HomeMy WebLinkAbout9/16/2020 •e•
000• 0
•00 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.
September 16, 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 19, 2020, Regular Meeting
4. Public Hearings
A. Summers Ridge of Apple Valley - Consider amendments to Planned Development
No. 856/Zone 3, replat of Outlot A, Apple Valley East Commercial into Lot 1, Block 1,
Apple Valley East Commercial 2nd Addition, and site plan/building permit authorization to
allow for a 64-unit high acuity senior care facility on 3.9-acre lot.
LOCATION: Northeast corner of 155th Street West and Pilot Knob
Road
PETITIONER: Rachel Development, Inc.
5. Land Use /Action Items
6. Other Business
A. Review of Upcoming Schedule and Other Updates
Next City Council Meeting - Thursday, September 24, 2020
Regular - 7:00 p.m.
Next Planning Commission Meeting - Wednesday, October 7, 2020 - 7:00
p.m.
7. Adjourn
Regular meetings are broadcast, live, on Charter Communications Cable Channel
180 and on the City's wehsite at www cityofapplevalley.org
ITEM:
Apple
PLANNING COMMISSION MEETING DATE: September 16, 2020
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:
Attendees who wish to ask questions and/or voice concerns will be able to register on-line
via the City of Apple Valley website a couple of days prior to the scheduled meeting.
BUDGET IMPACT:
N/A
ITEM: 1.A.
Apple
PLANNING COMMISSION MEETING DATE: September 16, 2020
Valley 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
ITEM: 3.A.
Apple
PLANNING COMMISSION MEETING DATE: September 16, 2020
Valley SECTION: Consent Agenda
Description:
Approve Minutes of August 19, 2020, Regular Meeting
Staff Contact: Department/ Division:
Mari Salamanca, Department Assistant Community Development Department
ACTION REQUESTED:
Approve minutes of regular meeting of August 19, 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 19, 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*, Paul Scanlan, David Schindler, and Keith
Diekmann*.
Member Absent: Ken Alwin, Jodi Kurtz
City staff members attending: City Attorney Sharon Hills, Community Development Director
Bruce Nordquist, City Planner Tom Lovelace, and Planner Kathy Bodmer.
* Present via refnote technology
2. APPROVAL OF AGENDA
Chair Melander asked if there were any changes to the agenda.
CD Director Nordquist said no changes.
MOTION: Commissioner Schindler moved, seconded by Commissioner Scanlan, approving
the agenda. Rollcall vote: Ayes - 5—Nays - 0.
3. CONSENT ITEMS
MOTION: Commissioner Scanlan moved, seconded by Commissioner Schindler, approving
the minutes of the meeting of August 5, 2020. Rollcall vote: Ayes - 5 —Nays - 0.
4. PUBLIC HEARING
A. Tempo Homes Residential Lot Split—PC20-09-SV
Planner Kathy Bodmer, is requesting consideration of:
1. Subdivision by Preliminary Plat
2. Variance from §153.55 reducing lot width adjacent to right-of-way from 50' to 25.84'.
Planner presented a PowerPoint
Location—12936 Galaxie Ave: Owned by Tempo Homes. Applicant would like to divide (site)
into two (2) lots, to add another single-family home.
CITY OF APPLE VALLEY
Dakota County,Minnesota
Planning Commission Minutes
August 19,2020
Page 2 of 8
Neighborhood Area Map: Shows lot, which is 33,175 square feet bounded by Galaxie Ave on
the west, Forest Ct on NE, and 129th St W on SE.
Comp Plan Map ("LD" Low Dens. Residential 3-6 units/acre): Lot split would change to 2.6
units per acre but follows the Comp Plan acknowledgement of the allowability of a lesser neces-
sity.
Zoning Map "R-3" (SF residential, 110,000 sf min.)
Broner Woods Subdivision: Existing home constructed in 1970, on land shared with a neigh-
bor. Brown+ Fenner= Broner Woods. Browns kept their home on Lot 3. At the time of the sub-
division, Browns were granted permission to have direct access to Galaxie (Ave)with the stipu-
lation that the driveway must move when the property was sold, therefore a new driveway will
need to be on Forest Ct or 129"' St. Requirement now in effect.
Proposed Subdivision: Split in a north-south alignment. Parcel A for existing home, with an ex-
tension of property to accommodate a drive way to 129th St, proposed 19,409 sq ft. Parcel B new
location. Proposed 13,756 sq ft, although driveway is not indicated, the presumption is that ac-
cess would be through Forest Ct. At issue—existing home receives water and sewer from utili-
ties extended from Forest Ct. Since utilities need to connect directly to property being served(for
maintenance and public safety), the petitioner is exploring options on how to serve Parcel A (ex-
isting home).
Proposed Remodeling Existing Home: Petitioners requesting to subdivide property. In the
meantime, owners are remodeling and expanding existing home. Plan shows outline of existing
footprint, as well as future additions on the east and south side (4'-stall attached garage) of the
house, as well as driveway access. Note: a site plan review is not required for a single-family
building permit, therefore remodeling proposal is informational for Planning Commission.
Tree Plan: Shows only the trees that will be removed on (Parcel A). The City will need a pre-
liminary grading plan that shows a building pad and proposed construction limits in order to re-
view if the lot is buildable. Additional information is needed at this time. Petitioner will need to
provide vehicle turning movements (due to sharp corners), to make sure a vehicle can maneuver
on the driveway without issue. There is also indication of where there will be a retaining wall.
The reason for the retaining wall is because the high point of the lot is located south-central of
the lot, therefore retaining wall(s) are needed to provide an appropriate grade.
Elevations: Informational—in keeping with City requirements but will be reviewed more
closely for building permits.
Floor Plans: Informational—not germane to the PC review.
Variance Requested: Reduce frontage that Parcel A has to 129th St from 50' to 25.84'. This will
allow for one driveway to each cul-de-sac rather than two (2) driveways into Forest Ct
Issues:
1. Existing gravel driveway must be removed from Galaxie Avenue. Whether or not there is
a lot split.
CITY OF APPLE VALLEY
Dakota County,Minnesota
Planning Commission Minutes
August 19,2020
Page 3 of 8
2. A grading plan must be submitted showing the proposed new building pad, utility exten-
sions, driveway and preliminary pad elevations for the newly established lot. Tree re-
moval and grading limits will be reviewed to confirm buildable lot.
3. Administrative plats are not permitted. Subdivisions must be done by preliminary plat.
Clarification: one of the drawings is shown as an Administrative Lot Split, but the City of
Apple Valley does not allow this.
4. Subdivision cannot be accomplished without variances.
5. Utilities as shown on plans cross over one property to access another. Utilities should be
provided directly to the property to eliminate need for private easements. An issue that
needs to be resolved.
Recommended Action: Open the public hearing, receive comments, close the public hearing.
It is the policy of the Planning Commission to not take action on an item on the same night as
its public hearing.
Questions for Staff:
Commissioner Schindler—If petitioner was to eliminate old driveway, they would be able put a
new driveway from where their driveway currently is to (Forest Ct) and then they wouldn't have
to get approval from anybody'?
Answer: other than a driveway permit, that is correct.
Schindler—Even with the new driveway, they could still do all the upgrades to the house? Or are
there limitations? It looks like they could even double the size of their house and still have im-
pervious surface.
Answer: Yes, if it stayed one lot.
Schindler—commented that he's uncomfortable with the way the driveway is going to have to
run out to (129v' St W); the neighbor on (129 h St W) won't be too excited about the new drive-
way. It doesn't look like it would fit in with the neighborhood. Taking a step back, it's common
for people selling their property to a developer, to keep their house and sell the rest, "which
makes no sense to me." If you're building a brand new neighborhood, why are you keeping your
house? Obviously it's a financial thing. Commission Schindler voiced concerns about another
change to the development (Broner Woods) as well as wanting to make sure the new owners
have been made aware of the changes required. He will reserve judgement and listen to new in-
formation.
Commissioner Scanlan—Has the Fire Dept., chimed in on this as far as access to lots, if this
were to go through?
Answer: They have been apart of the Staff Review Committee and not made any comments, but
the way the new driveway would be set up, they ivould have to pull hose up to the western house
(Parcel A). This will be added to list of comments.
CITY OF APPLE VALLEY
Dakota County,Minnesota
Planning Commission Minutes
August 19,2020
Page 4 of 8
Scanlan—Based on other comments, this may create hardships for the Fire Deptment if they get
a call to this property. (Reviewing Variance Requested slide w/measurements), is variance still
required if both driveways were to be (off of Forest Ct)?
Answer:Assuming that the driveway is not split,yes.
Scanlan—I have a concern that(the variance) is not just for 5',but (more than) double the dis-
tance (under 26'), it will change the original thought of the neighborhood, and long term affect
with other properties w/in the City, as we pride ourselves in not having these irregular splits.
Schindler—Is there a way to have the two driveways merge into one, even though it's not a typi-
cal twin home? Would that be allowed'?
Answer: The code does not allow for a shared driveway between two properties, unless an ex-
tenuating circumstance.
Schindler—Thought this could bring the least amount of disruption to the neighborhood.
Commissioner Burke commented- When considering the garages that could exit onto two (2)
different streets, would need to consider the utility problem.
Response: The petitioner has explored that(refers to Variance Requested slide—153.55 Lot Di-
mensions), and may speak to that as part of their comments. There may be some topography is-
sues.
Chair Melander commented—This is a flag lot, along with a retaining wall may have topography
issues as well. This would fall under the category of wrestling with the land. Therefore, not in
favor of carving another lot out.
Bruce Nordquist— there is a single family to the north, could you please explain what is to the
south?
Answer: (Staff refers to Neighborhood Area Map slide) Broner Woods is a SF detached, typical
subdivision. The development to the south is part of a Planned Development(PD) and is a mix of
single-family homes and two family homes. The lot sizes are smaller than what would be in an R-
3 zoning district. (Refers to Location—12936 Galaxie Ave slide, which shows Broner Woods and
the PD along with the original site).
Bruce Nordquist—to clarify, Broner Woods was (zoned) differently than the subdivision to the
south [Nordic Woods 12th Add/.
Schindler—(refers to Neighborhood Area Map slide), (a question for the petitioner) to the south
(of the property) there are trees that are like a screen, would all those trees be taken out? I have a
better picture if the trees remained, rather than a retaining wall.
Chair invites Petitioner to come forward.
Calvin& Tina Tran, owners of the property and builders as well as developers.
Mr. Tran thanks everyone for being here tonight.
CITY OF APPLE VALLEY
Dakota County,Minnesota
Planning Commission Minutes
August 19,2020
Page 5 of 8
(Tempo Homes) are general contractors that recently purchased parcel (12963 Galaxie Ave).
They have been builder for 10+years, hold an EPA Certification in the State of MN. They are
seeking recommendation for a proposed subdivision, which will be owned and occupied.
Mr. Tran notes that (the staff presentation) is a first option, not necessarily the best option,but
would like to explore in a way that (there would be) a flag lot that would allow for two drive-
ways off(onto two different streets).
More details:
• Lot not identified in the 2040 Comprehensive Plan for development but meets the re-
quirements for a planned subdivision
• It is felt the neighbors would appreciate the new improvements and the benefits it would
bring to the community
• Upon purchase of property, it seemed highly neglected, therefore it is believed that it
could be improved and bring back value
Ultimate goal is to seek best possible options, to improving the property at the same time as well
as keeping good character with the neighboring homes.
Two options were explored, concerning splitting the lot:
First(proposed&presented)—although "flag lot" is not desirable, we are being mindful of the
low-density element and would like to split the parcel in a way that each would have a driveway
in opposing right-of-way. Existing home would have its driveway off of 129th
Mr. Schindler's question about the tree line was addressed: they are mature trees (refers to
Neighborhood Area Map) and there is a tree plan.
(Refers to Tree Plan slide) that shows the removal of certain trees are for the driveway itself, but
the tree line between the lot and lot to the south is very dense, and therefore would not be able to
see through. This is the reasoning for putting the driveway(on the flag). This will keep the origi-
nal residence private. There is a tree plan to restore and replenish trees that were taken out, by
putting them on (the north side of proposed driveway). This will allow for a sense of privacy.
Reason for 1't choice/flag lot.
Another concern is that utilities now come off of Forest Ct; upon discussion w/City Engineer and
staff, it was concluded that utilities for the west lot would be capped and reserved for the new
parcel (B), and original parcel (A) would connect to 129th. This would solve the problem of dis-
ruption due to grading because connections on Forest Ct are to the north of the court.
City code states there needs to be minimum lot frontage of 50' feet adjacent to the right-of-way,
but average driveway width is 12'.
Seeking a variance of 25.8' (less the proposed 12' driveway), leaving 6' on side of driveway. 6'
buffer adds adequate space for another vehicle to maneuver, if needed. (18' maneuverability)
Although it is a significant site change, grading and removal of trees; the intent is safety to the
surroundings, providing proper drainage, and keeping good character of the neighborhood. A
tree preservation plan is in place to restore (and limit) the amount of impact.
CITY OF APPLE VALLEY
Dakota County,Minnesota
Planning Commission Minutes
August 19,2020
Page 6 of 8
Conclusion—there are challenges and a variance is needed for the driveway. But ultimately, this
will bring more benefit to community and lot split would fit better with the neighborhood as the
lot (at this time) is fairly large. We are here to explore the option of lot splits.
(2nd option) was a diagonal split with both driveways off of Forest Ct.
3'd option would be to have west/original lot driveway to Forest Ct and east (new) lot driveway
to 129th, but petitioner opposed to this option because with new construction, the south side
neighborhood is more twin homes and mixed (and east lot would not be a good fit), vs new con-
struction to north would fit better w/the neighborhood.
Questions for Petitioner:
Commissioner Dickman: With Option 3 [Parcel A driveway to north, Parcel B driveway to
south], would a retaining wall be needed?
Answer: No. As is now, original lot enters from Galaxie, but exits onto Forest.
Commissioner Schlinder—asks for clarification why Option 3 not a preference.
Answer: Because the new construction is a SF and fits better w/the Forest Ct neighborhood as
compared to the twin and multi family homes to the south. Concerning the original lot, [if they
are allowed to build], the private driveway would keep the original home to not be as affected
(by the twin and multi family homes).
Chair Melander reminds that this is a public hearing and asks for comments from the public.
Shane Myre — currently lives at 12894 Forest Court — thanks Kathy and developers for all the
information they have provided on the possible lot development. He is in support of Option 1
(petitioner's recommendation) because Forest Ct is busy with kids and young families and there-
fore Option 2 is not a viable option.
Tran—comments that Forest Ct density was also of concern when deciding on Option 1.
Jeff Hewitt—currently lives at 12885 Forest Ct—concerned how utilities will be run and how they
will affect his property. He commended the renovation plans of original property and asked if they
intended to go forward with those plans. Will there be a site plan for Parcel B (east lot)?
Nordquist—clarifies that there is a building zone (refers to Proposed Subdivision slide) and Kathy
acknowledges that setback limits are shown but not a house pad, driveway or utilities. A request
has been made for next level of detail.
Commissioner Scanlan— Is there an option to approach the owners of the lot to the south (6996
129"' St W), to purchase a corner of their lot, in order to get the required frontage that is needed?
Due to its odd shape (refers to Neighborhood area Map).
Staff answers — it is an option, but petitioner would have to work with property owner and that
part of the property would have to be part of the subdivision.
Melander—any more comments or questions from public?
CITY OF APPLE VALLEY
Dakota County,Minnesota
Planning Commission Minutes
August 19,2020
Page 7 of 8
No responses
Melander—any comments or questions from virtual commissioners?
Nordquist—point of clarity—the question, `Are there any virtual participants (via the organizer)
that wish to speak?"should he asked
Chair Melander asks the Organizer if there is any who wish to speak.
Benjamin Simon(12897 Forest Ct)—property directly behind the original lot notes that"Option 3
would eliminate a lot of large streets [sic]."
Melander - would like to see the other options (2 & 3), including the one Commissioner Scanlan
brought up,to solve(the flag lot)problem,and other alternatives for evaluating whether considered
preferable or not;just to see what other options there are.
Schindler—would also like to have option 3 considered and what types of trees would be taken
out, to see where the (driveway) pad would be which could show if Option 3 would be a viable
option.
Chair Melander closes Public Hearing.
5. LAND USE/ACTION ITEMS
--NONE—
6. OTHER BUSINESS
A. Review of upcoming schedule and other updates.
The next regular Planning Commission Meeting is scheduled for Wednesday, September 2nd at
7pm.
Nordquist thanks the commissioners for making a virtual and in-person meeting work. Nathan
Bang, Director of IT was the Organizer. Mr. Lovelace was Organizer in training.
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 Scanlan to adjourn
the meeting at 7:47 p.m. Rollcall vote: Ayes - 5 -Nays - 0.
Respectfully Submitted,
P
CITY OF APPLE VALLEY
Dakota County,Minnesota
Planning Commission Minutes
August 19, 2020
Page 8 of 8
Mari Salamanca, Planning Department Assistant
Approved by the Apple Valley Planning Commission
on 9/16/2020 Tom Melander, Chair
ITEM: 4.A.
Apple
PLANNING COMMISSION MEETING DATE: September 16, 2020
Valley SECTION: Public Hearings
Description:
Summers Ridge of Apple Valley- Consider amendments to Planned Development No. 856/Zone 3,
replat of OutlotA, Apple Valley East Commercial into Lot 1, Block 1, Apple Valley East Commercial 2nd
Addition, and site plan/building permit authorization to allow for a 64-unit high acuity senior care facility
Ion 3.9-acre lot.
Staff Contact: Department/ Division:
Thomas Lovelace, City Planner Community Development Department
Applicant: Project Number:
Rachel Development, Inc. PC20-10-ZFB
Applicant Date: 8/18/2020 60 Days: 10/16/2020 120 Days: 12/15/2020
ACTION REQUESTED:
Open the public hearing, receive comments and continue the public hearing to allow for the
presentation of draft amendments to Planned Development Ordinance No. 856 for review and
public comment.
SUMMARY:
Rachel development, Inc. is requesting approval of amendments to the permitted uses, area
requirements and performance standards in zone 3 of Planned Development No. 856, the
replat of an existing outlot into a lot of record, and site plan building permit authorization to
allow for construction of a 64-unit single story, high acuity senior care facility on 3.9 acres.
The building will have 40 assisted living units and 24 memory care units.
The site is located at the northeast corner of 155th Street West and Pilot Knob Road. The
site is bounded by single-family homes to the north, the Primrose School of Apple Valley to
the east, Cobblestone Lake Target to the south and Fischer Sand and Aggregate mining
operations to the west.
Access to the site will be via a private drive lane off Embry Path and a right-in/right-out only
access off 155th Street West, which will be shared with the Primrose School by means of a
cross access agreement between the two properties.
BACKGROUND:
Comprehensive Plan: The 2040 Comprehensive Plan guides the property "C"
(Commercial). This designation allows for a wide variety of retail, office, and service uses
that vary in intensity and off-site impacts. The proposed use is consistent with the uses
described in the Comprehensive Plan.
Zoning: The property is currently zoned "PD-856/zone 3" (Planned Development), which
currently does not allow a full care living facility as a permitted or conditional use. The
planned development zoning ordinance will need to be amended to include a full care living
facility as a permitted use. Performance standards and area requirements may be amended in
accordance with the proposed design.
If the Commission is comfortable with the type of use as proposed, staff will prepare a draft
ordinance for review at the next meeting. Therefore, we are recommending that the public
hearing remain open to allow the public to provide testimony on the proposed ordinance
amendments.
Platting: The subject property is currently platted as an outlot as part of the Apple Valley
East Commercial addition. An outlot is defined as a platted lot to be developed for a use
that will not involve a building or in the case of this property, be reserved for future rcplatting
before development. The outlot will be rcplattcd as a lot for the purpose of developing it for
the senior care facility. All the drainage and utility easements established with the Apple
Valley Commercial subdivision will remain. This includes the standard five and ten foot
wide drainage and utility easements adjacent to the property lines.
Site Plan: The site plan shows a 42,986 sq. ft. single-story building and 44-space surface
parking lot on a 3.9-acre parcel. Vehicular access will be via right-in/right-out only access of
155th Street West and full access off Embry Path via a 24-foot drive aisle that traverses
along the south side of the Primrose day-care property to the east. An easement agreement
allows for access to the to the Embry Path and 155th Street West driveway entrances by both
properties.
The plan identifies a 44-space surface parking lot that will be located in the southeast coiner
of the property. For this type of the use, city code requires a minimum of one space for each
four beds plus one space for each two employees and one space for each staff doctor. The
plans indicate that the facility will have 64 beds and the applicant has stated there will be a
maximum of 20 staff onsite during each shift. They also stated that doctors are not there
constantly, but there may be two at any one time. With that said, it appears that a minimum
28 parking spaces will be needed for this facility.
The sidewalk and retaining wall located just southwest of the building is encroaching into the
existing ponding, drainage and utility easement over and across the exiting ponding area. A
license agreement between the City and the applicant will need to be executed as part of any
approval for this project.
Grading Plan: The site is relatively flat with the exception of the ponding area along the
west side of the parcel and a six-foot slope along the north property line, which has more than
20 trees planted on top of the slope. It was intended that a landscaped berm would be
established along that property line to provide screening for the single-family homes along the
north side of 154th Street West. The applicant is proposing to flatten that slope to allow for
the building, The grading will remove the existing trees, which will be replaced by 74
trees/bushes.The grading plan has been reviewed by the City Engineer and his comments are
included in the attached memo.
Elevation Drawings: The elevation plans show an exterior finish consisting of cultured
stone, LP Smartside shake style and board and batten siding, and pre-finished metal fascia
and soffit. The building will have asphalt shingled pitched roof. The proposed materials will
be compatible with and compliment the residential neighborhood to the north and the
Primrose day-care center to the east.
Landscape Plan: The landscape plans identify a variety of coniferous, deciduous and
ornamental trees as well as a variety of shrubs, grasses and perennials. The applicant will
need to meet the landscape requirements within the City zoning ordinance, which requires that
commercial developments install landscaping (live plat material excluding sod) that will have
a minimum cost of 2.5% 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.
The Natural Resources Coordinator has reviewed the landscape plans and her comments are
in the attached memo for the City Engineer.
Availability of Municipal Utilities: Public utilities were extended to site from the existing
lines located on the 154th Street West right-of-way. The applicant will make connections to
the storm sewer and sanitary lines along 154th Street West. Connection to water will be
made at an existing line located in 155th Street West. The City Engineer has reviewed the
proposed utility plans and his comments are included in his attached memo.
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 candle as measured from the
property line. The submitted lighting plans appears to meet the requirements set forth in the
code.
Street Classifications/Accesses/Circulation: The subject property abuts 155th Street West
to the south, Pilot Knob Road to the west and 154th Street West to the north. Direct access
to the easements have been established that restricts direct access to 154th Street West and
Pilot Knob Road.
The site will have an access to Embry Path, via a cross access easement agreement with the
property owner to the east. The applicant has indicated that the proposed use will generate
approximately 118 vehicle trips during the weekday and 93 trips on the weekend. The trip
numbers provided by the applicant took into account employees taking public transit and
carpooling. The Minnesota Valley Transit Authority (MVTA) reviewed the proposal and
commented that the site is not within 1/4 mile of existing MVTA routes.
Embry Path and 155th Street West/Dodd Boulevard are minor collector streets and are
designed to handle 1,000-15,000 vehicle trips per day.
Pedestrian Access: Sidewalk connections will be made from the internal sidewalks to the
sidewalk along the south side of 154th Street West, a bituminous trail that extends from 154th
Street West to Pilot Knob Road and the bituminous pathway along the north side of 155th
Street West.
Signs: The plans show a monument sign that will be located west of the 155th Street West
driveway. The City's sign code allows for one monument having a maximum height of eight
feet and shall be set back a minimum of 13 feet from the right-of way. The proposed sign is
5'-4" tall and is set back 18 feet from the 155th Street West right-of-way. A sign permit
application will need to be submitted and approved prior to any construction of a sign.
Dakota County Plat Commission Review: The Dakota County Plat Commission
reviewed the proposed replat and their comments are provided in an attached letter dated
September 3, 2020.
Public Hearing Comments: Open the public hearing, receive comments and continue the
public hearing to allow for the presentation of draft amendments to Planned Development
Ordinance No. 856 for review and public comment.
BUDGET IMPACT:
N/A
ATTACHMENTS:
Memo
Applicant Letter
Letter
Location Map
Comp Plan Map
Zoning Map
Final Plat
Plan Set
Plan Set
Lighting Plan
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CITY OF Apple
Valley MEMO
Public Works
TO: Tom Lovelace, Planner
FROM: Brandon S. Anderson, City Engineer
DATE: September 11, 2020
SUBJECT: Summers Ridge of Apple Valley—Preliminary Plan Review
Kathy,
The following are comments regarding the Apple Valley East Commercial — Outlot A (Summers
Ridge) Plan Review dated August 18, 2020. 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. 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.
i. No construction traffic will be allowed within Primrose School parking
d. Phasing
3. A pre-construction meeting shall be held prior to beginning any work on the site.
4. City of Apple Valley Water Department shall operate all valves on public owned mains
and valves connecting private lines to public owned mains.
5. Public Work Department(952-953-2400) shall be notified a minimum of 48 hours for
any required water main shut downs and/or connections.
6.
Permits
7. Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution
Control Agency, Met Council, Department of Labor(DOLI) and any other required permits
prior to construction.
8. A Natural Resource Management Permit(NRMP)will be required prior to any land
disturbing activity commences.
9. A License to Encroach Agreement with the City of Apple Valley will be required for work
occurring within the drainage and easement area as indicated on plans. Proposed retaining
wall shall be privately owned and maintained.
10. A right of way permit will be required for all work within public easements or right of
way.
Site
11. Final site plan shall be reviewed with the construction plans and approved by City Engineer
12. Preliminary plat should include 10' drainage and utility easements along all property
boundaries adjacent to ROW and 5' adjacent to property lines.
13. Provide Auto turn drawing utilizing Apple Valley emergency vehicle to ensure adequate
emergency and service vehicle circulation to and from the building.
14. Traffic Forecast Information(TIS)has been submitted and reviewed by City Engineer. A
dedicated right turn lane will be required for access to/from 155t'Street. Further review of
geometry to be determined by the City Engineer.
Grading,Drainage and Erosion Control
15. Final Grading Plans shall be reviewed and approved by City Engineer.
16. Final Storm water Management Plan shall be reviewed and approved by City Engineer.
Sanitary Sewer,Water Main
17. Final locations and sizes of Sanitary and Water main shall be reviewed with the final
construction plans and approved by City Engineer.
18. Per sheet C4 - Water main service not being used from 154 h street will be required to be
removed back to the tee/main—not to existing valve as indicated.
19. For the Proposed wet tap within 155"' Street:
a. Notification is required 7 days in advance of lane or street closures. 7-day advance
warning signage and notices to affected businesses for the closure shall be provided
by the contractor.
b. A Traffic Control plan shall be submitted and approved for all lane or street closures
by the contractor. Flagmen shall be provided as necessary.
c. An obstruction permit shall be applied for and approved with Dakota County for
detour routing prior to lane or street closures.
d. Public Works is to be notified prior to any required water shutdown and/or
connection.
e. Bituminous patching on 155' Street shall be completed to base course the same day
as utility installation.
f. Lane Striping of 155"' Street shall be completed within 2 days of base course
completion.
Storm Sewer
20. Final locations and sizes of Storm Sewer shall be reviewed with the final construction plans
and approved by City Engineer.
Landcape and Natural Resources
21. 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.
22. 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.
23. Consider adding additional trees/landscaping clumps around the proposed pond above the
HWL.
24. Lindens represent 44% of the proposed deciduous tree replanting schedule. Recommend
to diversify the tree plantings to follow the 30-20-10 rule. (The rule suggests an urban
tree population should include no more than 10% of any one species, 20% of any one
genus, or 30% of any family.)
25. Recommend to keep 8-10' of clear space between tree clusters along the northern
property edge for future maintenance accesses to storm sewer.
26. The proposed plant schedule is heavy on daylilies and other cultivated varieties of plants.
The City encourages decreasing the daylily quantity and planting additional native
species in the schedule.
27. Storm water seed mix 33-261 includes a variety of grasses, sedges, and flowering native
plants, with 71% of the mix as cover crop oats. A long term (3 year)
establishment/maintenance plan is recommended to establish the native plants beyond the
cover crop.
ff� FTAC"JEL Michael,
Napier Ct N 6
St.Michael, MN 55376
Office:763.424.1500
D E V E L O P M E N T www.racheidevelopment.com
August 18, 2020
City of Apple Valley
Attn: Tom Lovelace—City Planner
7100 147th Street West
Apple Valley, MN 55124
Re: Apple Valley East Commercial—Outlot A
Final Plat, Planned Development Ordinance Amendment, Site plan/Building Permit
authorization.
Dear Tom,
As we have been discussing, Rachel Development is pleased to submit the enclosed application and
supporting materials pertaining to Apple Valley East Commercial Outlot A, Dakota County PID#01-
11756-00-010. The application is submitted for consideration of an amendment to the Planned
Development Ordinance to allow construction of a 64 unit high acuity senior care facility including
memory care. We are also including applications for Final plat approval and site plan/building permit
authorization as well.
Rachel Development in partnership with Vincent Development will be the project manager and owner of
the building. The facility will be operated by LifeSprk Home Health Care and will help to meet a
significant demand within the community for high quality life assistance and memory care services.
The subject property is designated as Commercial in the Apple Valley Comprehensive Plan and lies
within Planned Development Zone 3 (PD-856). The proposed single level high acuity care facility (no
independent senior living included) meets the commercial guiding criterion and also makes for an
excellent transitional use with the single family residential immediately to the north of the subject property-
The proposed building is designed as a single level, wood-framed, slab on grade structure with pitched
roof. This design will be visually consistent with the adjacent child care/pre-school facility and will blend
harmoniously with the residential neighborhood to the north while still meeting the commercial guiding
identified for this property by the City of Apple Valley. All access, parking and vehicular traffic to the site
will access from and is oriented toward the 155th Street collector on the south side of the property.
We thank you for your consideration of our applications and look forward to working with the City of Apple
Valley on this development.
Re Ily Submitted:
Rachel Development, Inc.
By: David Stradtman
Its: Vice President of Development
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
September 3, 2020
City of Apple Valley
7100 147th Street W.
Apple Valley, MN 55124
Re: APPLE VALLEY EAST COMMERCIAL 2ND ADDITION
The Dakota County Plat Commission met on September 2, 2020, to consider the preliminary plat of the
above referenced plat. The plat is adjacent to CSAH 31 (Pilot Knob Rd.) and is therefore subject to the
Dakota County Contiguous Plat Ordinance.
The proposed plat includes a 64-unit single level apartment building and is a replat of an Outlot.
Restricted access is shown along all of CSAH 31 per an existing document.The right-of-way needs along
CSAH 31 have been met.
The Plat Commission has approved the preliminary and final plat and will recommend approval to the
County Board of Commissioners.
Traffic volumes on CSAH 31 are 24,000 ADT and are anticipated to be 35,000 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 Gordon McConnell regarding permitting questions at (952) 891-7115 or
Todd Tollefson regarding Plat Commission or Plat Ordinance questions at(952) 891-7070.
Sincerely,
J,
Todd B.Tollefson
Secretary, Plat Commission
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ITEM: 6.A.
Apple
PLANNING COMMISSION MEETING DATE: September 16, 2020
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, October 7, 2020 - 7:00 p.m.
• Public hearing applications due by 9:00 amt on Wednesday, September 9, 2020
• Site plan, variance applications due by 9:00 a.m. on Wednesday, September 23, 2020
Wednesday, October 21, 2020 - 7:00 p.m.
• Public hearing applications due by 9:00 a.m. on Wednesday, September 23, 2020
• Site plan, variance applications due by 9:00 a.m. on Wednesday, October 7, 2020
Next City Council Meetings:
Thursday, September 24, 2020 - 7:00 p.m.
Thursday, October 8, 2020 - 7:00 p.m.
BACKGROUND:
N/A
BUDGET IMPACT:
N/A