stormwater Management Report is included in the Civil resubmittal dated 11/27/19. 26. Provide Hydro CAD modeling files to the City Engineer. Acknowledged. HydroCAD models are included in the Civil resubmittal dated 11/27/19. 27. Provide the overall site composite Curve Number (CN) along with the impervious % on the grading plan. See Sheet C500 Grading Plan for the requested CN and impervious % values. 28. Provide the Storm Water Pollution and Prevention Plan (SWPPP). Forthcoming. To be completed along with final Construction Documents. 29. Project is located within 1 mile of an identified impaired water (Farquar Lake). Farquar Lake is impaired for nutrients. a. Per Apple Valley SWMP policy 6.4, enhancement to the pond and infiltration bench to capture dissolved phosphorous are recommended. Acknowledged. The infiltration bench is now specified as a vegetative buffer to capture dissolved phosphorous. b. Must comply with NPDES Construction permit section 23.9 and 23.10 Acknowledged. 30. Per SW MP Policy 1.5 the City requires that new development and redevelopment activities do not increase peak runoff rates relative to pre -project runoff rates for the 1 -year, 2 -year, 10- kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 wriley>»Horn Page 5 year, and 100 -year critical storm event. The City may impose more stringent rate control requirements if the capacity of the downstream system is limited. The site is meeting the pre -project runoff rates for the 1-, 2-, 10-, and 100- year events. See the Stormwater Management Report included in the Civil resubmittal dated 11/27/19. 31. Per SWMP Policy 6.5 New and redevelopment activity of 0.2 acres or more shall be required to achieve no -net increase in average annual runoff volume compared to the pre - development condition. Acknowledged. See the Stormwater Management Report. 32. Wet ponds and pretreatment basins (both interim and full build -out) shall meet the requirements of the MPCA's Minnesota Storm Water Manual: Design Criteria for Storm Water Ponds. It is required that public safety be considered in every aspect of pond design. Acknowledged. a. Wet Ponds i. The minimum required total storage volume (Vts) equals the sum of the volume in the permanent pool (Vpp below the outlet elevation) plus live storage allocation for water quality volume (Vwq). Vwq equals 1.0 inch of runoff per new impervious acre. It is required that the Vwq is discharged at no more than 5.66 cubic feet per second per surface area of the pond. Acknowledged. See the Stormwater Management Report. kimley-horn.com ii. It is required that basin outlets have energy dissipation: 1. The City of Apple Valley specifies that the maximum allowable pipe velocity at basin outlets shall be 6 fps. The velocities of the proposed pretreatment basin outlet pipes exceed 6 fps. Proposed BMP #1 (Wet Pond), BMP #1.1 (Pretreatment Basin), and BMP #1.2 (Pretreatment Basin) have been revised in effort to meet the 6 fps requirement. BMP #1 outlet exceeds this maximum due to final rate control requirements and the allowable space for the detention pond. See Sheet C502 and C503 Grading Details for pipe outlet velocities. 2. It is highly recommended that where open channels are used convey runoff to the pond, the channels be stabilized to reduce the sediment loads. Rip Rap is provided as necessary at channels to stabilize and reduce the sediment loads. 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 Kimley>»Horn Page 6 b. Pretreatment Basins/Fore bays i. It is required that were a fore bay is installed, direct vehicle/equipment access be provided to the fore bay for sediment removal and other maintenance activities. A 10' wide maintenance bench, 1' -2' above the NWL, with a maximum slope of 10% should be constructed around the entire perimeter of the pretreatment basins in conjunction with the maintenance access. See Sheet C502 Section B -B for the pretreatment basin typical section. See Sheet 501 Stormwater Management Plan and Sheet C500 Grading Plan for proposed grades. kimley-horn.com ii. It is recommended that the fore bays be sized to contain 10 percent of the water quality volume (Vwq) in a pool that is four to six feet deep. Note that the fore bay storage volume counts toward the total permanent pool requirement. Vwq equals 1.0 inch of runoff per new impervious acre. The fore bay geometry is limits by proposed on-site grade challenges. The permanent pool depths are at minimum 3 feet per the minimum MPCA requirement. BMP #1.1 and BMP #1.2 are sized to provide at minimum 10% of the water quality volume. iii. It is recommended that the fore bays be designed with a surface area equivalent to 10 percent of the pond permanent pool surface area or equivalent to 0.1 percent of the drainage area. The proposed BMP #1.1 and #1.2 are designed with a surface area at minimum of the permanent pond surface area. See Sheet C500 Grading Plan and C501 Stormwater Management Plan for proposed grading. iv. It is highly recommended that flows from fore bays enter the permanent pool area with non-erosive outlet conditions. 1. The outflow pipe velocities from the pretreatment basin to the wet ponds are significantly above 6fps. To alleviate the demand on the outlet pipe, the outlet pipe should be designed with capacity to handle the 10 -year rainfall event. Rainfall events larger than the 10 - year can be conveyed to the wet pond via an overland open channel. The recommended maximum velocity for overland discharge is 4 fps. Proposed BMP #1.1 (Pretreatment Basin) has been added to the stormwater management design. See Sheet C502 and C503 Grading Details for pipe outlet velocities. As a secondary outlet, a spillway is provided, however, it is not anticipated that 100 - year storms will need to utilize this spillway. v Skimming shall be provided at each of the pretreatment basins to prevent floating debris from entering the main wet ponds. The outlets from the 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 Kimley>>>Horn Page 7 pretreatment basin shall be modified to incorporate a skimmer structure (within the embankment) and a submerged pipe in the pretreatment basin. The skimmer structure shall be set to skim up to the 10 -year rainfall event. The skimmer structure shall provide 1' between NWL and the top of the submerged pipe. See Sheet C502 and C503 for BMP typical sections. Skimmer structures are proposed at each pretreatment basin and wet pond. c. Maintenance Access i. It is required that adequate maintenance access be provided. The City of Apple Valley requires a minimum width of 8 feet. If feasible, it is recommended that the access be 10 feet wide, have a maximum slope of 10 percent, and be appropriately stabilized for use by maintenance equipment and vehicles. Maintenance access is provided to each wet pond and pretreatment basin through a 8' minimum, 10' typical, wide path at a maximum slope of 10%. See Sheet C500 Grading Plan and C502 and C503 Grading Details. ii. It is required that the maintenance access extends to the fore bay, access bench, riser, and outlet, and allows vehicles to turn around. Maintenance access extends to the forebay through utilizing the proposed 10' trail. iii. The maintenance access should be covered by drainage and utility easement and be clearly denoted on plans. The proposed BMPs will not accept off-site runoff, therefore the stormwater management areas will remain private. It is not anticipated that these would require drainage and utility easement. d. Pond Buffers and Setbacks i. It is highly recommended that a pond buffer extending a minimum of 16.5 feet outward from the maximum water surface elevation of the pond be provided. Permanent structures (e.g., buildings) should not be constructed with the buffer. Permanent structures are not located within 16.5 feet of the maximum high water elevation of any of the wet pond or pretreatment basin. ii. Restoration/Landscape plan should indicate required buffer area above the HWL. See Landscape Plans for the 16.5' buffer delineation. e. Pond Emergency Spillway/EOF kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 ey Morn Page 8 i. Indicate the emergency spillway path that will pass storms in excess fo the ponds hydraulic design or if the permanent outlet pipe/structure fails. See Sheet C500 Grading Plan. 33. Soil borings indicate a clay layer present in the South Storm water basin (Soil boring 7, 8, and 11). Address clay layer and access feasibility to infiltrate within the infiltration bench. See Sheet C501 Stormwater Management Plan, Wet Pond notes which address any encountered clay layer. 34. Proposed riprap at flared end section in southern storm water pond spans 6 feet in height and may become an erosion concern. This has been reduced. See Sheet C Stormwater Management Plan for proposed locations of flared end sections and rip rap. 35. Indicate the emergency spillway path that will pass storms in excess of the ponds hydraulic design or if the permanent outlet pipe/structure fails. See Sheet C500 Grading Plan. 36. The NWL, 100 -year HWL and all EOF's should be indicated on plan sheets for storm water pond and infiltration basins, including the water feature shown in the northeast corner of the site Hydraulic calculations shall be approved by the City Engineer. See Sheet C500 Grading Plan. 37. Identify elevations of openings on C500 to ensure that EOF's are 1.0' below the lowest openings and lowest floor (including basements) are: f. At least 1 foot about the estimate 100 -year water surface elevation in accordance with SWMP Policy 1.1 See Sheet C500 Grading Plan. BMP #1.2 has been revised to allow for 1' minimum freeboard between HWL and lowest opening. 38. Identify parking lot EOF elevation and routing. See Sheet C500 Grading Plan. 39. The infiltration basins should be identified by numbers (1-X) and calculations provided. The BMPs have been revised and are identified as such: BMP #1, BMP #1.1, BMP #1.2. 40. Provide cross section detail of proposed swale on the north side of the site along with frozen ground snowmelt conditions to ensure proper drainage. See Sheet C503 Grading Details, Section D -D. 41. All drainage swales and turfed areas shall be at 2% minimum slope. See Sheet C500 Grading Plan. kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 Kimley>>>Horn Page 9 42. All retaining walls over 48" from bottom of footing to the top of wall shall be designed and certified by a structural engineer and submitted to building inspections for final approval. Provide additional details and/or specifications for retaining wall block type. Acknowledged. 43. Retaining Walls shall NOT be located with Right or Way and shall be privately owned and maintained. Boulder walls with south storm water basin shall not encroach into drainage and utility easement areas. Site grades have been revised to remove retaining walls from public ROW. See Sheet C500 Grading Plan. 44. Maximum roadway grades cannot exceed 8%. Streets should have 2% cross slope in accordance with STR-32. The private drive grades have been revised to not exceed 8% and to provide the 2% cross slope in accordance with STR-32. See C500 Grading Plan. 45. Drainage Swales are required between townhomes to prevent individual drainage to be directed to adjacent structures. Revise contours accordingly. Drainage swales have been added between townhomes. See Sheet C500 Grading Plan for revised grading. STORM SEWER COMMENTS 46. Final locations and sizes of Storm Sewer shall be reviewed with the final construction plans and approved by City Engineer. Acknowledged. 47. Provide storm sewer calculations for stormwater requirements. (Rational method including Hydraulic grade lines). See resubmitted Stormwater Management Report. 48. Storm sewer within right of way and public drainage and utility easement for purposes of connection to public infrastructure shall be reinforced concrete pipe and meet all City standards. Acknowledged. The outlet pipe from BMP #1 (Wet Pond) is 6" and therefore is not specified as RCP. The outlet pipe is specified as 6" PVC. 49. Add a structure in the southwest corner of the site and tie the proposed storm outlet into the existing 36" RCP at STRM 406. Existing ditches and culverts will need to be connected to storm water within ROW. A proposed storm structure has been added at the storm outlet in to the existing 36" RCP. Off-site drainage calculations are forthcoming, dependent on coordination with the Developer and City. kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 imley»>)Horn Page 10 50. STRM 400 should be extended and connected into STRM 101 within ROW Propose storm sewer has been revised. See Sheet C501 Stormwater Management Plan. The proposed on-site wet pond is not designed to accommodate off-site runoff. 51. Additional catch basin(s) may be required in the curb line prior to trench drains entering underground parking area to minimize contributing drainage area. See Sheet C501 Stormwater Management Plan for review of added structures. 52. Additional catch basin(s) may be required in the curb line prior to drainage leaving site onto public ROW. See Sheet C501 Stormwater Management Plan for review of added structures. SANITARY SEWER AND WATER MAIN 53. Final locations and sizes of Sanitary Sewer and Water main shall be reviewed with the final construction plans and approved by City Engineer. Acknowledged. 54. All water mains located within right of way and public easements for purposes of connection to public infrastructure shall be ductile iron pipe and meet all City standards. Utility notes on page C600 should be updated to reflect City of Apple Valley Standards where applicable. Utility notes reflect City of Apple Valley Standards. 55. Provide additional drawing showing fire hydrant coverage. See Sheet C401 Fire Access Plan. 56. Domestic water and Fire service shall be split outside the building and the valves shall be located 1.5 times the height of the building away from the building or placed in location readily accessible per City Detail SER -6 for sprinkled buildings. Domestic Water and Fire service is shown to be split outside the building by a distance of 75' away from the 50' tall building on sheet C600. See Sheet C601 for City Detail SER -6. 57. Identify Irrigation service location(s) if applicable per SER -4. This is not applicable. 58. Water main cannot be located underneath retaining walls. Grading has been revised and resolved this issue. Water main will not be located under retaining walls. 59. Extend the water main connection in the southwest corner to provide redundant connection to 16" trunk water. Existing 16" trunk water main within McAndrew's needs to be identified on utility plan. kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 Kimley>»Horn Page 11 Watermain has been extended to connect to the 16" trunk main within McAndrew's Road to provide a redundant connection. See sheet C600 Utility Plan. 60. Future water main tee and gate valve connection should be extended north of Pilot Knob Access Drive for future water main extension to the north. A stub has been extended north to the limits of grading for future watermain extension. See sheet C600 Utility Plan. 61. SSWR-103 should be relocated to an accessible location. The alignment of the sanitary sewer has been relocated to provide for better access. See sheet C600 Utility Plan. 62. Sanitary Sewer and water main alignment in roadway shall be per City of Apple Valley standards including service connections to proposed townhomes per SER 1 and SER 1A The Sanitary Sewer and Watermain have been designed per the City of Apple Valley Standards. Details SER 1 and SER 1A have been provided on Sheet C601. 63. Note 7 on sheet C600 should state "Contractor shall maintain a minimum of 8' cover on all waterlines." Note 7 on Sheet C600 has been changed to state "Contractor shall maintain a minimum of 8' cover on all waterlines." LANDSCAPE AND NATURAL RESOURCES 1. The proposed plant schedule contains "River birch" in the ornamental tree category. River birch shall be classified as an Over story Tree. See Landscape Plans. 2. The proposed plant schedule for Over story Trees contains 38% quaking aspen and 27% maples. Diversify the planting schedule to follow City Code 152.46 (B): See Landscape Plans. 3. All remaining trees shall be protected from construction damage and root compaction with protective tree fencing. Impacting any Valley wood Golf Course trees is prohibited. Equipment, stockpiles, and contractor parking is restricted from the area labeled "Existing woodland to remain" on Sheet L100. See Landscape Plans. 4. Any wounds or damage to remaining live oaks from March -Nov shall be immediately sprayed with pruning paint to limit oak wilt infections. Acknowledged. See Landscape Plans. kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 �inley ?� om Page 12 5. New trees and retaining walls are proposed to be near storm water infrastructure (inlets, outlets, riprap, boulder outcropping) on each of the basins. Provide 20' clear access for equipment and future maintenance activities on all underground infrastructure. Acknowledged. 6. Provide quantities and locations for perennials and grasses. There is a large proposed area of "native shrubs/perennials" around the basin. Provide a detailed plan for establishment and maintenance if these areas are to be seeded. The City encourages native plantings. Many of the proposed perennials and grasses contain cultivars (cultivated varieties of native plants that do not have the same benefits to pollinators and birds), indicated by the name x 'variety'. Native plants would not contain the variety name in quotes. See Landscape Plans. Thank you for the thorough review of the layout. Please contact me with any questions regarding the responses. Sincerely, KIMLEY-HORN AND ASSOCIATES, INC. Mitchell Cookas kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 Kimley>>>Horn MEMORANDUM To: City of Apple Valley CC: United Properties From. Jacob Rojer, P.E. Kimley-Horn and Associates, Inc. Date: November 27, 2019 Subject: Applewood Pointe Senior Housing Trip Generation Apple Valley, MN INTRODUCTION United Properties is proposing to construct townhomes and senior housing facility on the northeast corner of Pilot Knob Road (CSAH 31) & McAndrews Road (CSAH 38) in Apple Valley, MN. The following memo documents the estimated number of trips generated by the development during peak hours and the trip assignment at the study intersections. TRIP GENERATION The proposed development will include 7 townhomes and a 98 -unit senior housing development. Access will be provided to the proposed development via two accesses: • A right-in/right-out access 650 feet east of Pilot Knob Road on McAndrews Road • A right -in access 400 feet north of McAndrews Road on Pilot Knob Road Trip generation for the development was calculated based on the Institute of Transportation Engineers (ITE) Trip Generation, 10th Edition. ITE Land Use Code 220 (Multifamily Housing — Low Rise) and Code 252 (Senior Adult Housing — Attached) was used for the development. Table 1 provides the estimated number of daily, AM peak hour, and PM peak hour trips. Table 1 — Trip Generation Land Use Description ITE Code Intensity / Units Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Multifamily Housing — Low Rise 220 252 7 Units 98 Units 52 1 7 2 13 3 20 3 14 1 4 Senior Adult Housing 364 11 25 TOTAL 416 8 15 23 17 12 29 orn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197 Kinnley>>>Horn TRIP DISTRIBUTION AND ASSIGNMENT Page 2 Trip Distribution The directional distribution was based on the current traffic patterns in the area, the location of the proposed site access, proximity to retail centers in the area, and the anticipated routes that will provide site users with the fastest and most convenient path to and from the site. Exhibit 1 shows the locations of retail centers surrounding the site and how far away they are from the proposed site. Based on the location of regional roadways, and proximity to retail centers, the estimated trip distribution for the site -generated traffic is provided below: • To/from the north on Pilot Knob Road — 50% • To/from the south on Pilot Knob Road — 15% a To/from the east on McAndrews Road — 5% • To/from the west on McAndrews Road — 30% Trip Assignment With both proposed accesses being right-in/right-out, there will be U-turns at the intersection of Pilot Knob Road & McAndrews Road for southbound vehicles entering the site and for eastbound vehicles leaving the site. The southbound vehicles entering the site will make up 50% of the entering site traffic during the peaks and the eastbound vehicles exiting the site will make up 5% of the traffic during the peaks. However, the trip generation for the site is low and the impacts of the U-turns and right-in/right-out traffic will be negligible. The trip assignment for the two accesses and Pilot Knob Road & McAndrews Road are shown in Exhibit 2. Alternate Routes With access limited to right-in/right-out on McAndrews Road and a right -in access on Pilot Knob Road, other routes were evaluated to determine if vehicles would avoid a U-turn at Pilot Knob Road & McAndrews Road to access the site. The only entering movement where a U-turn would be required is for the southbound vehicles on Pilot Knob Road accessing the site. As previously stated, this movement accounts for 50% of the entering traffic which equates to 4 vehicles in the AM peak hour and 8 vehicles in the PM peak hour. In order to avoid a U-turn, vehicles would potentially use local neighborhood streets such as Dorchester Trail. Exhibit 3 shows the travel time and distance for making the southbound U-turn at Pilot Knob Road & McAndrews Road and for continuing south to use Dorchester Trail. Making the U-turn at Pilot Knob Road & McAndrews Road would take around 12 seconds and is 400 feet to the access. To avoid the U-turn and utilize Dorchester Trail it would take over 90 seconds and is a 1 -mile route to the site access. Based on these results, it is not anticipated that vehicles would choose a 1 -mile route over making a U-turn at Pilot Knob Road & McAndrews Road. Sincerely, Jacob Rojer, PE kimley-horn,com °;°767 Etis is"Stree S !ite100 SI t:PaihI; NN55114, In651,645-4197 Retail Locations & Distance to Site (Miles) Wiley))) Horn EXHIBIT 1 PROXIMITY TO RETAIL LEGEND Study Intersection XX [XX] AM [PM] Trip Assignment Trip Distribution Project Site Location »Horn EXHIBIT 2 TRIP DISTRIBUTION & ASSIGNMENT Distance = 400 ft Travel Time = 12 seconds McAndrewsRoad (CSAH 38). Distance = 1 mile Travel Time = 90+ seconds t*, •C a 4 Kimielp)Horn EXHIBIT 3 TRAVEL TIME & DISTANCE APPLEWOOD POINTE LOCATION MAP CURRENT COMPREHENSIVE PLAN DESIGNATION PROPOSED 2040 COMPREHENSIVE PLAN DESIGNATION "HD" (High Density Residential) 4 rvi 46-, '151:1 41.1721.1 4% -ktri0 '„1•," :11168M 1 a r� kr. 11 rid cul■`I1u® P 12o H1sriw PD -168 lleywood Municipal GC SITE MCANDREWSLRD DOVER DIAMOND VIM 1Iw Cr rin 4! I ' iii" in .m1 m ii IC Tor r_I. 11116.11144) ii, 7•11:11 • • 14 ROE Marlilik :II �,�!w '►: `t '`JAIIIIIIp it) e' EUCLID � i132NDST}W' _ Ali111i911.11■ -7C M -7C 129,THi o09S A. rS.*Z•ON r. r s. 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M ' Et------- NOTE: ONLY SIGNIFICANT TREES IN THE SUBJECT PROPERTY SHOWN ON PLAN/ INVENTORY. -5 'man, taw 2l51I1551 II 1/2r." • 9.9.9..9.99,15.. 666.8E46 - 6105 '5569610..N...P Nrld NOLLNIALI3S3Nd .151.610.1.5355133a1 -611.1a.61966,1616.064.1 OW, Ody Rani Pm..~.616.d.6.1-P..166,n,3631-011(111,1 A.u, MAMA ;711c1 oaioaysv. s1.10 H zz 0!� CL } o w O LU' w J J CL 0 CL CL < < PAGE 1 OF 1 -MI � imi imisimm SSOli AE0 5 0 7y GVOdl SOiN> 1011d U w�+ Cf) W>Z w 1- W Ce 0 Z J W a j J �pa> W w u_ 0- 0 2 Z a Q PERTIES Z D 5 a.C 0 0 412 COW>z W I- W g W j CLa_> o_ D < WWWa H d O Z a Q w R w 0 0 rc 0 z 5 0 0 ,45 st 1Z 0 0 re N N W 7 C9 v. C9 N MAIN FLOOR PLAN W )- zw W H W H Z ac0Qw W 0- J a <' O_ O iGg p w Q J O W O_ Q H p Q Z _ 7 Q FLOOR PLANS m G3 N SECOND FLOOR PLAN 0PE RTI ES 0 z D 0 0 0 0 LL • AA a at f z z 0 0 0 J U_ 0 \LLI CL \cuJ# 0_o D /fit \ « ) ( UNIT DATA FOURTH FLOOR PLAN cnW>z UJ LIJ y o ¢>- W d J CL 0 o J CL p > O 2i < cL J W W L., d a G D PROPERTIES NORTH ELEVATION BUILDING ELEVATIONS MONUMENT SIGN B EAST ELEVATION MONUMENT SIGN A ii ft m �r8 (0 W ›- w w H W = J W a j J CL 0-Qo 0 Lu- w w U- 2a o0 O PE RTI ES UNITED P REAR ELEVATION FRONT ELEVATION View from intersection looking Northeast 2k0 1- 03LU front looking south L1.1 ›- L.1.1 WI- W F Z J CC Y W 0 < W O0 a0 a < WE2 0 0- Z a Q Q 0 0 = W ma cc d U d 0 0 0 N 0 ... .... ..... Apple ppl ell Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 6.A. December 18, 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, January 15, 2020 - 7:00 p.m. • Public hearing applications due by 9:00 a.m. on Wednesday, December 18, 2019 • Site plan, variance applications due by 9:00 a.m. on Thursday, January 2, 2020 Wednesday, February 5, 2020 - 7:00 p.m. • Public hearing applications due by 9:00 a.m. on Wednesday, January 8, 2020 • Site plan, variance applications due by 9:00 a.m. on Wednesday, January 22, 2020 Next City Council Meetings: Thursday, December 26, 2019 - 7:00 p.m. Thursday, January 9, 2020 - 7:00 p.m. BACKGROUND: N/A BUDGET IMPACT: N/A