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Home My WebLink About8/19/2020 :i0i 00000 ;;;•. Meeting Location: Municipal Center Apple 7100 147th Street West Valley Apple Valley, Minnesota 55124 Planning Commission meetings have resumed at the Municipal Center and are open to the public with physical distancing restrictions. Attendee procedures and access information are posted on the City's website. August 19, 2020 PLANNING COMMISSION TENTATIVE AGENDA 7:00 PM 1. Call to Order A. Planning Commissioners will be attending either in-person or virtually. A Roll-call will be taken. 2. Approve Agenda 3. Approve Consent Agenda Items Consent Agenda Items are considered routine and will be enacted with a single motion, without discussion, unless a commissioner or citizen requests to have any item separately considered. It will then be moved to the land use/action items for consideration. A. Approve Minutes of August 5, 2020, Regular Meeting 4. Public Hearings A. Tempo Homes Residential Lot Split - PC20-09-SV Consider Subdivision by Preliminary Plat of existing parcel into two lots and variance from minimum lot width abutting right-of-way to create new lot for residential development. LOCATION: 12936 Galaxie Ave PETITIONER: Property owner Tina. Tran and petitioner Calvin Tran, Tempo Homes 5. Land Use /Action Items 6. Other Business A. Review of Upcoming Schedule and Other Updates Next City Council Meeting- Thursday, August 27, 2020 - 7:00 p.m. New Planning Commission Meeting- Wednesday, September 2, 2020 - 7:00 p.m. 7. Adjourn Regular meetings are broadcast, live, on Charter Communications Cable Channel 180 and on the City's webs ite at www cityofapplevalley.org ��•09000 ITEM: 0900 090 PLANNING COMMISSION MEETING DATE: August 19, 2020 Apple Valley SECTION: Special Notification Description: Planning Commission meetings have resumed at the Municipal Center and are open to the public with physical distancing restrictions. Attendee procedures and access information are posted on the City's website. Staff Contact: Department/ Division: Mari Salamanca, Planning Department Assistant Community Development Department ACTION REQUESTED: Please let us know you have joined us by either signing in at the door or requesting to be an attendee on-line. SUMMARY: Note: Planning Commission meetings have resumed at the Municipal Center and are open to the public with physical distancing restrictions. BACKGROUND: N/A BUDGET IMPACT: N/A ��•09000 ITEM: 1.A. 0900 090 PLANNING COMMISSION MEETING DATE: August 19, 2020 Apple SECTION: Call to Order Description: Planning Commissioners will be attending either in-person or virtually. A Roll-call will be taken. Staff Contact: Department/ Division: Mari Salamanca, Planning Department Assistant Community Development Department ACTION REQUESTED: SUMMARY: During the COVID-19 Pandemic, the Council Chambers in the Apple Valley Municipal Building has been set up to allow for the Planning Commissioners to attend meetings either in-person (observing social distancing in accordance with Emergency Executive Order 20-81) or virtually (via GoToMeeting). A Roll-call will be taken. BACKGROUND: N/A BUDGET IMPACT: N/A ��•09000 ITEM: 3.A. 0900 090 PLANNING COMMISSION MEETING DATE: August 19, 2020 Apple SECTION: Consent Agenda Description: Approve Minutes of August 5, 2020, Regular Meeting Staff Contact: Department/ Division: Mari Salamanca, Department Assistant Community Development Department ACTION REQUESTED: Approve minutes of regular meeting of August 5, 2020. SUMMARY: The minutes of the last regular Planning Commission meeting are attached for your review and approval. BACKGROUND: State statute requires the creation and preservation of meeting minutes which document the official actions and proceedings of public governing bodies. BUDGET IMPACT: N/A ATTACHMENTS: Minutes CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES AUGUST 5, 2020 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: Chair Tom Melander,Tim Burke*,Jodi Kurtz,Paul Scanlan*,Ken Alwin*, and Keith Diekmann*. Member Absent: David Schindler City staff members attending virtual meeting: City Attorney Sharon Hills, Community Develop- ment Director Bruce Nordquist, City Planner Tom Lovelace, City Engineer Brandon Anderson, and Planner/Economic Development Specialist Alex Sharpe. *Present via remote technology 2. APPROVAL OF AGENDA Chair Melander asked if there were any changes to the agenda. CD Director Nordquist said no changes. MOTION: Commissioner Burke moved, seconded by Commissioner Kurtz, approving the agenda. Rollcall vote: Ayes - 6—Nays - 0. 3. CONSENT ITEMS MOTION: Commissioner Burke moved, seconded by Commissioner Kurtz, approving the minutes of the meeting of July 15, 2020. Rollcall vote: Ayes - 6—Nays - 0. 4. PUBLIC HEARINGS --NONE— 5. LAND USE/ACTION ITEMS A. Applewood Pointe—PC 19-10-ZSB City Planner Tom Lovelace is recommending approval of: 1. Rezoning from"M-6A"(Multi-Family Residential/6-12 Units per Acre)to "PD"(Planned Development). 2. Subdivision by plat to create one lot and one outlot. CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes August 5,2020 Page 2 of 13 3. Site Plan/Building Permit Authorization to allow for a 3-4 story/98 unit seniors co-op building on 7.46 acres. City Planner presented a PowerPoint Comprehensive Plan: The 2040 Comprehensive Plan Land Use Map guides the property "MD" (Medium Density Residential/6- 12 units per acre). Medium Density Residential land uses in- clude townhomes, other attached single-family dwellings, and low-rise apartments and condo- miniums 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 98 multi-family dwelling units and seven (7) villa homes 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 the current land use designation. Livable Communities Impact: The proposed multi-family development will provide 98 senior co-op dwelling units and seven 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. 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 sto- ries. The proposed building will have a maximum height of 56 feet. The proposed 98-unit senior co-op development will be located on a 7.5-acre lot. This will create a density of 13 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 spe- cialized 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; CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes August 5,2020 Page 3 of 13 • To encourage more efficient allocation and maintenance of privately controlled open space in residential developments through the distribution of overall density of popula- tion 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: The proposed development is in conformance with the comprehensive guide plan of the city and encompasses an area of not less than five acres. The proposed development plan is designed in a manner so as to form a desirable and unified en- vironment within its own boundaries. 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 develop- ment. The proposed maximum number of stories (four) and 56-foot tall building height would be ad- dressed through a planned development. Preliminary Plat: The subject property is currently unplatted. The applicant is proposing to subdivide the 10.9-acre site into one (1) lot and one (1) outlot. The proposed 7.5-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 remaining land area will be public right-of-way. The plat shows 75-foot highway easement for the half right-of-way of Pilot Knob Road and 50 feet of half right-of-way for McAndrews Road. An additional 25 feet of right-of-way width will need to be dedicated 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 five foot (5') wide drainage and utility easement along all common lot lines. Site Plan: The applicant is proposing a 98-unit senior cooperative building on a 7.9-acre lot. Ac- cess to the site would be via a 26- foot wide private street that will intersect with McAdrews CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes August 5,2020 Page 4 of 13 Road(CSAH 3 8) on the south and Pilot Knob Road (CSAH 31) on the west side. Access to the building and surface parking will be via two driveways directly from the private street. A third driveway off the private street will provide access to the building's underground parking. The plan identifies 63 surface parking spaces and 115 underground, which equate 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 con- sistent with similar projects that have been built in the city. The proposed building will be set back 76 feet from McAndrews Road, 56 feet from Pilot Knob Road, 59— 112 feet from the rear property line, and 25 —40 feet from the private street. Building setbacks in 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. 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 pri- vate 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 al- low any on-street parking and would be difficult for emergency vehicles to maneuver. Staff sug- gested 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 show a 26-foot wide street with 10 parking spaces on the southwest side of the street. Those parking spaces will be in front of the future townhomes. Staff has some concern about having the parking spaces located across from the underground garage driveway and north driveway of the surface parking lot. That area should be signed "No Parking", which will result with the elimination of a minimum of four space. The site plan indicates that "No Parking" signage will be installed along the north side of the pri- vate street. Staff is recommending that the north curb be painted yellow and 'No Parking Fire Lane" signage be erected in place of the proposed "No Parking" signage. Several retaining walls varying in height from five to 13 feet high will be constructed on the site. Any retaining wall over four feet tall will require a building permit. CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes August 5,2020 Page 5 of 13 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. The ponds located in front of the building and in the southeast corner of the site will pre-treat the runoff collected. A gazebo and two-foot high retaining wall will be located between storm water pond and surface parking lot. A water feature with a five-foot tall boulder wall will be located in the northeast corner of the site.A concrete patio area will abutt the pond and provide a nice amenity for the residents. 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 the attached memo. The demo plan identifies four wells in the site that will be sealed and abandoned in place. It does not identify the location of a septic system and drain field. These elements will need to be removed as part of site development. Tree Inventory and Preservation Plan: Development of the site will result in the removal 5,933 caliper inches. Replacement shall occur in accordance with the City's Natural Re- sources Management Ordinance, which states that 10% of the total number of diameter inches of significant trees removed must be replaced within the subdivision. Landscape Plan: The landscape plans identify a variety of coniferous, ornamental and overstory trees as well as a variety of ornamental grasses, perennials and shrubs. The appli- cant 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 2V2% of the estimated building construction cost based on Means Construction Data. The applicant will need to submit a detailed plant- ing list for review and approval by City staff prior to issuance of a building permit. Three Lindens and one Northern Pin Oak trees are located in the McAndrews Road right-of- way. Those trees will need to be relocated outside of the right-of-way. Lighting Plan: City code requires that any light or combination of lights that cast light on any adjacent residential property shall not exceed one-half foot as measured from the prop- erty line. Their submitted lighting plan meets the requirements set forth in the code. Elevation Drawings: The exterior finish of the senior cooperative will be a combination of fiber cement lap siding, EDCO metal board and batten lap siding, metal siding, face brick, ashlar pattern modular block, and precast stone trim. City code requires that mul- CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes August 5,2020 Page 6of13 tiple residential buildings in multi-family zoning districts have an exterior finish con- sisting of at least 50% non-combustible, non-degradable and maintenance-free construc- tion materials such as face brick or natural stone, with the balance being non-manufac- tured, natural construction material such as plank cedar or redwood. Since this building will likely be located in a planned development-zoning district, specific requirements for exterior finishes on all buildings may 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 suite. Included on this floor will be the main entry, lobby, offices/mail work room, great room, and fitness area. An outdoor ter- race 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 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 vol- ume 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 ap- proximately 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 ad- verse 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 tum lanes will be constructed at both intersections and raised medians will be CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes August 5,2020 Page 7 of 13 extended in the roads to deter additional movements at those locations. The width of the pri- vate 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. Because the project area is located ad j acent 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 infre- quent or unavailable. Pedestrian Access: The site plan shows an internal network of private sidewalks. Bitumi- nous trails will be installed along the east side of Pilot Knob Road and the north side of McAndrews Road. Several connections from the internal sidewalks to the public trails have been made that will allow residents direct access to the public system. Signs: Monument signs are shown at the both street intersections. All signage shall comply with requirements set forth in the City's sign ordinance. 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-tums 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 and U-turn movements were taken into consideration by Dakota County during their review and recommendations,which are included in the attached memo form the Plat Commission. The applicant has submitted information regarding poten- tial cut through traffic in the neighborhood, which is included with this report. 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 6 to 12 units per acre. The density being proposed is consistent with the current zoning. CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes August 5,2020 Page 8of13 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 along the roadway sections 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 many retail opportunities within five miles of the site. A concern was raised about the number of trees that will be lost. Staff Response - Tree re- moval and replacement will be subject to the City's Natural Resources Management Ordi- nance, 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 Re- sponse - 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 pub- lic streets, and all the source of all lights shall be hooded or controlled in some manner so as not to light adj acent 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. Light- ing fixtures for new and renovated outdoor sports and recreational facilities that adjoin residen- tial 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,which identifies the location of streetlights,park- ing 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 access 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 Re- sponse - The proposed parking ration of 1.8 spaces per unit is consistent with other senior devel- opments 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 parking along the street's south side. CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes August 5,2020 Page 9 of 13 Questions: Commissioner Burke - Concerning that noise could be an issue. Will noise mitigation be re- quired? Is it being addressed at this time? Answer: Usually when abut the roadway, noise mitigation is already considered and distance is put between the roadway and the development. Refers to slide 13 (LANDSCAPE PLAN) and shows ponding area on corner of PKR &McAndrews, buildings have a healthy set-back, both the Co-op and townhomes/villa. Refers to slide 11 (GRADING PLAN) does NOT show oppor- tunity for berming, but co-op building is still quite a distance away from roadway. Commissioner Burke—noise can become an issue but the report didn't fully explain. Report is County Plat Commission's letter Answer: comment is standard in the letter, when sent to a developer that will be building on a County road, to encourage noise mitigation Commissioner Kurtz -refers to slide 17 (OFFSITE VEHICLE MANUEVERING)which shows traffic turning right off of McAndrews onto PKR, and a third lane (to be added) on PKR for right-turn into development. She wanted clarification that a lane would be added. Answer: Yes, a lane would be added. PowerPoint introduced by Alex Hall, United Properties —comments on the noise of concern: they(UP) use a higher STC glass (a sound reducing glass), for example: a development in Bloomington that sits right on Lyndale Ave and in Minnetonka that sit right on Minnetonka Blvd which they have built on a 100' or so from the road, that utilize the special glass. Points out that Tom and Brandon have been a great help in navigating through the County re- quirements and the Comp Plan. For more than 100 years, we have been proud to create deep roots in our communities, we are especially honored when organizations and publications recognize our work. Owned by the Polad family(who also owns the Twins). Alex's group has been developing senior housing for 20 years: includes Applewood, Cherrywood, and The Pointe. Applewood—buy(for sale community)—targets younger, active seniors. Cherrywood— specifically for memory care. The Pointe—luxury rental option—targets younger, active seniors. A slide representing all the existing and future Applewood Pointes—full waiting lists and antici- pates sell-outs for those awaiting completion. What is a Senior Cooperative? • Cooperative units are "for-sale"housing. The cooperative by-laws require all homes to be owner occupied and prohibit renting of units (member of a corporation) • One owner must be 62+ CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes August 5,2020 Page 10 of 13 • 4 financing equity options—20%, 40%, 60%, 80% • Balance is a 40-year, fixed rate, HUD guaranteed master mortgage (no need of bank shopping) • 2% annual fixed appreciation—predictable pricing builds waitlist(allows for easier sell- ing/buying) • All Applewood Pointe Communities are professionally managed Very spacious common areas to promote sense community: a great room, craft area, library, game room, woodworking room. Community elects their own board and are responsible to manage the community, once project is complete. Senior Housing Helps Assure a Youthful City • Serves the long-term residents of your City, many have lived in the community 30—50 + years • Accommodates the lifecycle stage of the City's Livable Communities Act • Seniors typically will not move from single family homes without quality options.Pro- motes housing stock turnover and reinvestment in existing homes • Supports the school system—New residents in seniors' homes will be younger and likely have school-aged children • Adds to the tax base through the new senior housing development and reinvestment in single family homes Traffic—Senior Cooperative • Low traffic generator • 3.7 trips per unit per day • 23 peak a.m. trips; 29 peak p.m. trips. Residents avoid peak (rush hour) (as compared by 30,000 on PKR) • Comparison: Apartment 7.2 trips per day, Condominium 5.8 trips per day, Single Family 10.0 trips per day • Parking: 1.8 per unit—AWP Apple Valley Demand - Senior Population Growth (Age 70+) in the Seven County Twin Cities Metro Area—Years 2000- 2045 Why are we building senior housing? Why do we need to continue? - Identical to any major city(Denver) - 3 5 —2 8 5% grown - 300K to explode to 700K by 2045 CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes August 5,2020 Page 11 of 13 • A market study concluded that there is unmet demand in the primary market area of: • 239 units in 2019 • 333 units in 2024 • AWP would need to capture only 45% of current excess demand to support our proposed 98-unit cooperative • AWP Eagan &Zvago are full w/waiting lists. • Extremely confident in the selling of the product. 60% of homes need to be sold prior to breaking ground. Therefore, not speculative. Site Plan & Features • Thoughtful design approach of a 3 & 4-story, 98-unit cooperative • The 4-stories allows for a smaller footprint, more landscaping and creates significant green open spaces (Allows for smaller footprint) • Building placed on back of site creates a gradual transition from lower to higher density at the intersection • 7 Villa Lots- site plan allows for low rise transitional detached townhomes • In relation to the golf course, visually appealing Applewood Pointe of Maple Grove at Arbor Lakes (slide) Attractive interior-NAIOP AWARDS OF EXCELLENCE Applewood Pointe of Champlin at Mississippi Crossings was awarded the NAIOP Awards of Excellence in the senior living category in 2019 and Applewood Pointe of Eagan was a runner up that year. United Properties has been awarded this honor for various property types in 2016, 2017, 2018 and 2019. Exterior Amenities- Putting greens, Bacci ball, outdoor gathering, gazebo Questions? Commissioner Burke-we see a 20 year(population) growth, what about 40-50 years, does the curve start going down? United Properties: a slow decline and then a leveling off, a hard call for seniors down the road; but conversion to upscale apartments and condos is plausible. These are not "hard made" like assisted living units (small units and special services) that they will be easy enough to convert. Now geared for senior occupation. Commissioner Kurtz-commends on the colors Pope Architects: Zac Rosenow - Use of project board: - High quality materials - Blend of brick in warm gray tones w/vinyl window (meets 50%) CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes August 5,2020 Page 12 of 13 - Metal board &batten w/Fiber cement - Durable, extremely low maintenance - 30 year warranty No questions/comments from commissioners. No questions/comments from those in attendance. No questions/comments from virtual. MOTION: Commissioner Diekmann moves to 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 develop- ment. Commissioner Kurtz seconds. No discussion Ayes- 6 Nays- 0 Motion carries MOTION: Commissioner Diekmann moves to recommend approval of the preliminary plat of the 10.9-acre site into one lot and one outlot subject to the conditions as outlined in the staff report. Commissioner Kurtz seconds. No discussion Ayes- 6 Nays- 0 Motion carries MOTION: Commissioner Diekmann moves to recommend approval of the site plan/building permit authorization to allow for the construction of a 3-4 story/98-unit senior cooperative building on Lot 1, Block 1,Applewood Pointe of Apple Valley, subject to the conditions outlined in the staff report. Commissioner Kurtz seconds. No discussion Ayes- 6 Nays- 0 Motion carries Moves forward to City Council on August 27th. B. Review of upcoming schedule and other updates. Community Development Director Bruce Nordquist commends the Commission on how well this first combined physical and virtual Planning Commission meeting was handled since the shutdown of the Chambers in March due to COVID-19. The next regular Planning Commission Meeting is scheduled for Wednesday, August 19th at 7pm. Commission Melander thanks the technical staff that made this possible, as well as working through and coordinating all the virtual meetings. 8. ADJOURNMENT Hearing no further comments from the Planning Staff or Planning Commission, Chair Melander CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes August 5,2020 Page 13 of 13 asked for a motion to adjourn. MOTION: Commissioner Kurtz moved, seconded by Commissioner Alwin to adjourn the meeting at 8:02 p.m. Rollcall vote: Ayes - 6 -Nays - 0. Respectfully Submitted, Mari Salamanca, Planning Department Assistant Approved by the Apple Valley Planning Commission on 8/5/2020 Tom Melander, Chair ��00900 ITEM: 4.A. 0090 000 PLANNING COMMISSION MEETING DATE: August 19, 2020 Apple Valley SECTION: Public Hearings Description: Tempo Homes Residential Lot Split- PC20-09-SV Staff Contact: Department/ Division: Kathy Bodmer, AICP, Planner Community Development Department Applicant: Project Number: Tina Tran, Calvin Tran, Tempo Homes PC20-09-SV Applicant Date: 7/21/2020 60 Days: 9/19/2020 120 Days: 11/18/2020 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 on the same night as its public hearing. SUMMARY: The petitioner, Tempo Homes, requests consideration of a subdivision by preliminary plat and variance from the required minimum lot width adjacent to right-of-way to subdivide the existing parcel at 12936 Galaxie Ave into two parcels. The existing parcel is zoned "R-3" (Single family residential, minimum lot size 11,000 sq. ft.) and is 33,175 sq. ft. The property is bounded by right-of-way on three sides with Galaxie Avenue along the west property line, Forest Court on the northeast and 129th Street on the southeast corners of the property. The proposed subdivision would create two new lots with the western lot at 19,109 sq. ft. and the eastern lot at 13,756 sq. ft. The lots are proposed to be split in a north-south alignment with the driveway for the western lot directed to the south and accessing 129th Street, while the newly created eastern lot would access the Forest Court cul-de-sac directed to the north. The petitioners seek a variance from the minimum lot width adjacent to a right-of-way in order to use the 129th Street cul-de-sac for driveway access. Sect. 153.55 of the City Code states that the minimum width of lot frontage abutting right-of-way must be a minimum of 50'. At 129th Street, the right-of-way is 25.81 . When the Brown property was subdivided in 1989 as part of the Broner Woods subdivision, the Browns were given permission to keep their existing driveway out to Galaxie Avenue until such time as the property sold. The property has been purchased and the driveway will need to be relocated from Galaxie Avenue to either Forest Court or 129th Street. BACKGROUND: The subject property, 12936 Galaxie Ave, was established in 1989 as part of the Broner Woods Addition subdivision. The lot is 33,175 sq. ft. and its driveway must be removed from Galaxie Avenue. Galaxie Avenue is classified as a Major Collector Street with traffic volumes at 6,400 trips per day estimated to increase to 9,200 trips per day by 2040. The home was constructed in the early 1970s. Water and sewer services for the home are located in Forest Court. The petitioner wishes to subdivide the property into two lots with a new driveway created for the west lot connecting to 129th Street. Retaining walls are shown on both sides of the driveway in order to make the connection. Additional information will be needed to review the subdivision request. A preliminary grading plan is needed to show where the building pad will be placed, the elevation of the pad, and the location of the utilities to be emended. The plans currently show that the services for the east lot would be emended from Forest Court. The utilities in Forest Court are located on the north side of the cul-de-sac which will require major construction and disruption to the cul-de-sac to make the connection. The water and sanitary sewer services for the west lot extend from Forest Court across the east lot. The services for the west lot must be completely on its own property. The proposed subdivision creates a "flag lot" which is discouraged in the Subdivision Chapter of the City Code by requiring a minimum lot width of 50' adjacent to a right-of-way and requiring that side lot lines must be at "substantially right angles" to the right-of-way. It should be noted that the City approved two lots of less than 50' wide when it approved the Broner Woods subdivision in 1989. Lot 9 is 40' wide and Lot 10 is 39.6' wide. The lot width variance would help to distribute the two new driveways to the two abutting cul-de- sacs. BUDGET IMPACT: N/A ATTACHMENTS: Background Material Map Plan Set Memo Correspondence TEMPO HOMES RESIDENTIAL LOT SPLIT PROJECT REVIEW Existing Conditions Property Location: 12936 Galaxie Ave Legal Description: Lot 3,Block 1 Broner Woods Comprehensive Plan Designation LD-Low Density Residential,3 to 6 units/acre Zoning Classification "R-3"(Single family residential,minimum lot 11,000 sq.ft.) Existing Platting Platted lot of record. Current Land Use Large lot single-family residence. Size: Existing: 33,175 sq.ft. (0.762 acres)—Dakota County GI Proposed: Lot 1: 19,109 sq.ft. Lot 2: 13,756 sq.ft. Total: 32,865 sq.ft. Topography: The existing lot's high point is the south central part of the parcel with an elevation of 1024'. The grade falls away to the north and the west with the elevation at approximately 1012' at Galaxie Avenue (12' difference). There is a dip in elevation on the northeast corner of the lot where it meets the Forest Court right-of-way. Existing Vegetation Significant trees surround the existing home. Other Significant None identified. Natural Features Adjacent NORTH Lot 4,Block 1 Broner Woods(12885 Forest Court) Properties/Land Comprehensive Plan "LD"(Low Density Residential,3 to 6 units/acre) Uses Zoning/Land Use "R-3"(Single family residential, 11,000 sq. ft.min.lot) EAST Lots 1 and 2,Block 1 Broner Woods(12895 and 12897 Forest Court) Comprehensive Plan "LD"(Low Density Residential,3 to 6 units/acre) Zoning/Land Use "R-3"(Single family residential, 11,000 sq. ft.min.lot) SOUTH Lot 17,Block 1 Nordic Woods 12'Addition(6996—129th Street) Comprehensive Plan "LD"(Low Density Residential,3 to 6 units/acre) Zoning/Land Use "PD-13 8, Zone 5" (Single family residential and two family townhomes) WEST Galaxie Ave Right-of-Way; 130th Street Right-of-Way;Lot 1,Block 1 Gangl's Estates; and Lot 1,Block 2 Williamsburg 2nd Addition Comprehensive Plan "ROW" (Right-of-Way) and "LD" (Low Density Residential,3 to 6 units/acre) Zoning/Land Use ROW,"R-3"(Single family, 11,000 sq.ft.)and"M-3C" (Multiple family at 3-6 units/acre) Development Project Review Comprehensive Plan: The Comprehensive Plan guides the development of the property for low density residential development at 3 to 6 units/acre. The proposed subdivision of the property is consistent with the comprehensive plan designation. Two dwellings on 33,175 sq. ft. results in a density of 2.6 units/acre. The plan acknowledges that in the case of infill development within existing neighborhoods, densities of less than 3 units/acre may be needed. The Land Use Plan places housing densities in Low Density Residential at 3—6 units per acre. However,the City recognizes that in some cases of infill development when there are severe slopes, mature trees, lakes, wetlands,or existing adjacent residential neighborhoods,it may not be practical to meet the density standard. The plan also states: The City of Apple Valley is expected to grow until it is fully developed by 2040. Scattered vacant parcels and infill sites are also expected to be developed over the course of the plan. Redevelopment of underutilized properties will likely occur and is encouraged when feasible. As part of the update of the Comprehensive Plan, the City listed properties where further development was expected. The subject property was not identified for further development or infill under the 2040 plan. Zonin The property is zoned"R-3"(Single family residential,minimum lot size 11,000 sq. ft.). The proposed subdivision would split the existing 33,175 sq.ft.lot into two parcels with Lot 1 at 19,109 sq.ft.and Lot 2 at 13,756 sq.ft. Preliminary Plat: The property owner initially submitted an Administrative Lot Split drawing for the requested subdivision. The Apple Valley City Code does not allow an administrative plat,so a full subdivision by preliminary plat is required. The subdivision is requested to allow construction of a new single family home. Subdivision Variance: A variance from the subdivision requirements is requested to reduce the required minimum lot frontage adjacent to a right-of-way from 50' to 25.8'. Section 153.55 of the Code states that lots must be designed in a manner that meets the minimum requirements of the zoning district requirements. At a minimum, the minimum width of a building lot abutting right-of-way must be 50'. The petitioner seeks the variance in order to construct the driveway of the western lot to the southeast,accessing 129'Court. The right of way of Forest Court is 76.73'abutting the northeast corner of the eastern lot. The right-of-way abutting 129' Street on the southeast corner of the property is 25.84.' The flag lot layout allows the property to be subdivided such that the driveway for the west lot accesses 129'Court while the driveway for the east lot accesses Forest Court. Flag Lots: The term"flag lot"is not defined in the City Code,but its common usage is a parcel that is shaped with a narrow connection to right-of-way, typically connected with a long driveway, and then a rectangular buildable lot area(looks like a flag on a flag pole). The City discourages the creation of flag lots through the minimum lot width requirement and Sect. 153.55 (C)(4) which requires side lot lines to be at substantially right angles to the right-of-way of the abutting street. Flag lots are often requested when a deep lot is large enough to support the creation of two lots but access to right-of-way is limited. When single family lots are scarce,there is more pressure to create developable properties for new construction. Although the City discourages the creation of flag lots,the City approved two flag lots that are less than 50' wide abutting Forest Court when the Broner Woods subdivision was approved in 1989. Lot 9 is 40' wide and Lot 10 is 39.6'wide. As the City matures and becomes fully developed,developers and builders will seek to locate previously passed over parcels to try to create new buildable lots. In the past,the City Council has denied requests for infill subdivisions when the split required variances and significant lot construction in order to create a buildable parcel. In other cases,when there was plenty of lot area and the lots were in keeping with the neighborhood,the City Council approved the splits. The following questions help to frame the discussion related to this development request: 1. Is the parcel identified in the 2040 Comprehensive Plan for further development? In other words, does the 2040 Comprehensive Plan Phasing Development Plan identify it to be developed in the future? No, it is not identified on the plan as one of the parcels expected to be further developed. 2. Are variances needed in order to allow the subdivision? Yes. 3. Are significant site changes needed like extensive grading,retaining walls or tree removal? Yes. Additional information needed:The following additional information is needed to ensure the proposed new lot is a buildable lot: • A preliminary grading plan is needed to show any grading proposed for the existing home site as well as proposed grading on the newly created site. The grading plan for the new lot must establish the building pad, elevations, and connections to City water and sewer. The plans show a preliminary extension of services to the new lot from Forest Court on the northeast,but no information concerning proposed elevations or house orientation is provided for the new lot. Pad elevations and pad design (full walkout, lookout, full basement, etc.) will be required to analyze the extent of grading and tree removal required to establish a buildable lot. • The tree plan will need to calculate the proposed tree removal needed to accommodate the new lot and new construction area. New replacement trees will need to be shown in connection with the City's Natural Resources Management ordinance. • The City Engineer is concerned that the plans show the extension of the existing water and sanitary sewer connections for the existing lot, "Parcel A," crossing through"Parcel B" with no provision of easements. The location of the services is not shown, so it is not clear that the services are within the easement along the property line. Connections to City services should be made directly from the lot's connection to right-of-way. The layout may need to be reconfigured so that each lot services are provided directly from the right-of-way to the subject lot. • The petitioner should provide a calculation that confirms that the impervious surface coverage on the two lots is less than 35%. Site Plan: Site plan review is not required for a single family subdivision. Grading Plan: Required for subdivisions. See comments under preliminary plat. A Natural Resources Management Permit(NRMP)must be obtained prior to any tree removal or land-disturbing activity. Elevation Drawings: Elevation drawings are not required for a single family subdivision. However,they will be required in connection with the building permit application. Landscape Plan: Landscape plans are not required for a single family subdivision. However,new developments are required to provide one new tree per lot. The tree mitigation plan will need to indicate where the replacement trees are to be planted. Availability of Municipal Utilities: The existing home is served by water and sewer located in Forest Court on the northeast edge of the property. The property owner proposes to extend a second water and sewer service from Forest Court on the northeast corner of the site to the newly created eastern lot. The services to the west lot and existing home currently cross the newly created lot. It may work better for the petitioner to create the flag from Forest Court. The utility lines would then be located on the property being served without requiring cross easements. Street Classifications/Accesses/Circulation: • Galaxie Avenue—Major collector street. The driveway to the property currently accesses directly to Galaxie Avenue which appears to have been a temporary agreement executed when the Brown property was subdivided in 1989. The City has a restricted access easement along Galaxie Avenue which will be used to require that the existing driveway be removed from Galaxie and instead access the property from Forest Court or 129' Street West. Relocating the driveway will make it necessary to assign a different address to the property. • Forest Court — Local street terminates in cul-de-sac in this location. Maximum number of single family dwelling units served by a permanent cul-de-sac is 15;if both new driveways accessed Forest Court the number of dwelling units will increase from 12 to 13 homes using the cul-de-sac. The subject property currently accesses Forest Court intermittently. • 129th Street— Local street terminates in cul-de-sac in this location. Maximum number of multiple family dwelling units served by a permanent cul-de-sac is 25;if both new driveways accessed 129th Street,the number of dwelling units served by the right-of-way would increase from 21 to 23. Pedestrian Access: • Eight-foot bituminous trail is needed along both sides of Galaxie Avenue. If bituminous trail is not yet in place on Galaxie Avenue where the western lot abuts the right-of-way, an escrow will be required for the future construction of a bituminous trail along Galaxie Avenue. Public Safety Issues: The subject of lot design may impact public safety response to an emergency event. It is important for Police and Fire to locate people,properties and structures quickly,identify fire hydrant locations,and locate utility services to the lot. Addressing and lot configuration should be clear in order for public safety to effectively respond to requests for service. Convoluted lot lines and driveway locations can complicate public safety response. Recreation Issues: A cash-in-lieu of land dedication will be required for the Parkland Dedication. Suns: 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. 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UJ— S VNd 61:5Z:9 OZOZ/7l// see 0000 08800 000• 000 CITY OF Apple Valley MEMO Public Works TO: Kathy Bodmer, Planner FROM: Brandon S. Anderson, PE City Engineer DATE: August 12, 2020 SUBJECT: Preliminary Plan Review—Galaxie Avenue Lot Split(Tempo Homes) Kathy, The following are comments regarding the proposed Lot Split at Galaxie Avenue (Tempo Homes). General 1. All work and infrastructure within public easements or right of way shall be to City standards. 2. 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 Permits 3. A Natural Resource Management Permit(NRMP)will be required prior to any land disturbing activity commences. 4. A right of way permit will be required for all work within right of way. Site 5. Existing curb cut to Galaxie Avenue shall be removed and restored to City Standards. The following standard detail plates shall be referenced on site plan for driveway removal: a. STR- 1 Curb & Gutter(MNDOT B618) b. STR- 38 Patching in Front of Curbs and Driveways 6. Galaxie Avenue Boulevard shall be restored per City of Apple Valley specifications utilizing either sod or seed mix. 7. The proposed new driveway serving Parcel A cannot encroach onto Lot 17, Block 1 of Nordic Woods 12th Addition. Driveway should be shown within proposed property limits. 8. 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. 9. No Retaining walls will be allowed in drainage and utility easements without an approved License to Encroach Agreement. 10. Preliminary plat should include 10' drainage and utility easements along all property boundaries adjacent to ROW and 5' adjacent to property lines. 11. Parcel B needs to show proposed building pad location and future driveway location. 12. Proposed lot square footage and impervious coverage needs to be included on the site plan/preliminary plat drawing Utilities 13. Existing sanitary and water services to serve Parcel A cannot cross Parcel B without being included in a drainage and utility easement or part of Parcel A. 14. Currently on Forest Court, W- stamps and S-stamps do not exist in the curb where the water services are located. A minimum of 10' of curb at each service location is to be removed and W and S stamps are to be provided in the new poured section of concrete curb in accordance with City standard detail plate STR-37 and STR-38. All services are required to have W and S stamps in concrete curb. 15. Sanitary sewer and water service connections shall be made at the right of way in accordance with City standard detail plate SER-1. 16. Sewer and Water Service locate boxes shall be provided for all lots in accordance with SER-1 A. New curb stop and box shall be located at the ROW. See attached City of Apple Valley General Specifications: a. 33 12 12 Water Services b. 33 31 14 Sanitary Sewer Services 17. Bends for the sanitary sewer relocation shall be long radius or 45 degrees minimum angle. If total of angle service exceeds 45 degrees than a minimum 1' section of straight pipe shall be installed between bends. No bends shall be allowed within the ROW. 18. All removal of sidewalk, curb and gutter, and bituminous pavement will have to be replaced to match existing at the expense of the applicant and shall be installed per City of Apple Valley standards. Removal limits within Forest Court and 129th Street W. should be shown as part of utility plan. Grading Drainage and Erosion Control 19. Final Grading Plans shall be reviewed and approved by City Engineer. 20. Builder/Contractor is responsible for properly grading the lots to avoid ponding or drainage. 2%minimum slopes in grassed areas are required. 21. Storm water shall be satisfied by cash contribution per Section 6.5.5 of the Storm Water Management Plan Landcape and Natural Resources 22. 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. 23. Tree mitigation plan is required to be submitted. Plans should indicate replacement of trees removed. Resident Correspondence From:Vikki Anderson< > Sent: Sunday, August 9, 2020 4:08 PM To: Salamanca, Mari < > Subject: property at 12936 Galaxie Ave Property at 12936 Galaxie Ave, legally as Lot 3, Block 1 Broner Woods: Our house is on 129th Street West, south of the proposed lot change and We have questions. #1 Which way is the lot being divided? We see options and all will affect the houses and street traffic in the surrounding area. Option 1: 1 driveway to Galaxie Ave and 1 driveway to Forest Court Option 2: No driveway to Galaxie Ave and 2 driveways to Forest Court #2 If the lot is divided and a house built on 1 of 2 lots, what is proposed for the second lot? #3 If there is a driveway onto Galaxie, will there be any kind of traffic study done? There is a tremendous amount of too fast traffic on Galaxie Ave. Our opinion, a driveway going onto Galaxie Ave is an accident waiting to happen. We hear the traffic, hear the crunches at the corner of Galaxie Ave and McAndrews, hear the vehicles lacking mufflers and base of radios and the police and fire truck sirens daily. And we don't need to be outside to hear the traffic noises. Thank you for letting us voice our opinion. Don &Vikki Anderson's 129th Street West From: Bodmer, Kathy Sent:Thursday, August 13, 2020 3:12 PM To: Subject: FW: RE: FW: property at 12936 Galaxie Ave Hi Shane,the plans for the requested lot split at 12936 Galaxie Avenue will be published as part of the staff report that will be sent to the Planning Commission members tomorrow afternoon.The report should be available by the end of the day tomorrow on the City's website for you to review. Please contact me if you have additional questions. Kathy id�W Kathy Bodmer,AICP, Planner City of Apple Valley vaJJeV 7100—147 to Street West,Apple Valley, MN 55124 (952) 953-2503 kbodmer@ci.apple-valley.mn.us Subject: RE: FW: property at 12936 Galaxie Ave Mr. Shane Myre, called, email: , requesting what, if any, applications the owners/developers have submitted and if he would be able to get a copy of it/them. ��•09000 ITEM: 6.A. 0900 090 PLANNING COMMISSION MEETING DATE: August 19, 2020 Apple Valley SECTION: Other Business Description: Review of Upcoming Schedule and Other Updates Staff Contact: Department/ Division: Mari Salamanca, Planning Department Assistant Community Development Department ACTION REQUESTED: N/A SUMMARY: Next Planning Commission Meetings: Wednesday, September 2, 2020 - 7:00 p.m. • Public hearing applications due by 9:00 a.m, on Wednesday, August 5, 2020 • Site plan, variance applications due by 9:00 a.m, on Wednesday,August 19, 2020 Wednesday, September 16, 2020 - 7:00 p.m, • Public hearing applications due by 9:00 a.m. on Wednesday, August 19, 2020 • Site plan, variance applications due by 9:00 a.m. on Wednesday, September 2, 2020 Next City Council Meetings: Thursday, August 27, 2020 - 7:00 p.m. Thursday, September 10, 2020 - 7:00 p.m. BACKGROUND: N/A BUDGET IMPACT: N/A