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HomeMy WebLinkAbout9-16-20 Minutes CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES SEPTEMBER 16, 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, Ken Alwin*, Tim Burke*, Jodi Kurtz, Paul Scanlan*, David Schindler, and Keith Diekmann. Member(s) Absent: None City staff members attending: City Attorney Sharon Hills, Community Development Director Bruce Nordquist, City Planner Tom Lovelace, City Engineer Brandon Anderson,Planner/Meeting Organizer 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 Schindler moved, seconded by Commissioner Diekman, approving the agenda. Rollcall vote: Ayes - 7 —Nays - 0. 3. CONSENT ITEMS MOTION: Commissioner Schindler moved, seconded by Commissioner Diekman, approving the minutes of the meeting of August 19, 2020. Rollcall vote: Ayes - 5 —Nays— 0 —Abstained- 2. 4. PUBLIC HEARING A. Summers Ridge of Apple Valley City Planner Tom Lovelace, is requesting consideration of 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. City Planner presented a PowerPoint Location Map: Shaded area of SITE is NE corner of 155th St W &Pilot Knob Rd CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes September 16,2020 Page 2 of 7 Existing Conditions: Relatively flat with some ponding on western edge of plat(approx. 1 acre), sloping up to 154th St, with existing vegetation which provided screening from SF units. Comp Plan guided for commercial, and would be consistent use within comp plan designation. Existing Plat: Part of Apple Valley East Commercial. Platted to allow for the construction of the Primrose Day Care facility located on Lot 1 Blk 1, with remainder being an outlot for future de- velopment. Proposed Final Plat: Owner of Property (Rachel Development) along with Lifesprk, potential owner of facility are looking for approval to develop the lot. All existing utilities will remain on the lot, as plotted in first Apple Valley addition. (There are) easements restricting access to both 154th St and Pilot Knob. Right-in access will be allowed off of 155th St, as well as common ac- cess agreement between present lot(Primrose) and proposed Site Plan: Shows building site plan with 44 space surface parking lot, above minimum require- ment for this type of facility. Right-in/Right-out off of 155th St, as per City Engineer's memo. City is recommending that a right turn lane be constructed or striped that would allow for right turn into area. Driveway would connect with existing driveway on Primrose property, where common access would be allowed. This allows for RPRO (on 155th) as well as access (around) Primrose, from north & south on Embry Path. Primrose property would also be allowed to use both access points. Sidewalk locations will be provided around the perimeter of site with connections to pathways 155th St and 154th St and park trail towards Pilot Knob (on north of pond). Note: there is a retaining wall to be built around a corner of the building that encroaches the ponding easement. (The City)would have to enter into a License to Encroach Agreement, to al- low that to happen. It would have stipulations that allow the City access to utilize the easement for use/maintenance and it would be up to the developer to replace the retaining wall if needed, as licensing agreements generally go. Utility Plan: City Engineer has requested that an auto-turn drawing be provided, to show that emergency vehicles will have the capability of turning and gaining access as needed. This is to be provided prior to the next(Planning Commission) meeting. The City Engineer usually takes a look at the Utility Plan, which shows connections to public utilities that will be utilized by the site. Developer will make sure it has Final Approval prior to start of construction and connec- tions to utilities. Grading Plan: Shows grading—A final grading plan will be submitted (by developer) as part of the Building Permit application, which will be approved prior to release of application. Note: there are several trees to the north of the lot along a berm. The intent is to cut the berm back. Landscape Plan: The landscape plan will include the trees to allow for a screening and soften- ing of the single story building. With the pitched roof, this gives a residential feel to the building. (Additional)trees will be planted along 1541h St. The Natural Resources Coordinator(NRC) has reviewed and made comments as part of the City Engineers memo and will look to applicant to make any necessary and applicable changes as recommended by NRC. CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes September 16,2020 Page 3 of 7 Foundation Planting Plan: Foundation plantings were also reviewed and recommendations made. There is a large amount of plantings that(the developer)will be providing. A fenced in, outdoor area, with a pergola is being designed for the residents (of the facility). Building Elevations [front]: A variety of cultured stone (LP Smartside— similar to Hardie). Shake and Board& Batten siding, metal fascia soffits,pitched roof. The building looks like it will blend in well with the residential area to the north as well as the Primrose Day Care to the east. Building Elevations [back]: Another look. About 50% + of stone material and LP Smartside and other materials for the rest of the building. Building Perspective: A view from 154th St, looking SW [back of building]. Summers Ridge of Apple Valley—Recommended Action: A request to continue the Public Hearing as amendments to the plan continue to be made, submit to the Planning Commission with changes, allow for public comment on the ordinance. It is requested that: Open the Public Hearing—Receive Comments —Continue the Public Hear- ing until the next meeting (10/7). Questions for Staff. Commissioner Alwin—When original PD for Primrose was done, there was no proposal for this particular parcel. Is that why there was no list of permitted uses? Answer Yes. There has been a variety of interest over the years; including everything from a convenient store w/fuel sale, a storage facility, a minimum two-story office building, and other inquiries but nothing ever moved forward, until(Summers Ridge). Chair invites Petitioner to come forward. David Stradtman, Rachel Development Mr. Stradtman acknowledges that Tom has summarized the request and the application very well. Rachel Development acquired the site at the end of 2018. That's when they started conversations with (the City Planner). They have various development pursuits which they have looked into including residential, multi-family,partnerships with assisted living facilities. They have also looked at medical office type development on this site. They have explored a various types of options for this particular site. Recently, they have started to focus on senior care type of facilities which provides memory care and some of the higher acuity type services, and taking care of the needs of people that need more special care than normal continuum of care of independent seniors. This is focused on peo- ple that need transitional care and memory care. This type of facility would include folks that are in hospice care. It is a definite need in the marketplace. They are not building nursing homes (like in the past) and this is a sort of replacement of that, with a much homier feel to it. The [atmosphere] is warm, nice, and comfortable, and would be a nice facility for those that need (special) assistance. CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes September 16,2020 Page 4 of 7 The facility would be owned by a group of partners and operated by Lifesprk Lifesprk is a com- pany that does home healthcare as well as in-facility care. Their mantra, "to allow folks to age magnificently" and that is the goal of(Rachel Development) as well. Rachel Development will provide a transition from the more intensive commercial uses to the south (i.e.) Target than some other uses. It blends well and won't be anything obtrusive to the residential developments to the north of 154th Floor elevation feel [sic] would be similar to that of Primrose (whose parking lot and building is lower than 154th) There were no questions from the commissioners. Chair Melander stated he was pleased to see the backside of the architectural development as well, as that is what the residents would be looking at. More notes from the City Planner: Information from Rachel Development also included Trip Generation approx. 118 trips/day during the week and 93 trips/day on the weekend, therefore not a high trip generator as you might see with other uses in this location. This could make people a little more comfortable (about developing this type offacility). Due to the inability to hold a neighborhood meeting (COVID-19), Rachel Development did send out a letter to the neighborhood(property owners within 350 ft) talking about the project and providing some drawings, including the site plan and elevations, building perspective, and infor- mation about Lifesprk. The letter asked if there were any questions or comments to get back to Rachel Development directly. A new way of having a neighborhood meeting. Commissioner Diekman — Concerning access from the center of the building to north, there is sidewalk access to 154th St W. How do we make sure that 154th St W is not going to be used by employees as a parking lot for this facility? Answer signage is being reviewed on the street, as it is possible that parking might be allowed on the south side of 154th, since there are no homes there at this time. Almost double the minimum number ofparking (spaces) is being provided(on the development). Commissioner Scanlan — During the Primrose project, there was discussion about the berm that was put in to help soften its impact to the neighborhood to the north; please review the current proposal as far as dealing with the berm. Answer the developer would like to cut away the berm and add vegetation to existing trees. Staff believes this would serve the same purpose as the berm. (The developer) is providing a good, healthy mix of materials on the north side building that will provide screening. The nature of the building itself does not allow vehicular access from the north, the front of the building is on the south facing the commercial developments], its parking lot on the SE corner. As Commissioner Diekman noted, there is a sidewalk that allows access from 154th St, as well as a sidewalk on the west that allows access from the trail system (to Pilot Knob Road). This all helps to soften the (visual) impact on the neighborhood. As compared to other options that are more intensive in use CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes September 16,2020 Page 5 of 7 (ie: office building or convenience store), then the berm along with landscaping would be essen- tial. Commissioner Scanlan— Also discussed (during the Primrose project) was lighting and how that would affect the neighborhood. Answer a lighting plan was provided(by the developer)and it does meet City code requirements. Chair Melander invites anyone present to come and speak. Miranda Crow(5353 154th St W)—Her home was purchased exactly two(2)months ago. She was completely unaware that there would ever be construction there and is therefore "not thrilled by this." She states it is a very quiet, calm neighborhood and make a couple of key points: She is not in favor of a facility(to be put in the space)and would be in favor of more homes. She is concerned about the ton [sic] of wildlife in the area; it's a lot of trees, more than just bushes and shrubs. And more than insects and frogs, there are a lot of animals down there. "It is a little disheartening to see that wiped off the earth." How will this affect our property values? Bruce Nordquist does advise the Planning Commission that Staff can assemble information on property value when the question is asked, and can prepare a response for the next meeting. Crow—How long will the building (of the facility)take? (Start to finish) Chair Melander responds that a project like this could take some time. Developer response it will take about a year, 10 12 months. The intent is to start around mid- April(next year). Because it is a slab-on-grade structure they would not start in the winter. Chair Melander advises that construction would be during normal working hours; no trucks com- ing and going at 10 o'clock at night. If it goes forward. Crow—is concerned about the noise. That is a huge issue(for her). As well as the parking situation. Chair Melander asks the Organizer if there is any who wish to speak. Mr. Ted Casady (5438 153rd St W) asks — What is the longterm need expected for Senior Care facilities in the near term (3-5 years)? Including the planned senior centers in place today, where does this additional facility put Apple Valley? Mr. Ben Vulu (5365 154th St W) and Mr. Casady — Concur (with Ms. Crow) on the parking on 154th St and shares the same concerns. Chair Melander advises that the Public Hearing will continue until the next meeting, at which time the questions will be answered. Staff notes that the next Planning Commission meeting is October 7rh at 7pm. Commissioner Scanlan has a follow-up with Tom. Can construction be limited to access only via CITY OF APPLE VALLEY Dakota County,Minnesota Planning Commission Minutes September 16,2020 Page 6 of 7 155th St. and not have any access for construction vehicles of any type from 154th? Would there be any reason that 154th would be used? Answer there will be no direct access from 150 St to the site. Staffwill usually work the devel- oper or builder of a site to provide a staging area, on-site parking for laborers and contractors, and make sure they are not utilizing any on-street parking. It is an enforcement issue and on oc- casion, staff will show up to enforce (the ordinances) because sometimes the contractors, sub- contractors, and/or laborers will begin to park at the closest point to where they are working. Staff will do what it can to curtail parking on 150 St. Commission Scanlan hopes this answer addresses some of the concerns the residents might have as far as parking goes. Staff would also have any vehicles to the site (ie: deliveries) utilize the right-in/right-out off of 155th, the least path of resistance. Commissioner Schindler—would like to comment and note that the site has been zoned as Com- mercial since this area was developed. It was never intended for residential use. Staff confirms that when the Primrose property was established, the outlot was created with the idea that it would be used for future commercial development. MOTION: Commissioner Burke moves to continue the Public Hearing to Wednesday, October 7, 2020 at 7 o'clock p.m., seconded by Commissioner Diekman. Rollcall vote: Ayes - 7 —Nays - 0. 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, October 7th at 7pm. \ Not bi g fLITt Pon thls page CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes September 16,2020 Page 7of7 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 7:40 p.m. Rollcall vote: Ayes - 7 -Nays - 0. Respectfully Submitted, Mari Salamanca, Planning Department Assistant Approved by the Apple Valley Planning Commissio r on 10/7/2020 Tom Meland r, Chair