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HomeMy WebLinkAbout02/03/2021 Agenda Packet M eeting L ocation: M unicipal Center 7100 147th Street West Apple Valley, M innesota 55124 Planning Commission meetings have resumed at the Municipal C enter and are open to the public with physical distancing restrictions. Attendee procedures and access information are posted on the C ity's website and include virtual participation opportunities. F ebruary 3, 2021 PLA N N IN G C O MMISSIO N T EN TAT IVE A G EN D A 7:00 P M 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 December 16, 2020, Regular Meeting. 4.Public Hearings A.Zoning C ode Amendment to Institutional Zoning District - PC21-01-O C onsider a text amendment to amend the P "Institutional" zoning district to allow ancillary retail sales when in conjunction with a permitted use Petitioner: City of Apple Valley 5.Land Use / Action Items A.Roers Senior Apartments - Village at Founders Circle 2nd Addition - PC20-14-B. Site Plan Review/Building Permit Authorization of proposed development of 4.8 acres for 160 "active senior (55+)" apartment units and 12 rental townhomes. LO C AT IO N: Southwest corner Galaxie Avenue and Founders Lane PET IT IO N ER: Roers C ompanies and Dakota County C ommunity Development Agency (C D A) B.T he Cove - PC20-20-ZSB C onsider a rezoning of three properties from "R-1" (Single family residential) to "P D" (Planned development), preliminary plat to create 17 lots, and site plan review building permit authorization. Location: 13009 Diamond Path Road Petitioner: J MH Land Development, Custom One Homes, Randy and C arolyn Buller C.Apple Valley Square 6th Addition 1. Preliminary Plat to Subdivide a Parcel Into Two Separate Lots 2. Required Number of Parking Stalls Variance 3. Site Plan and Building Permit Authorization Location: 15125 C edar Ave Petitioner: C A R Apple Valley Square, LLC 6.Other Business A.Review of Upcoming Schedule and Other Updates Planning Commission - Wednesday, February 17, 2021 - 7:00 p.m. Planning Commission - Wednesday, March 3, 2021 - 7:00 p.m. C ity Council - T hursday, February 11, 2021 - 7:00 p.m. C ity Council - T hursday, February 25, 2021 - 7:00 p.m. 7.Adjourn Regular meetings are broadcast, live, on C harter C ommunications C able C hannel 180 and on the C ity's website at www.cityof applevalley.org I T E M: P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :February 3, 2021 S E C T I O N: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 and include virtual participation opportunities. S taff Contact: Tammy Bernatz, Department A ssistant Department / Division: Community Development Department AC T I O N RE Q UE S T E D: Please let us know you have joined us by either signing at the door or requesting to be an attendee on-line. S UM M ARY: Note: Planning C ommission meetings have resumed at the Municipal C enter and are open to the public with physical distancing restrictions. B AC K G RO UND: N/A B UD G E T I M PAC T: N/A I T E M: 1.A. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :February 3, 2021 S E C T I O N:Call to Order Description: P lanning Commissioners will be attending either in-person or virtually. A roll-call will be taken. S taff Contact: Tammy Bernatz, Department A ssistant Department / Division: Community Development Department AC T I O N RE Q UE S T E D: N/A S UM M ARY: During the C O VID-19 Pandemic, the Council C hambers in the Apple Valley Municipal Building has been set-up to allow for the Planning C ommissioners 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. B AC K G RO UND: N/A B UD G E T I M PAC T: N/A I T E M: 3.A. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :February 3, 2021 S E C T I O N:Consent A genda Description: A pprove Minutes of December 16, 2020, Regular Meeting. S taff Contact: Tammy Bernatz, Department A ssistant Department / Division: Community Development Department AC T I O N RE Q UE S T E D: Approve minutes of regular meeting of December 16, 2020. S UM M ARY: T he minutes of the last regular Planning C ommission meting is attached for your review and approval. B AC K G RO UND: State statute requires the creation and preservation of meeting minutes which document the official actions and proceedings of public governing bodies. B UD G E T I M PAC T: N/A AT TAC HM E NT S : Minutes CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES December 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, Tim Burke*, Keith Diekmann *, Jodi Kurtz, Paul Scanlan, and David Schindler. Member(s) Absent: None City staff members attending: Community Development Director Bruce Nordquist, City Planner Tom Lovelace, Planner Kathy Bodmer*, Planner/Meeting Organizer Alex Sharpe*, City Engineer Brandon Anderson*, and City Attorney Sharon Hills. * Present via remote technology 2. APPROVAL OF AGENDA Chair Melander asked if there were any changes to the agenda. CD Director Nordquist said yes to changes. Take the “Land Use / Action Items” that is #5 and make it #4A, #4B, and #4C. Public hearings would be #5A, and #5B. Chair Melander asked for approval of the adjustments of agenda. MOTION: Commissioner Scanlon moved, seconded by Commissioner Kurtz, approving the revised agenda. Roll call vote: Ayes - 6 – Nays - 0. Chair Melander asked for approval of the amended agenda. MOTION: Commissioner Burke moved, seconded by Commissioner Scanlon, approving the revised agenda. Roll call vote: Ayes - 6 – Nays - 0. 3. CONSENT ITEMS MOTION: Commissioner Burke moved, seconded by Commissioner Scanlon, approving the Consent Items of the agenda (minutes of the meetings of December 2, 2020, and 2021 Planning Commission Regular Meeting Schedule). Roll call vote: Ayes - 6 – Nays – 0. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 16, 2020 Page 2 of 12 4. LAND USE/ACTION ITEMS A. Apple Valley Golf Course Rezoning (PC20-22-Z) City Planner Tom Lovelace presented staff report. Chair Melander asks if there are any questions from the commissioners - None. MOTION: Commissioner Scanlan moved, seconded by Commissioner Schindler, approving the rezoning of the Apple Valley Golf Course property, located at 8661 140th Street West from “P” (Institutional) to “LDF” (Low Density Flex). Roll call vote: Ayes - 6 – Nays – 0. B. Mr. Car Wash – Consider a Conditional Use Permit and Site Plan/Building Permit Authorization to Allow for Construction of a 6,500-Sq. Ft. Car Wash Facility on a 1.25-Acre Lot (PC20-17-CB) City Planner Tom Lovelace presented staff report. Chair Melander asks if there are any questions from the commissioners - None. MOTION: Commissioner Scanlon moved, seconded by Commissioner Kurtz, approving conditional use permit for a freestanding car wash operation on Lot 3, Block 1, Orchard Place 2nd Addition; subject to the conditions identified in the December 16, 2020, Planning Commission report. Roll call vote: Ayes - 6 – Nays – 0. MOTION: Commissioner Scanlan moved, seconded by Commissioner Kurtz, approving the site plan/building permit authorization to allow for construction of a 6,500-sq. ft. freestanding car wash operation on Lot 3, Block 1, Orchard Place 2nd Addition; subject to the conditions identified in the December 16, 2020, Planning Commission report. Roll call vote: Ayes - 6 – Nays – 0. C. Starbucks CUP/Orchard Place Commercial – Consider a Conditional Use Permit to Allow for Drive-Through Window Service in Conjunction with a Class III Restaurant and Site Plan/Building Permit Authorization for 7,400- Sq. Ft. and a 8,200-Sq. Ft. Building on a 3.21-Acre Lot (PC20-18- CB) City Planner Tom Lovelace presented the staff report. Chair Melander asks if there are any questions from the commissioners - None. MOTION: Commissioner Scanlan moved, seconded by Commissioner Kurtz approving conditional use permit for a drive-through window service in conjunction with a class III restaurant on Lot 4, Block 1, Orchard Place 2nd CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 16, 2020 Page 3 of 12 Addition; subject to the conditions identified in the December 16, 2020, Planning Commission report. Roll call vote: Ayes - 6 – Nays – 0. MOTION: Commissioner Burke moved, seconded by Commissioner Schindler, approving the site plan/building permit authorization to allow for construction of a 7,400-sq. ft. multi-tenant with a 60-seat coffee shop on Lot 4, Block 1, Orchard Place 2nd Addition; subject to the conditions identified in the December 16, 2020, Planning Commission report. Roll call vote: Ayes - 6 – Nays – 0. MOTION: Commissioner Burke moved, seconded by Commissioner Schindler, approving the site plan/building permit authorization to allow for construction of an 8,200-sq. ft. multi-tenant building on Lot 4, Block 1, Orchard Place 2nd Addition; subject to the conditions identified in the December 16, 2020, Planning Commission report. Roll call vote: Ayes - 6 – Nays – 0. 5. PUBLIC HEARINGS A. The Cove – Consider Rezoning of Three Properties from “R-1 (Single-Family Residential to “PD” (Planned Development), Preliminary Plat to Creat 17 Lots, Conditional Use Permit for “PD” within “SH” Zone, and Site Plan Review Building Permit Authorization. Planner Kathy Bodmer presented the staff report. Chair Melander asks if there are any questions from the commissioners. Commissioner Scanlon – Can you talk about emergency vehicle access to the property? Planner Bodmer – The private street is 28-feet wide which meets the requirements for fire access, the cul-de-sac meets the requirements, but the hammer head does not meet the requirements. We will be working with the developer to make revisions to bring to compliance. Commissioner Scanlon – How about parking? I have a concern with any activity going on for guests, that there will not be enough parking on one side of the street with this density. Planner Bodmer – The 28-foot wide street will allow for parking on one-side of the street. We are recommending that it is the opposite side of the driveways so that will allow for guest parking. The homes each have surface driveways that will allow for two surface parking. Each of the homes have two-stall garages. Commissioner Scanlon – I’m looking at this and have concern for run-off. I’m CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 16, 2020 Page 4 of 12 trying to visualize where snow removal will take place with the private drives. There doesn’t seem to be any point of storage. Planner Bodmer – That’s a good point. That could be shown on the plan. Typically companies prefer to shove snow at the end of the street. There is a retaining wall so we would want to meet with the developer to see what the options are for that. That is definitely a question that needs to be resolved. Commissioner Kurtz – Is there only one spot for parking when coming to visit with kayaks. Is that the parking on Pilot Knob Road? I believe parking will be an issue for company and visitors. Planner Bodmer – I believe that is correct. There is just one public access available for the lake from Farquar Park. Commissioner Diekmann – Do all the current homes around the lake meet the shore land overlay zoning district requirements or were some of those grandfathered in? How do those compare along the beach and buffer zones? Planner Bodmer – I need to research and provide a response at the next meeting. Mark Sonstegard, GMH Land Company – Ryan Bluhm (on-line), West Wood Professional Services, and Todd Polifka, Custom One Homes, LLC, are with me also. Mr. Sonstegard presented a PowerPoint regarding designing and developing this project. He states that the development has met all requirements from the DNR. One dock with possibility of 3 boats from the HOA are proposed. An infiltration area and landscape buffer areas will collect all the water and runoff from the rain gardens and will be filtered before hitting the lake. A protective easement of 3.5 acres will be created for a natural area for the future. Todd Polifka, President, Custom One Homes, LLC – He reported that the market is good for this type of development. These type of homes (detached villa townhomes) are typically sold to people 49 to 70 years old with two people living in the homes who are probably snow birds with not a lot of traffic. It will be heavily landscaped with plenty of trees. He stated that he does not see parking concerns. The snow in these types of developments is removed from the area and is included in HOA fees. Chair Melander asks if there are any questions from the commissioners. Commissioner Scanlon – Could you do the buffer zone with the single-family home verses showing everything right down to the lake line with the properties? Mark Sonstegard, GMH Land Company – Yes, he said he could provide the information. We have not been able to make the financials work for the single- family homes. If you have a single-family home on a lake, you are going to want CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 16, 2020 Page 5 of 12 your own lake access. We are targeting the empty nester who likes the idea of living on a lake but not necessarily Lake People but like the option of a kayak or pontoon they can take out every now and then. Commissioner Scanlon – What type of materials are you looking at for the retaining walls? I’m worried about replacing the material. Mark Sonstegard, GMH Land Company – The plan will be to use the boulder wall. Boulders are the best to work with in natural areas, adjust to the layout, and survive longer over time if engineered and installed correctly. Commissioner Burke – What about the hammerhead – it was discussed this was not acceptable? Is it possible to lose a unit in order to make a proper turnaround? Mark Sonstegard, GMH Land Company – We need to add another 13 feet to the end of that hammerhead. By moving it a little bit to the north or adding it another way. We will review with engineering to make it work. Chair Melander asks if there are any questions from the public. Bill Sherry, 4855 Dominica Way – President of Farquar Lake Association. I’m speaking for everyone (19 homes) who live on the lake and owns property - pages 88 to 101 of the agenda packet written for your consideration. Everyone in the association oppose the rezoning to this type of development. Development within the existing zoning of R1 and overlay shoreline regulations is expected but not 17 townhouses separated by 15 feet. We’re concerned what this does to the character and quality of Farquar Lake. It is beautiful. It is like this because of the current zoning of R1 with 40,000 square feet minimum (.92 acre) with 150 feet width. One of the builders stated that financially could not make single-family homes work. Chair Melander – The Planning Committee does not consider the financial aspects of developments. Bill Sherry, 4855 Dominica Way – Okay. I get it. In order to build on these lots with all of the environmental regulations, they need to build 17 houses 15 feet apart. Most people want to live there to enjoy the lake. There are very few homes that have a beach. Double driveways times 17 are 34 places for cars and 34 more parking spaces on the street which might not be enough for big family gatherings, etc. If there were 6 single-family homes we would not be talking about parking on the street. The 17 townhomes are right together. It looks like 85 to 95 percent gets graded. We ask you to turn down this request for the re-zoning. Trees being cut down will account for 75 percent then adding 10 percent back in which will be small trunked trees. The argument that this development is better for the environment than 6 single-family homes just doesn’t make sense. We ask you to discount that. The removal of natural vegetation will be restricted in order to CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 16, 2020 Page 6 of 12 preserve the shore-line aesthetics. It matters to water quality when a larger development is built around a lake. The natural environment matters. Follow the existing zoning requirements because the financials work out better and that underlies the request that is here today. If you are not confident and certain that it will not diminish the quality of the environment, to squeeze 17 townhomes will change the character and this development will diminish the natural habitat. This is a dangerous precedent to be setting. I ask the Planning Commission to turn this down. Joe Elliott, 12949 Diamond Path – It’s a beautiful place; we intended to retire there. The environment has not changed. The rezoning of this area is to the benefit of the seller and the builder. When this is done, they move on and the residents have to deal with it. These beautiful new homes are ghastly in this environment. I hope that you will not let this happen. Mark Wilson, 4845 Dominica Way – Described his home and the changes that have occurred during this time. In a major rain event, the lake raised 6 feet. The development of the Lake for our property has not been good. The quality of the lake used to be good, but with all the run off the Lake is murky and not of good quality. All that dirt is going to run into the lake during construction. The rain gardens will not be able to handle it. Clear cutting all those trees it will take another 30 to 40 years for the trees to reach the fullness they are in now. The development will cause more erosion and degradation to the lake. This is a gem of a lake and the City needs to protect it. The DNR approved it but it is consistent with the minimum standards. Governments are encouraged to consider higher standards and not the minimum standards. You need to reject it. Sharon Cartwright, 4865 Dominica Way – My place of peace. Don’t take these great blue herrings, egrets, owls, eagles away. We feed the wood ducks and take care of the birds and land. When you take 75 percent of them and put up 2 ½ inch twigs, what is going to happen to all of these birds? It is up to us to truly preserve it so this wildlife can survive. We put in rain gardens, shoreline restoration, work with the city and county, we watch the people walking by (especially since COVID) enjoying nature. Don’t let this go away for this might never come back. I have no dock or beach and when I look across the lake, it is so peaceful. I can understand 6 single homes but I cannot understand 17. Randy Buller, 15654 Egret Place – We are home/land owners of Farquar Lake. In 2017, we created a 7 single family plot. We determined that there was a better approach to benefit Farquar Lake. Keep the facts in mind when discussing the merits of this plan. We value lake quality. Many of the homes have minimal tree coverage or tree space. Several homes have large sand beaches. Many homes have homes sloping towards the lake not stopping the erosion. This proposed development has greater setbacks with 133 feet from the shoreline. On average, 92 CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 16, 2020 Page 7 of 12 feet exists right now today. Greater buffering of 100 feet – minimum to low in regards to the other homes on the lake. Of the lakeshore frontage, 94.5 percent is permanently reserved as an outlot for perpetuity. Nothing will change that for it is under an HOA and cannot make more beaches, docs, cut down anything or walk through that. It is protected. Less than 5 percent is used for one beach and a dock. The DNR and City staff have commented: “. . . provides better shoreline protection than conventional lot and block subdivisions containing riparian lots. Riparian lots each with their own access and water recreational areas have significantly greater impacts to shore land and aquatic resources than those with subdivisions with large protected shore land areas and no ripairin lots, which the Cove would provide.” This is a powerful fact based endorsement for this project’s design and its ability to positively impact lake quality verses the R1. As the Farquar Lake Association comments noted: “The very purpose of the zoning requirements is to preserve and maintain the character and the quality of the neighborhood and the community.” The proposed plat exceeds the standards by nearly every quantifiable metric including lakeshore preservation, water quality management, minimal dock and boat usage, guided density, and open and preserved space. A traditional R1 project would not provide these protections. The DNR approved the plat for this project. One-third of the lots on Lake Farquar do not conform to the lot requirements: 1 1/2 acre to 3 acres, which are not consistent to R1 overlay and zoning. Many homes have marginal and minimal tree coverage. Many homes have minimal undisturbed natural space. Several homes have large sand beach areas and yards which slope down to the lake with little to assist with erosion. It does not appear to be a consistent R1 zoning. The Cove plan will have the most controlled undisturbed natural space and trees than any other property on that lake today. We respectfully ask the City Planning Commission to take the information we presented. Michelle Schreifels, 13200 Pilot Knob Rd – We support Farquar Lake association. We’ve lived here for 16 years. We acknowledge living on the lake is a privilege not only for the individuals living there but also to the community to have this lake. There is definitely a place for high density. I live on the property that has been pictured with the large beach. We have lived on this property for 60 years. This beach was intact when we moved onto the property. We have 700 feet of lake shore and about a 15 to 20 foot buffer around almost the entire property that is natural and treed with the exception of where the beach is. There is an area where the DNR approved us to use large boulders as a retainer as we have a point that results in a lot of loss of soil into the lake and causes more damage to the lake. It will be difficult to protect the lake in the fragile building process. It is hard for me to understand 17 homes 15 feet apart positively impacts this property. My home is buffered to protect the lake shore. It is a storm water drainage area, we have already caused enough damage. Can you guarantee these 17 homes will not continue to damage the lake? Let’s not make this about people but about preserving our planet and make sure we are doing the right thing by putting that type of housing in there. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 16, 2020 Page 8 of 12 Sara Nick, 13199 Diamond Path – I’ve lived there for 6 years. I agree with the Farquar Lake Association. We have had ample opportunity first hand to see all of the wild life of that property. I do not see how 1 acre will provide enough space for these wild animals. The water quality is a concern. It feels like we are being presented with a false choice for single-family homes instead of doing something with the single-family homes that will keep the preservation of the shoreline. I dispute the market for the single family’s wanting to buy property without having access to a beach, etc. That is why we purchased this property for our family with that quality of life we desired. Brent Hislop, 6000 Strawberry Lane Shorewood, MN – I have a question for Brandon, City Engineer regarding the conversation of single-family verses villa. Would the grading required for an R1 plat be of similar area and scope for the grading proposed under this plat? City Engineer Brandon Anderson -- This particular site has many challenges such as connecting to city utilities, providing street access, etc. To meet the regulatory and ordinance requirements either way (17 lots or 7 single-family) the site would be substantially graded for both. Brent Hislop, 6000 Strawberry Lane Shorewood, MN – So the similar grading for the site under either proposal would be similar tree loss for both options? Is that fair enough? City Engineer Brandon Anderson – Yes, that’s fair enough due to the particulars of grading this lot. Brent Hislop, 6000 Strawberry Lane Shorewood, MN – Kathy, if the site was straight zoning R1, would the 3 ½ acre outlot protection conservation area be required under straight zoning? Planner Bodmer – Mr. Chair, I would like to put that down as a question and bring back a good answer for you. Brent Hislop, 6000 Strawberry Lane Shorewood, MN – Okay, fair enough. Brent Hislop, 6000 Strawberry Lane Shorewood, MN – Another one for Mr. Anderson. So the applicant provided engineering standards for rain fall, ponding, 100 year event, we didn’t touch on those for it is a deep dive into the engineering side. Would it be fair to say that the site meets and exceeds those ponding water quality and rate control items? City Engineer Brandon Anderson – The storm water report received from the applicant shows that it is meeting or exceeding the storm water management requirements set forth in our ordinance. There are still a few details to work out on CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 16, 2020 Page 9 of 12 a few items but it is meeting the storm water requirements. Brent Hislop, 6000 Strawberry Lane Shorewood, MN – This is addressed to Mark the applicant. Regarding the GIS rough calculations along the shoreline of Farquar Lake, is it fairly accurate to say that based on the GIS overview that roughly 50 percent of the existing shoreline is not protected. It is either open space, wooded area and are non-buffered or otherwise, based on a quick overview? Mark Sonstegard, GMH Land Company – Looking around the lake from a GIS mapping point and measuring how much lake shore looks like a buffer or wooded area or beach or lawn right down to the lake, it is my rough calculations there were somewhere around 50 percent looking at the county GIS map. I did not go out on- site for verification. Brent Hislop, 6000 Strawberry Lane Shorewood, MN – It was previously noted that 94.5 percent of the shoreline area is said to be preserved. Ryan Bluhm, Westwood Professional Services, 792 Sunset Dr – I did the civil design for all the storm water and pretreatment for the streets. If there are any further questions for storm water design, I can answer those questions. The goal here is not to just meet the requirements but to exceed the requirements. We added buffers before the rain gets to the raingardens and continue to work with staff to make sure that the water quality is maintained. Carolyn Buhler, 15654 Egret Place – When we presented the 7 lots and were planning on living in the existing Houston home then selling the 6 lots, that proposal was met with a lot of hostility from the neighborhood as well. When we proposed that at that time, there would be clear cutting of the land as well. Mark Wilson, 4845 Dominica Way – There is no way that 50 percent of the shoreline is open. Come to the lake yourself and look. It is way more than 50 percent. Single-family homes would not want large trees to be cut down; they would want them preserved. That would be one of the main reasons they would want that lot. There being no further comments, Chair Melander closed the public hearing. B. Apple Valley Square 6th Addition, Chase Bank with Drive-Through at Car Apple Valley Square LLC Planner Alex Sharpe presented the staff report. Chair Melander asks if there are any questions from the commissioners. Commissioner Kurtz– Question about the traffic. It looks like at the four-way stop by Chipotle is a right-in only and a right-out only? Is that correct? CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 16, 2020 Page 10 of 12 Planner Sharpe – That is correct. However, the existing median is presented that a left turn cannot be taken left bound to Cedar because of the median in drive-isle. They would need to proceed west bound towards the front of the building and then proceed south to get over to Chase Bank. That then would allow a right out southbound onto Cedar. Customers would not be utilizing the same intersection you are referring to that is slightly to the North of Chipotle. Commissioner Scanlon – The west elevation at the rear of the building in terms of utilities if there is anything from the landscaping perspective that would balance that out better. Planner Sharpe – This is one of those issues that I’ve learned to be sensitive to bank buildings due to a preference of not having high landscaping with screening near their buildings especially a drive-through due to risk of night-time activities. They keep the shrubs low and screening low. It does create difficulties when addressing screening to electrical boxes, gas pipelines on the walls, and public safety. Banks need to keep a lower brush cover for drive-throughs and ATMs due to business needs. Commissioner Scanlon – I know we have a couple of these on Cedar Avenue and we’ve worked through in taking those considerations and trying to see what we can balance off on the other three sides. CD Director Nordquist – On the west elevation which faces all of the commercial to the west, we have the backside of industrial buildings that look better than this. Typically, the commercial properties are responsive to the foresighted architecture that seems to be missing on this building. We attempted to do some rock walls in cages that you see in locations now. We started to do that over on 147th and Cedar with Jersey Mike’s and the dental office on the corner. What can be done to screen the meters. It looks like a cinder block wall. We added awnings or other features or eyebrow framed panels coming out of the west side. Planner Sharpe – This will certainly be addressed. Thank you. Commissioner Burke – What changes are going to be made from the parking study with the net number of parking spaces? Planner Sharpe – They have 106 spaces short in existing condition. Added will be 39 and be in non-compliance. Commissioner Burke – 106 has been in non-compliance since the beginning or in redevelopment? Planner Sharpe – Since that plat was developed in the 1980s, yes. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 16, 2020 Page 11 of 12 Commissioner Burke – A long time. Planner Sharpe – They have a cross parking easement across the entire development. When the site was developed, it was an interior mall. Users could enter on the west side of the structure and now are unable to do so. We have not seen an issue with parking even with the Rainbow put in place. Over parking on this site has not been observed, if ever, and that is what the parking study was able to demonstrate. Chair Melander asks if there are any questions from the public. Nick Koglin, Senior manager for Investments of Regency Centers of Apple Valley Square – Good evening. We want to clarify we do not own Perkins or White Castle. We are happy to address any questions. Bill Griffith, Attorney for Regency Centers – The Parking variance is very important. At peak periods measured, parking was at 55 to 58 percent of total spaces available with the average overall around 30 percent. This supports there is ample parking given the layout, cross parking easements, and types of uses configured on the site. Mobile banking has decreased the number of cars going through bank tellers and through the bank itself. One of the things we are seeing in many cities is parking was much higher in the 80s and 90s. Cities are reevaluating the amount of asphalt needed due to changes in the banking industry There being no further comments, Chair Melander closed the public hearing. 6. OTHER BUSINESS A. Review of Upcoming Schedule and Other Updates “During my term of 21 years there has been $2 billion worth of development that has been reviewed and considered for recommendation by the council. Thank you!” said Mayor Mary Hamann-Roland. The next Planning Commission meeting is Wednesday, January 6, 2021, 7:00 p.m. The next City Council meeting is Tuesday, December 22, 2020, 7:00 p.m., where there is a planned recognition for Mayor Mary Hamann-Roland. There are three planning commission applications that have been submitted and will be considered by the City Council on Tuesday, December 22, 2020. There will also be action taken by the council with a full slate of seven council members at the next Planning Commission meeting. 7. ADJOURNMENT Hearing no further comments from the Planning Staff or Planning Commission, Chair CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes December 16, 2020 Page 12 of 12 Melander asked for a motion to adjourn. MOTION: Commissioner Scanlon moved, seconded by Commissioner Schindler to adjourn the meeting at 10:18 p.m. Rollcall vote: Ayes -6 - Nays - 0. Respectfully submitted, ______________________________________ Tammy Bernatz, Planning Department Assistant Approved by the Apple Valley Planning Commission on 2/3/2021 . Tom Melander, Chair I T E M: 4.A. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :February 3, 2021 S E C T I O N:P ublic Hearings Description: Zoning Code A mendment to I nstitutional Zoning District - P C21-01-O S taff Contact: A lex Sharpe, Planner and Economic Development Spec. Department / Division: Community Development Department AC T I O N RE Q UE S T E D: Open the public hearing, receive comments and close the public hearing. T hough it is the policy of the Planning C ommission not to act on an item the same night as its public hearing, staff believes the proposal can move forward if there are no adverse comments received. Recommend amending City Ordinance to allow ancillary retail sales when in conjunction with a permitted use in the P "Institutional" zoning district. S UM M ARY: City staff is bringing forward a text amendment to C ity C ode as a request from MacPhail School of Music in partnership with Schmitt Music. Since 2017, MacPhail has operated the Apple Valley location from the City's Education Partnership Building, formerly the "Old City Hall". T he site is located west of Largen park, but is technically on the same parcel of land, which is zoned Institutional. T he Institutional zone is intended for uses which serve the public and those which are quasi-public. Typical uses within this zone are places of worship, parks, schools, the C ommunity Center, and the Municipal Center. Schmitt music, in partnership with MacPhail, is seeking to sell musical instruments and other music related supplies at the Education Partnership Building. Staff has seen a growing demand for ancillary/complimentary retail sales in all non-traditionally retail districts. For example, several years ago the Limited Industrial district was amended to allow ancillary retail of products produced on-site. T he best example of this type of use is Abdallah where the majority of their space is production, but a small chocolate shop is included. T he purpose of the amendment is not to seek retail uses in the Institutional zone, it is to create a public benefit through collaborative partnerships or ancillary sales. Additionally, staff has become aware of a national trend for religious book stores to partner with places of worship to include a small retail bookstore within the campus. T his trend, driven by the rising cost of retail space, has not been sought in A pple Valley to date. Staff is seeking to utilize the opportunity by the MacPhail and Schmitt Music partnership to proactively respond to a growing national trend. Other examples where this ordinance would benefit institutional uses include the City's golf course/pro-shop, school stores, and art museums. Staff has worked with the City Attorney to ensure any new retail uses do not disrupt the character of the institutional zone, which is often a buffer for residential homes/zones. T he draft amendment requires that the retail sales must be ancillary or complimentary to an existing permitted or conditional use within the zone. T he Zoning Administrator has the authority to determine if a proposed retail use is complimentary to the existing use, and any appeals can be made to the City C ouncil prior to a retail user being permitted to operate. T he draft ordinance also proposes the requirement that retail sales to occur in a structure with one or more permitted institutional uses. T his prevents a building within the zone from operating as a solely retail use. T he total permitted retail area of a building cannot exceed 15% of the gross floor area, or 4,500 sq. ft. whichever is less. T his provision prevents a large retail operation and a small institutional use, similar to retail uses in the Limited Industrial zone. B AC K G RO UND: In addition to the recommended amendments for retail sales, staff is also recommending a small change to the permitted uses. Currently the code only permits public museums and art galleries. T his provision is from the original code text completed in the early 1970's. Staff is proposing to allow private museums as a permitted use as not all museums are publicly funded/owned. A prime example is the Walker in Minneapolis, which is privately owned. Staff does not anticipate a large museum like the Walker seeking to locate in Apple Valley in the near future, but smaller more historic museums are possible. B UD G E T I M PAC T: N/A AT TAC HM E NT S : Ordinance CITY OF APPLE VALLEY ORDINANCE NO. ___ AN ORDINANCE OF THE CITY OF APPLE VALLEY, MINNESOTA, AMENDING TITLE XV OF THE CITY CODE ENTITLED "LAND USAGE” BY AMENDING SECTION 155.246 REGARDING RETAIL SALES WITHIN INSTITUTIONAL (P) DISTRICT The City Council of Apple Valley ordains: Section 1. Title XV of the Apple Valley City Code is amended by adding Section 155.246 (O) to read as follows: § 155. 246 PERMITTED USES. Within any P district, no structure or land shall be used, except for one or more of the following principal uses or uses deemed similar by the City Council: * * * * (O) Retail sales of product, goods or materials that are ancillary and complimentary to a use that is a permitted or an approved conditional use on the same property, subject to the following requirements: (1) Retail sales operation is not allowed as an exclusive use within its own stand- alone building; the retail sales shall occur within a building occupied by one or more other institutional uses. (2) The gross floor area of the retail sales operation is not more than 15% of the total gross floor area or 4,500 square feet, whichever is less, of the building in which it occupies. (3) The parking requirements as set forth in this Chapter for the principal use(s) and the retail sales operation on the property are met. (4) Hours of operation are limited to 7:30 a.m. to 10:00 p.m. (5) No sales operations shall occur or otherwise be permitted to occur outdoors notwithstanding any other provision in this Chapter permitting outdoor sales. (6) Notwithstanding any other provision in this Chapter, no signs, banners, posters or other placard shall be placed on any exterior window or door. (7) Retail sale of services is prohibited. * * * * 2 Section 2. Title XV of the Apple Valley City Code is amended by revising Section 155.246 (B) to read as follows: § 155.246 PERMITTED USES. Within any P district, no structure or land shall be used, except for one or more of the following principal uses or uses deemed similar by the City Council: * * * * (B) Public libraries and public or private museums art galleries; * * * * Section 3. Filing. A copy of the ordinance shall be filed in the office of the City Clerk. This copy shall be available for inspection by any persons during regular office hours. Section 4. Publication. The City Clerk shall publish the title of this ordinance and the official summary in the official newspaper of the City with notice a printed copy of the ordinance is available for inspection by any person during regular office hours at the Office of the City Clerk. Section 5. Effective date. This ordinance shall take effect upon its passage and the publication of its title and the official summary. PASSED by the City Council this ___ day of ________, 2021. _________________________ Clint Hooppaw, Mayor ATTEST: ___________________________ Pamela J. Gackstetter, City Clerk I T E M: 5.A. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :February 3, 2021 S E C T I O N:L and Use / Action I tems Description: Roers S enior A partments - Village at Founders Circle 2nd A ddition - P C20-14-B. S taff Contact: K athy Bodmer, A I C P, Planner Department / Division: Community Development Department Applicant: Roers Companies and Dakota County Community Development A gency P roject Number: P C20-14-B Applicant Date: 60 Days: 120 Days: AC T I O N RE Q UE S T E D: Recommend approval of the site plan/building permit authorization for 160 apartment units and 12 townhome units with the following conditions: 1. T he Building Permit Authorization is subject to conditions listed in Resolution No. 2015-108 approving the preliminary plat, and Resolution No. 2018-147 approving the final plat of Village at Founders Circle Second Addition. 2. T he Building Permit Authorization is subject to the terms of the Predevelopment Agreement dated J une 26, 2014 and Development Agreement dated November 24, 2015, for Village at Founders Circle, executed between the C ity of Apple Valley and the Dakota C ounty Community Development Agency. 3. Prior to the issuance of any building permit, the developer shall pay the park dedication fee in the amount equal to $893 multiplied by the number of units exceeding 168 units. 4. Prior to the issuance of any building permit, the developer shall pay the waiver of special assessments fee in the amount of $8,929 multiplied by the number of units exceeding 168 units. 5. A trailhead/plaza amenity feature on the site was agreed to in the Pre-Development and Development Agreements between the City and Dakota County Community Development Agency (C D A). T he developer shall work cooperatively with the City on a design that is approved by the C ity Council. T he developer shall submit evidence of expending a minimum of $150,000 for the Trailhead amenity located beside the site entrance at Founders Lane prior to release of the certificate of occupancy. 6. T he C ivil plans are subject to final review and approval by the C ity Engineer at the time of application of the building permit. 7. No access shall be permitted onto Galaxie Avenue from the site. 8. A Natural Resources Management Permit (N RMP) must be obtained prior to any tree removal or site work. 9. At time of application of the building permit, developer shall submit a nursery bid list that confirms that landscape plantings will meet or exceed 2.5% of the value of the construction of the building. 10. A lighting plan shall be submitted at the time of application of the building permit subject to review by the Planner. 11. T he Fire Truck turn-around and private driveway access to the townhomes shall be designated as a Fire Lane and signed and striped in accordance with the requirements of the Fire Marshal. 12. T he developer shall obtain approval of a License to Encroach where any steps encroach into drainage and utility easements and where the fire truck turn-around encroaches onto City property prior to release of the building permit. S UM M ARY: T he Dakota C ounty C ommunity Development Agency (C D A) acquired the 4.77-acre parcel on the southwest corner of Galaxie Avenue and Founders Lane in 2014 to provide affordable housing in the C entral Village area. Roers C ompanies was selected by the C D A to develop the property to provide an "active senior (55+)" development with 80% market rate units and 20% affordable units. Roers C ompanies requests site plan review/building permit authorization to construct a 4-story, 160-unit apartment building with underground parking and 12 townhome units for a total of 172 units on the site. T he proposed density of the site would be 36.1 units/acre. B AC K G RO UND: P arcel History: T he Dakota C ounty C ommunity Development Agency (C D A) acquired the subject parcel in 2014 through a foreclosure process with Dakota County. T he C D A's goal for the site was to work with a private developer to develop a Class A, mixed-income, high- quality development that would complement the rest of the C entral Village. Two agreements have been executed between the C D A and C ity, a Pre-Development Agreement and Development Agreement, that outline the development expectations and commitments between the two parties. T he agreements address the number and characteristics of the affordable units, the cancellation of outstanding special assessments on the property prior to tax forfeiture, the park dedication expectations and the C ity's obligation to construct a missing segment of sidewalk along Garrett Avenue. Additional payments will be required for park dedication and for the cancelled special assessments for the number of units exceeding 168 units. Site P lan: T he site plan shows that the 4-story, 160-unit apartment building will be located on the west side of the 4.77-acre parcel. A community garden and outdoor patio will be located on the north side of the building between Founders Lane and the building. T here are two driveway access points to the site: on the west from Garrett Avenue and the northeast from Founders Lane. No driveway access will be permitted to Galaxie Ave from the site. A single private street provides connection between the apartment and townhome areas of the site. In addition to the apartment building, the petitioners plan to construct a total of 12 townhome units with three 4-unit townhome buildings. T he layout of the 3-story townhome buildings on the east side of the site helps to develop the strangely-shaped eastern portion of the lot. T he townhome tuck under garages face the private street to the south so that garage doors are not visible from Founders Lane. Staff is concerned that the townhomes have no driveways leading into the garages; the garages are accessed directly from the private street. T his results in providing no setback for outside parking of vehicles on the driveway. T he concern is addressed by providing a group parking area south of building three. While 6 outdoor visitor parking spaces are required, 10 are provided in the new lot. Parking in P D-739 is calculated based upon the number of bedrooms in the development. T he developer provided the bedroom count and based on that, for both the apartment and townhome area, the total parking required for a typical market rate apartment building and townhouse development would be 336 spaces which equates to 1.9 spaces/unit. T he parking provided is 314 spaces which equates to 1.7 spaces/unit. PD -739 allows for a reduced parking ratio of 1.0 spaces/unit minimum required for senior developments. Given the fact that the tenants of this development are expected to be “Active Seniors,” staff is comfortable that the ratio of 1.7 spaces per unit will be sufficient. Staff has been working closely with the developer to ensure that the townhome portion of the site is properly designed to accommodate both a fire truck turnaround as well as resident and guest parking. A parking area consisting of 10 spaces should provide the surface parking needed by the development. T he developer removed the fourth townhome building from the plan to allow for the extra needed surface parking. A sidewalk connection is made from Galaxie Ave to the trail system in the ponding area as a result of this development. F ire Department I ssues: T he Fire Marshal has reviewed the plans to ensure the proposed fire truck turnaround meets the State Fire C ode dimensional requirements. He is satisfied that the turnaround meets the C ode, but the proposed location directly behind the Founders Lane sidewalk is problematic for the City's Engineering and Public Work departments. T he easements are commonly used for private utility lines. T he C ity Engineer recommends that the fire truck turnaround be shifted south 10', which will remove the hammerhead from the drainage and utility easements. T he hammerhead will encroach onto City property which is a drainage pond area. Engineering states it is preferred to have the turnaround encroach very slightly into the drainage area in order to ensure that the easement remains open. Lastly, the Fire Marshal emphasizes that the Association will need to be vigilant and ensure that no residents park on the private street or turnaround and that snow clearing is done within 24 hours to keep the fire lane available and accessible. Elev ations: T he exterior building elevations consist of rockface block, cementitious fiberboard and cultured stone. T he concrete block and cultured stone must be integrally colored. Trail F eature: A trail is slated to be constructed from the subject site through the City storm water pond to the south and with potential of safe crossing to other neighborhood amenities to the north east. T his area has been graded in anticipation of the construction of the trail. A portion of the trail is proposed to be located on the subject property where it is to intersect with a planned future plaza. T he existing Predevelopment Agreement states the C D A will provide $150,000 in park dedication funds, which has been completed. In addition, the C D A will also contribute $150,000 towards the cost of the construction of a plaza and trailhead along Founders Lane on its property. T he C D A states that they have passed this responsibility along to the developer. T he developer will need to show evidence, prior to release of the C ertificate of Occupancy, that the value of the trailhead/plaza improvements meets or exceeds $150,000. P ublic Hearing: A public hearing is not required to review a request for Site Plan Review/Building Permit Authorization. However, the Zvago C entral Village development was contacted to ensure they had an opportunity to comment on the proposal. T he primary concern was that the proposed access onto Founders Lane lined up with their access point. Zvago has had issues with eastbound traffic cutting through their parking lot to reach the retain area to the north. T he Roers development plan was revised to shift the Roers driveway south to slightly offset it from the Zvago driveway. T his will help to discourage the cut- through traffic that is of concern. B UD G E T I M PAC T: T he agreements between the C ity and C D A state that the C ity will construct the missing sidewalk segment along Garrett Avenue. AT TAC HM E NT S : Background Material Map Plan S et Plan S et Memo Memo Correspondence ROERS SENIOR APARTMENTS VILLAGE FOUNDERS CIRCLE SECOND ADDITION PROJECT REVIEW Existing Conditions Property Location: Generally southwest corner Galaxie Avenue and Founders Lane Legal Description: Lot 1, Block 1 Village at Founders Circle Second Addition Comprehensive Plan Designation SIHD – Suburban Intensive High Density Zoning Classification PD-739, Zone 1 (Planned Development) Existing Platting Platted lot of record. Current Land Use Vacant Size: 207,757 sq. ft. (4.77 acres) Topography: Relatively flat Existing Vegetation Unmaintained grasses. Other Significant Natural Features None identified Adjacent Properties/Land Uses NORTH Zvago Central Village, Vacant Commercial and Grand Stay Comprehensive Plan “SIHD” (Suburban intensive high density), “MIX” (Mixed use) and “C” Commercial Zoning/Land Use “PD-739, Zone1, 2, and 4 (Planned Development) SOUTH City storm water pond Comprehensive Plan “WAT” (Water) Zoning/Land Use “PD-739, Zone 2” (Planned Development) EAST Remington Cove Apartments Comprehensive Plan “HD” (High density residential, 12-24 units/acre) Zoning/Land Use “PD-716, Zone 2” (Planned Development) WEST Goodwill Comprehensive Plan “C” (Commercial) Zoning/Land Use “RB” (Retail Business) Development Project Review Comprehensive Plan: The comprehensive plan guides the development of this site for “SIHD” (Suburban Intensive High Density) which is a multiple-family residential designation with a density between 24 and 48 units/acre. The proposed development of 176 total units on 4.77 acres results in a density of 36.5 units/acre. The proposed development is consistent with the comprehensive plan designation. Zoning: The property is zoned PD-739, Zone 1 which allows apartments with a maximum density of 48 units/acre. The proposed development complies with the zoning density requirements. Preliminary Plat: No subdivision of the property is proposed in connection with this development proposal. The property was previously platted to create the 4.77-acre parcel. Site Plan: The Site Plan shows that the 4-story, 160-unit apartment building would be on the northwest portion of the site abutting Garrett Avenue and Founders Lane, while three of the four 4-unit townhome buildings will be located along the southeast portion of the site abutting Founders Lane near Galaxie Avenue. The fourth townhome will gain access from the internal private street and will face south, taking advantage of the view across the stormwater retention pond. Access to the site will be taken from Garrett Avenue on the west and Founders Lane in the approximate middle of the site. The residents of the Zvago Central Village neighborhood to the north across Founders Lane are concerned that the proposed Roers’ access drive lines up in a manner that will allow the Roers’ residents to cut directly through the Zvago site to access the retail area to the north. The petitioners have addressed this issue by shifting the access to the east, making it difficult to access Zvago from a right-hand turn onto the eastbound one-way Founders Lane. Second, a pork chop feature is shown which will physically restrict the ability for a car to turn left at Founders Lane when exiting the site. The Fire Department requests that the pork chop be further refined to prevent fire vehicles from damaging it. This is being discussed with the City Engineer. Parking in PD-739 is calculated based upon the number of bedrooms in the development. For both the apartment and townhome area, the total parking required for a typical market rate apartment building and townhouse development would be 336 spaces which equates to 1.9 spaces/unit. The parking provided is 314 spaces which equates to 1.7 spaces/unit. PD-739 allows for a reduced parking ratio of 1.0 spaces/unit required for senior developments. Given the fact that the tenants of this development are expected to be “Active Seniors,” staff is comfortable that the ratio of 1.7 spaces per unit will be sufficient. Grading Plan: Reviewed by the City Engineer. His comments are attached. Elevation Drawings: Elevation drawings show that the exterior of the buildings will be constructed of a combination of rock face block, cementitious fiberboard and cultured stone. All materials must be integrally colored. Landscape Plan: The value of the landscape plantings must meet or exceed 2.5% of the value of construction of the building based on Means Construction Data. Irrigation may count towards the landscape budget. Also, permanent structures such as pergolas, trellises, planters and art may be included in the landscape budget. The petitioner will be required to submit a nursery bid list at the time of application of the building permit that confirms the value of the landscape plantings. The Development Agreement for Lot 1, Block 1 Village at Founders Circle Second Addition requires the property owner, the Dakota County Community Development Agency (CDA), to construct a trailhead as part of the development plan. A trailhead is located in the middle of the property and provides a connection from Founders Lane to Garrett Avenue through the ponding area to the south. The CDA states that they will pass that requirement on to the developer of the site and that the developer will be responsible for working with the City on the design of the trailhead. The minimum cost required to invest in the trailhead will be $150,000 in addition to and over and above the landscape requirements. The landscape plan and site plan indicate a trailhead location, but the final design is yet to be determined. It is likely that a design charrette will be held with the Planning Commission and City Council to discuss. Municipal Utilities: Available at the site. See City Engineer’s memo. Street Classifications/Accesses/Circulation: • Galaxie Avenue - Major Collector – 105’ Right of Way. • 153rd Street – Minor Collector – 64’ Right of Way. • Founders Lane – Local Commercial Street – 64’ Right of Way. The subject site abuts eastbound one-way Founders Lane on the north, Garrett Avenue on the west and Galaxie Avenue on the east. The Founders Circle roundabout is located on the northwest side of the site. No access is proposed from Galaxie Avenue. One access each is shown from both Founders Lane and Garrett Ave. The access from the subject site onto Founders Lane was shifted east to off-set it from the Zvago Central Village access point to the north. A pork chop is also proposed to ensure vehicles exiting the Roers’ site onto eastbound Founders Lane will not try to turn left to drive north through Zvago. Pedestrian Access: The site is located within the Central Village area which is intended to be a walkable neighborhood. The plans indicate that internal sidewalks and painted walkways are provided to ensure safe pedestrian circulation through the site. A trail is proposed to connect from the townhomes to the trailhead and the apartment building. In addition, a trailhead feature is proposed at Founders Lane to provide wayfinding and community gathering space and connections to paths that will direct pedestrians to the southwest to the Apple Valley Transit Station and northeast to Kelley Park. Public Safety Issues: The Fire Department has raised a couple of issues they would like to have addressed. First, the townhomes on the east side of the site do not have a suitable fire truck turn-around designed into the site. The petitioners have created a hammerhead turn- around in the area of the curve of the private street. The petitioners have not yet been able to fully assure the fire department that the proposed turn-around will work. The Fire Department is specifically concerned that there is not much room between the fire turn-around lanes and the buildings. If residents park in the paved turn-around areas or snow is not removed, the turn- around become unusable. The second concern is related to the proposed pork chop drive entrance off of Founder’s Lane. It currently appears to not meet the fire truck turning radii requirements. The pork chop design is viewed as a minor issue while the fire truck turn-around remains a significant concern. Recreation Issues: The site is located less than 1/4-mile from Kelley Park. A park dedication of cash-in-lieu of land has been collected for the property. The development agreement states that if the property is developed with more than 168 units, $893 per additional unit will be required. At 176 units, payment for eight additional dwelling units will be due at the time of application of the building permit. Signs: No sign approvals are given at this time. No signs may be installed prior to the issuance of a permit. A separate sign permit must be obtained prior to the installation of any signs on the site or the building. Public Hearing Comments: A public hearing is not required for consideration of Site Plan Review/Building Permit Authorization. SITE GARRETT AVEFOUNDERS LANE 152ND ST W FOLIAGE AVEGALAXIE AVE151ST ST W GARRETT AVEFOUNDERS L N FORTINO ST GABEL LA ST GALANTE LNGARNET WAY 153RD ST W 155TH ST W FROST PATHGALLIVANT PLFONTANA TRL151ST ST W GALAXIE AVE153RD ST W ROERS SENIORAPARTMENTS µ LOCATION MAP ^ HD C C C C CC INS INS SIHD SIHD SIHD SIHD SIHD SIHD SIHD SIHD SIHD C MIX MIX HD HD C C MD MDSITE PARK PARK150TH ST W 157TH ST W FOLIAGE AVEGALAXIE AVEGARRETT AVE152ND ST W 151ST ST W FOUNDERS LN 155TH ST W FLORENCE TRL 153RD ST W GASLIGHTDRFORTIN O S T GABELLA ST G A R R E T T D R GLAZIER AVE UPPER 157TH ST W GARNET WAY 154TH S T W 158TH ST W F OXLNF RANCEWAY FLIGHT WAY FOGHORNLNG A TEW A Y P AT H FROST PATHF R E M ONTWAYGALLIVANT PLFLYBOAT LNF L O R IST CIR FRISIANLNGLEASON PATHGARDENIA AVEFORUM PATHFONTANA TRLFLANDERS PATH151ST ST W 150TH ST W 153RD ST W µ ROERS SENIORAPARTMENTS COMPREHENSIVE PLAN MAP ^ Site GB RB RB RB GB 244 PD- M-8B PD-739 PD-541 PD-739 PD-244 PD-254 PD-507 PD-716 PD-244 PD-739 PD-507CEDAR AVEGALAXIE AVE157TH ST WGARRETT AVE152ND ST W 155TH ST W 151ST ST W FOUNDERS LN 153RDSTW GALANTE LNGARNE T WAY GASLIGHT DRGATE W A Y P A TH FORTINO ST GABELLA ST G A R R E T T D R F R IS IAN LN FRESCO TER151ST ST W 153RD ST W 41 2 1 2 1 14 2 4 4 4 1 2 23 4 3 3 1 2 2 5 2 1 6 1 7B7A µ ROERS SENIORAPARTMENTS ZONING MAP ^ Pictometry Photo Oblique aerial photo looking southwest SITE kaas wilson architects Roers Apple Valley 55+ ApartmentCOVER 0.0 10/21/2020 Roers Apple Valley 55+ Apartment 10/21/2020 CONTENTS COVER 0.0 PROJECT SUMMARY 0.1 PROJECT DATA 1.0 SITE PLAN 2.0 FLOOR PLANS - APARTMENT LEVEL 1 3.0 FLOOR PLANS - APARTMENT LEVEL -1 3.1 FLOOR PLANS - APARTMENT LEVELS 2-4 3.2 FLOOR PLANS - TOWNHOUSE LEVEL 1 3.3 FLOOR PLANS - TOWNHOUSE LEVEL 2 3.4 FLOOR PLANS - TOWNHOUSE LEVEL 3 3.5 SECTION 4.0 RENDERINGS 5.0 RENDERINGS 5.1 RENDERINGS 5.2 EXTERIOR MATERIALS 6.0 EXTERIOR ELEVATIONS - APARTMENT BUILDING 6.1 EXTERIOR ELEVATIONS - APARTMENT BUILDING 6.2 EXTERIOR ELEVATIONS -TOWNHOMES 6.3 kaas wilson architects Roers Apple Valley 55+ ApartmentCOVER 0.0 10/21/2020 Roers Apple Valley 55+ Apartment 10/21/2020 DEVELOPER ARCHITECT Roers Compaines Kaas Wilson Architects SITE METRICS ADDRESS Founders Ln. and 153rd St. W Apple Valley, MN 55124 PARCEL AREA 207,757 SQ.FT. (4.77 ACRES) ZONING PD Planned Development PROJECT TEAM DEVELOPMENT Roers Companies 110 Cheshire Ln #120 Minnetonka, MN 55305 (763) 285-8808 ARCHITECT Kaas Wilson Architects 1301American Blvd E, Suite 100 Bloomington, MN 55425 (612) 879-6000 CIVIL ENGINEER Sambatek 12800 Whitewater Drive Suite 300 Minnetonka, Minnesota 55343 (763) 476-6010 kaas wilson architects Roers Apple Valley 55+ ApartmentPROJECT SUMMARY 0.1 03/12/20 Site Location Aerial APARTMENT BUILDING METRICS STORIES 4 STORIES HEIGHT 48.5 FT DWELLING UNITS 160 UNITS GROSS SQ FT 276,073 SQ FT TOWNHOUSE BUILDING METRICS STORIES 3 STORIES HEIGHT 36.5 FT DWELLING UNITS 16 UNITS GROSS SQ FT 40,320 SQ FT PLANNING METRICS Zoning Current: PD (Planned Development) Proposed:PD (Planned Development) Height Proposed:4 Stories / 48.5 Feet Density Proposed:36.9 Units per Acre Setbacks Proposed:10ft Along Founders Ln Vehicle Parking Proposed:1.74 Stalls per Unit 300 Total Stalls GROSS TOWNHOME AREA 2BR + Den Unt 4-0 8 Count Area 2,530 ft2 Total Area 20,240 ft2 Unt 5-0 3BR Count Area 2,510 ft2 Total Area 20,080 ft28 Grand Total 16 40,320 ft2 kaas wilson architects Roers Apple Valley 55+ ApartmentPROJECT DATA 1.0 03/12/20 APARTMENT UNIT MIX - GROSS AREA Name Count Unit Gross Area Total Area %Main Floor 1BR Unit 1-0 52 834 ft² 43,391 ft² 33% Unit 1-1 11 835 ft² 9,184 ft² 7% 1BR +D Unit 2-0 41 1,012 ft² 41,497 ft² 26% 2BR Unit 3-0 16 1,249 ft² 19,985 ft² 10% Unit 3-1 24 1,366 ft² 32,784 ft² 15% Unit 3-2 4 1,319 ft² 5,277 ft² 3% Unit 3-3 12 1,250 ft² 14,994 ft² 8% Grand total 160 167,111 ft² PARKING Level Type Count Level -1 Apartment Garage 174 Level 1 Apartment Surface 87 Level 1 Townhome Garage 32 Level 1 Townhome Surface 7 300 APARTMENT GROSS AREA - TOTAL Level Area Level 4 51,680 ft² Level 3 51,680 ft² Level 2-4 51,680 ft² Level 1 53,745 ft² Level -1 67,278 ft² Grand total 276,064 ft² 4 STORY 55+ APARTMENT BUILDING 10 1 2 3 4 6 9 5 7 8 7 160 UNITS Proposed Paths 3 STORY TOWNHOMES 4 Units3 STORY TOWNHOMES4 Units3 STORY TOWNHOMES4 Units (1 ADA Unit)3 STORY TOWNHOMES 4 Units 87 Surface Stalls 1 COLORED SITE PLAN PALETTE ASPHALT SIDEWALK 1 PATIO GRASS GARDEN WATER BUILDING 1 BUILDING ENTRANCE 2 GARAGE ENTRANCE 3 SCREENED IN PATIO 4 COMMUNITY GARDEN 5 OUTDOOR GRILL STATIONS 6 DOG RUN 7 CONNECTION TO PATHS 8 PLAZA BELOW 9 POOL BUILDING 10 PICKLE BALL SITE PLAN KEY kaas wilson architects Roers Apple Valley 55+ ApartmentSITE PLAN 2.0 03/12/20 1" = 100'-0" 1 SD Site Plan 3-4ft Retaining Wall Color Scheme Legend 1BR 1BR +D 2BR Circulation Common Area Core Plaza Below 1,366 ft² Unit 3-1 1,366 ft² Unit 3-1 834 ft² Unit 1-0 834 ft² Unit 1-0 834 ft² Unit 1-0 834 ft² Unit 1-0 834 ft² Unit 1-0 834 ft² Unit 1-0 1,012 ft² Unit 2-0 1,012 ft² Unit 2-0 1,249 ft² Unit 3-0 834 ft² Unit 1-0 1,249 ft² Unit 3-0 1,249 ft² Unit 3-0 1,366 ft² Unit 3-1 1,366 ft² Unit 3-1 1,012 ft² Unit 2-0 834 ft² Unit 1-0 1,012 ft² Unit 2-0 1,319 ft² Unit 3-2 1,837 ft² Community Room 1,012 ft² Unit 2-0 834 ft² Unit 1-0 1,366 ft² Unit 3-1 1,366 ft² Unit 3-1 1,012 ft² Unit 2-0 1,012 ft² Unit 2-0 1,012 ft² Unit 2-0 834 ft² Unit 1-0 1,249 ft² Unit 3-0 835 ft² Unit 1-1 833 ft² Mail/Offices 835 ft² Unit 1-1 2,084 ft² Pool Room 1 4.0 LOBBY LIBRARY 1,250 ft² Unit 3-3 1,250 ft² Unit 3-3 1,250 ft² Unit 3-3 Dog Run Gardens Grill Stations Pickle Ball Pickle Ball 834 ft² Wifi Lounge 318 ft² Packages 1,012 ft² Fitness 633 ft² Restrooms Screened Porch kaas wilson architects Roers Apple Valley 55+ ApartmentFLOOR PLANS - APARTMENT LEVEL 1 3.0 03/12/20 1" = 50'-0" 1 Level 1 Color Scheme Legend Circulation Core Garage Garage Entrance 1 4.0 64,477 ft² Garage 580 ft² Utilities 420 ft² Maintenance kaas wilson architects Roers Apple Valley 55+ ApartmentFLOOR PLANS - APARTMENT LEVEL -1 3.1 08/20/20 1/32" = 1'-0" 1 Level -1 Color Scheme Legend 1BR 1BR +D 2BR Circulation Core 1,366 ft² Unit 3-1 1,366 ft² Unit 3-1 834 ft² Unit 1-0 834 ft² Unit 1-0 834 ft² Unit 1-0 834 ft² Unit 1-0 834 ft² Unit 1-0 834 ft² Unit 1-0 1,012 ft² Unit 2-0 1,012 ft² Unit 2-0 834 ft² Unit 1-0 834 ft² Unit 1-0 1,249 ft² Unit 3-0 834 ft² Unit 1-0 1,249 ft² Unit 3-0 1,249 ft² Unit 3-0 1,366 ft² Unit 3-1 1,366 ft² Unit 3-1 1,012 ft² Unit 2-0 834 ft² Unit 1-0 1,012 ft² Unit 2-0 1,319 ft² Unit 3-2 1,012 ft² Unit 2-0 1,012 ft² Unit 2-0 834 ft² Unit 1-0 834 ft² Unit 1-0 1,012 ft² Unit 2-0 1,012 ft² Unit 2-0 834 ft² Unit 1-0 1,366 ft² Unit 3-1 1,366 ft² Unit 3-1 1,012 ft² Unit 2-0 1,012 ft² Unit 2-0 1,012 ft² Unit 2-0 834 ft² Unit 1-0 1,249 ft² Unit 3-0 835 ft² Unit 1-1 835 ft² Unit 1-1 835 ft² Unit 1-1 1 4.0 1,250 ft² Unit 3-3 1,250 ft² Unit 3-3 1,250 ft² Unit 3-3 kaas wilson architects Roers Apple Valley 55+ ApartmentFLOOR PLANS - APARTMENT LEVELS 2-4 3.2 08/20/20 1/32" = 1'-0" 1 Level 2-4 kaas wilson architects Roers Apple Valley 55+ ApartmentFLOOR PLANS - TOWNHOUSE LEVEL 1 3.3 10/7/2020 1/8" = 1'-0" 1 Level 1 - Typ. Townhouse kaas wilson architects Roers Apple Valley 55+ ApartmentFLOOR PLANS - TOWNHOUSE LEVEL 2 3.4 10/7/2020 1/8" = 1'-0" 1 Level 2 - Typ. Townhouse kaas wilson architects Roers Apple Valley 55+ ApartmentFLOOR PLANS - TOWNHOUSE LEVEL 3 3.5 10/7/2020 1/8" = 1'-0" 1 Level 3 - Typ. Townhouse Level 1 100'-0" Level 2-4 111'-1 7/8" Level -1 88'-8" Level 3 122'-3 3/4" Level 4 133'-5 5/8" Truss Brg. 142'-6 3/4" Apartments Garage Garage Plaza Apartments ApartmentsApartments ApartmentsApartments ApartmentsApartments 46'-6 3/4"Truss Brg. Townhome 132'-5 5/8" kaas wilson architects Roers Apple Valley 55+ ApartmentSECTION 4.0 03/12/20 3/32" = 1'-0" 1 Section 1 kaas wilson architects Roers Apple Valley 55+ ApartmentRENDERINGS 5.0 03/12/20 VIEW FROM FOUNDERS LANE kaas wilson architects Roers Apple Valley 55+ ApartmentRENDERINGS 5.1 10/7/2020 VIEW OF APARTMENT MAIN ENTRANCE kaas wilson architects Roers Apple Valley 55+ ApartmentRENDERINGS 5.2 10/7/2020 VIEW FROM CORNER OF GALAXIE AVE AND FOUNDERS LN kaas wilson architects Roers Apple Valley 55+ ApartmentEXTERIOR MATERIALS 6.0 03/12/20 EXTERIOR MATERIALS Material Mark Description Area Percentage Image 7.2 Fiber Cement Panel - Color: Sherwin Williams Tricorn Black or Similar 23,927 ft² 18% 8.1 Window Glazing 28,378 ft² 22% 130,172 ft² EXTERIOR MATERIALS Material Mark Description Area Percentage Image 4.1 Cultured Stone Veneer - Color: Mississippi Bluff Weatherface or Similar 43,728 ft² 34% 7.1 Fiber Cement Alternating Lap - Color: Aged Pewter or Similar 34,140 ft² 26% Level 1 100'-0" Truss Brg. 142'-6 3/4" 4.1 7.2 7.1 Screened in Porch Level 1 100'-0" Truss Brg. 142'-6 3/4" 4.1 7.1 7.2 Level 1 100'-0" Truss Brg. 142'-6 3/4" 4.1 7.1 7.2 6.1 3 6.2 1 6.1 1 6.2 4 6.2 2 6.1 4 6.2 3 6.1 2 6.2 5 Level 1 100'-0" Truss Brg. 142'-6 3/4" kaas wilson architects Roers Apple Valley 55+ ApartmentEXTERIOR ELEVATIONS - APARTMENT BUILDING 6.1 03/12/20 1/32" = 1'-0" 1 Elevation 1 - North Facade 1/32" = 1'-0" 2 Elevation 2 - Northeast Facade 1/32" = 1'-0" 3 Elevation 3 - West Facade 1/32" = 1'-0" 4 Elevation 10 - East View Inside Courtyard Level 1 100'-0" Truss Brg. 142'-6 3/4" 4.1 7.2 Level 1 100'-0" Truss Brg. 142'-6 3/4" 7.27.14.1 Level 1 100'-0" Level -1 88'-8" Truss Brg. 142'-6 3/4" 7.1 7.2 4.1 6.1 3 6.2 1 6.1 1 6.2 4 6.2 2 6.1 4 6.2 3 6.1 2 6.2 5 Level 1 100'-0" Truss Brg. 142'-6 3/4" 7.2 7.1 4.1 Level 1 100'-0" Truss Brg. 142'-6 3/4" 4.1 7.2 kaas wilson architects Roers Apple Valley 55+ ApartmentEXTERIOR ELEVATIONS - APARTMENT BUILDING 6.2 08/31/20 1/32" = 1'-0" 1 Elevation 4 - South Facade 1/32" = 1'-0" 2 Elevation 5 - East Facade 1/32" = 1'-0" 3 Elevation 6 - Southeast Facade 1/32" = 1'-0" 4 Elevation 11 - South Facade 1/32" = 1'-0" 5 Elevation 12 - Southwest Facade Level 1 100'-0" 7.1 4.1 7.2 7.2 Truss Brg. Townhome 132'-5 5/8" Level 1 100'-0" 7.1 7.2 4.1 Truss Brg. Townhome 132'-5 5/8" Level 1 100'-0" 4.1 7.1 7.2 Truss Brg. Townhome 132'-5 5/8" kaas wilson architects Roers Apple Valley 55+ ApartmentEXTERIOR ELEVATIONS -TOWNHOMES 6.3 09/01/20 1/16" = 1'-0" 1 Elevation 7 - Front Facade 1/16" = 1'-0" 2 Elevation 8 - Back Facade 1/16" = 1'-0" 3 Elevation 9 - Side Facade 1 PICKLEBALL COURT MANAGEMENT PLAN Rules and Regulations - No more than 4 players per court at a time - Hours of operation: 8:00AM – 8:00PM - Resident use only - No obscene language, excessive noise, or horseplay - Alcoholic drinks are prohibited. No food or drink permitted within the pickleball courts. - No pets allowed Contact Information - Todd Eatmon – President of Core Living – 763.285.8804 - Jeff Koch – Partner of Roers Companies – 952.221.0712 City of MEMO Building Inspections TO: Kathy Bodmer, Planning FROM: George Dorn, Building Official DATE: October 23, 2020 SUBJECT: Garrett/153rd St W/Founders Lane SE Corner Village Founders Circle 2nd Addn/ Roers Sketch Plan  SAC determination is required from Met Council prior to permit issuance from the city.  Geotechnical report boring log and Special Inspector Agreement is required prior to permit and soil corrections on site.  Submit plans to Minnesota Department of Labor, Plumbing Division for review of proposed plumbing, roof drainage, sanitary and storm design.  Submit plans to the Department of Health for review of the swimming pool.  Trash area is required per MSBC 2015 1303.1500 Subpart 1 requires recycling space in accordance with Table 1-A on plans issued for permit.  Separate sign permits are required. Structural drawings will be required for review.  Allowable area and building heights will be determined once the code analysis has been completed.  A flammable and sand interceptor are required for underground parking. Contact the building inspections department for further information.  Platting of the property lines must be completed prior to permit issuance.  If a phased occupancy will be proposed contact the Fire Marshall Brian Kilmartin at 952- 953-2680 and Building Inspector Patrick Devery at 952-953-2593. Phased occupancy plans will be required, and reviewed prior to approval.  Center bearing walls in townhome garages will require full frost protected foundations.  Radon systems are required in any elevator or stair shafts that connect the residential dwelling areas.  Accessible parking and units will be reviewed under building permit submittal.  Architectural, structural and civil plans must be signed and stamped. Apple Valley Fire Department MEMO City of Apple Valley TO: Kathy Bodmer- Planner FROM: Brian Kilmartin, Fire Marshal DATE: December 9, 2020 SUBJECT: Roers Development Kathy here are my comments for this project - The pork chop won’t be suitable for Fire - If parking will be allowed on the private street serving the 4 townhomes, I’d like to see that the parking not be on the same side of the street as the Fire Hydrants -The Fire Truck turn around still is not shown on the street that serves the 4 townhomes. Brian Kilmartin Fire Marshal CITY OF MEMO Public Works TO: Kathy Bodmer, Associate City Planner FROM: Brandon S. Anderson, PE, City Engineer DATE: December 30, 2020 SUBJECT: Apple Valley 55 + Senior Living Preliminary Plan Review per revised plans dated 12/29/20 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: • Shoring (if applicable) • Protection of public utilities within existing drainage and utility easements shall be protected at all times. • Material Storage. • Haul routes to and from the site. • Phasing 3. No construction work shall begin prior to a preconstruction meeting conference with a Public works and a Building Inspections representative. 4. Public Work Department (952-953-2400) shall be notified a minimum of 48 hours for any required water main shut downs and/or connections. 5. City of Apple Valley Water Department shall operate all valves on public owned mains and valves connecting private lines to public owned mains. Permits 6. Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution Control Agency, Met Council, Department of Labor and any other required permits prior to construction. 7. Department of Labor and Industry (DOLI) shall review private utilities. 8. A right of way permit will be required for all work within public easements or right of way. 9. A Natural Resource Management Permit (NRMP) will be required prior to any land disturbing activity commences. Site 10. Include Auto turn drawing for service and emergency vehicles entering and leaving the site. 11. 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. Retaining walls over 4’ will require a fence above the wall. Provide additional details and/or specifications for retaining wall block. Retaining walls shall be privately owned and maintained. Retaining walls are not allowed in drainage and utility easements without an approved encroachment agreement. 12. No Parking Signage to be included along the both sides of Garrett Avenue. Garrett Avenue is an MSA route and cannot accommodate on-street parking. 13. Additional street lights along Garrett Avenue will be required as part of project. Location and fixture type shall be approved by City Engineer and installed and owned by Dakota Electric per pre development agreement dated 6/26/2014 14. At the entrance to Founders the median as shown on C3.01 needs to be extended further into the site, this extension may require a pedestrian pathway to allow sidewalk passage along founders. The concrete would need to be decorative to match the ring route look. The downstream side of the “porkchop” should be extended to the east to create a sharper angle to prevent vehicles from attempting to go across founders. The curb radius may need to be adjusted to achieve the desired angle while maintaining enough width for larger vehicles to still use. This may result in the loss of a parking stall near the entrance along founders. 15. Show locations of proposed lighting fixtures for parking lots and site. 16. Snow maintenance/removal along the public sidewalks adjacent to their site on the west, north, & east sides of their site. The City will do the future trail portion in the drainage and utility easement area. 17. Additional details are required for the trailhead is required including the incorporation of wayfinding, bike racks, benches, etc… along with modifications to Founders Way for the review of pedestrian connectivity. 18. Stair details are required to be provided for the entrances to street ROW where sidewalks encroach into easement areas. No structures are allowed within easement areas. Grading. Drainage, and Erosion Control 19. Final Grading Plans shall be reviewed and approved by City Engineer. 20. Final Storm water Management Plan shall be reviewed and approved by City Engineer. 21. Grading of the area to the garage entrance driveway shall be analyzed to minimize runoff to the trench drain. Connection of external storm water to internal pump is not allowed per building code. Show a connection to storm sewer on plans. Applicant will work with City staff to determine a code compliant discharge location and method. Storm Sewer 22. Final locations and sizes of Storm Sewer shall be reviewed with the final construction plans and approved by City Engineer. 23. Provide storm sewer calculations for stormwater requirements. (Rational method including Hydraulic grade lines). 24. Skimmer structure 101 (sump and SAFL) shall be located on private property and be maintained by development as part of storm water maintenance agreement. . Sanitary Sewer and WaterMain 25. Final locations and sizes of Sanitary Sewer and Water main shall be reviewed with the final construction plans and approved by City Engineer. 26. Private SAN MH 01 must be located outside of ROW and easement and not along the fronts of buildings along Founders Way due to small utility conflicts. It would be allowable to cut in a wye for sanitary service to the existing sanitary sewer in Founders Way to serve Townhouse #1. City standard details and specifications would apply. 27. Two options are available to for water services to the building: a. Install separate water services to each of the units. All with separate water meters/curb boxes. b. Install one service to the building with one meter & curb box. Then, inside the building in a utility/plumbing room, have separate water shut-off valves for each unit. 28. Identify Irrigation service location(s) if applicable per SER-4. 29. Remove unused water services to the main and indicate on plans. Landscape and Natural Resources 30. No trees will be permitted in public easements or ROW. 31. 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. • Plantings need to be modified in the drainage and utility easement east of the apartment building. 32. Consider adding additional trees/landscaping clumps around the proposed pond above the HWL. I T E M: 5.B. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :February 3, 2021 S E C T I O N:L and Use / Action I tems Description: The Cove - P C20-20-Z S B S taff Contact: K athy Bodmer, A I C P, Planner Department / Division: Community Development Department Applicant: J MH L and Development, Custom One Homes, and Randy and Carolyn B uller P roject Number: P C20-20-Z S C B Applicant Date: 11/6/2020 60 Days: 1/5/2021 120 Days: 3/6/2021 AC T I O N RE Q UE S T E D: At the February 3, 2021, Planning Commission meeting, staff will address the public hearing comments raised at the December 16, 2020, Public Hearing for discussion and direction. Staff expects to provide preliminary conditions of approval and will request additional guidance from the Planning Commission. S UM M ARY: T he petitioners submitted an application to develop the three Buller properties totaling 8.12 acres on the northeast side of Farquar Lake, for 17 detached villa townhomes. T he existing parcels include two vacant properties and one large-lot single-family property addressed as 13009 Diamond Path. T he requested action would be a rezoning, subdivision by preliminary plat, and site plan review/building permit authorization. T he 17 detached villa townhomes are clustered together and placed closer to Diamond Path to create a natural vegetative buffer area and common open space between the townhomes and the lake. T he townhome association would have one beach access, shared dock, and outdoor recreation/play area, which would be available to the townhome owners to share. A revised preliminary plat drawing shows a reconfiguration of the outlots so that the common area can be clearly defined from the common ownership open space. T he plans have been further modified reducing the distance between the sand beach and the dock area. During construction, 69.6% of the critical shore management zone (SMZ) will remain undisturbed. Upon completion of the project, 94.6% of the S IZ area will remain as a natural protected area. T he proposed development is served by a 28' wide private street with one drive access out to Diamond Path. T he width of the private street will allow for parking on one side of the street. T he development site is located within the shoreland overlay zoning district for Farquar Lake which is designated by the D N R as a "Recreational Development" lake. It is also currently listed as an "Impaired Water" according to the Minnesota Pollution C ontrol Agency (MPC A) due to excess nutrients. B AC K G RO UND: P ublic Hearing: T he Public Hearing for this item was held at the December 16, 2020, Planning C ommission meeting. A number of questions and concerns were raised which are addressed in the attached staff background report. T he comments fell under the following topic areas: Farquar Lake and surrounding neighborhood characteristics. City review methodology. Site design and operation questions. Natural resources protection. Neighborhood expressed impacts. Stormwater filtration requirements for "PD" zoning districts in SH zones. Zoning: T he property is currently zoned “R-1” (Single-family residential, 40,000 sq. ft. min. lot) and is located within the “SH” (Shoreland Overlay) zoning district. T he petitioners request a rezoning of the property from R-1 to “PD” (Planned Development). T he plan shows the property would be developed in a townhome layout where the detached villa townhomes are grouped together along the private street, and then an outlot, owned in common by the homeowners, would be created between the townhomes and the lake; the common ownership lot would serve as a landscaped buffer and provide storm water management infiltration between the townhomes and the lake. Since the petitioners are requesting a P D zoning designation, the C ity will require that the development meet the most up-to-date standards of the D N R's "SH" (Shoreland Overlay) zoning district standards. Second, a rezoning to P D allows the C ity to place reasonable conditions on the development to protect the shoreland area. Conditions of approval of the PD may include dedications of conservation easements, submission of homeowner association incorporation documents to ensure compliance with the S H standards, limiting the number of motor boats, and other reasonable conditions to offset potential impacts for the PD development. Staff would like to discuss conditions of the PD zoning ordinance with the Planning C ommission. Subdiv ision by P reliminary P lat: T he three existing parcels would be subdivided to create 17 detached townhome lots and three common-ownership outlots. Ten feet (10') additional right-of-way is dedicated for Diamond Path. Dakota C ounty has reviewed the preliminary plat in accordance with the Dakota C ounty’s C ontiguous Plat Ordinance. T he County review letter indicates that the proposed access point may be converted to a right-in/right-out access in the future if a center median is constructed in this area. T he future design of Diamond Path will be determined by a study with options including a two-lane with center median or three-lane design in this area. T he access point shown is preferred because it is a natural high point for the site adjacent to Diamond Path. Site P lan: T he site plan shows that the site will be developed with small lot single-family townhome parcels which will allow the petitioners to cluster the home sites together to create larger common ownership parcels. Separating the home sites from the lakeshore limits the lake access to one shared access point. T he petitioner states that they plan to plant the shared vegetative buffer area with natural vegetation such as prairie grasses and trees which will help provide additional filtering and visual screening over time between the townhomes and the lake, the storm water infiltration basins and the delineated wetland. T he plans show that Outlot A , the outlot between the townhomes and the lake, would be under a "C onservation Easement." T he revised preliminary plat now provides delineated edges between the natural area and the community gathering, beach and dock area. Staff anticipates that the dock area is likely to have typical sod and a maintained park-like lawn area. T he homeowner association amenity area now contains a clear edge that defines the limits of the beach to ensure it doesn't grow over time. T he proposed private street accesses Diamond Path and is 28’ wide which will allow parking on one side of the street. T he private street terminates in a cul-de-sac and hammerhead turn- around. T he Fire Department is concerned that the hammerhead does not currently meet the City’s standards. T he detached townhomes will help to buffer the view of D iamond Path from Farquar Lake. Natural Resources: T he site is located within the “SH” (Shoreland Overlay) zoning district of Farquar Lake. In addition, a wetland has been delineated on the site. Any work around the wetland will be required to conform to the State’s Wetland Conservation Act rules. T he site is also heavily wooded with varied terrain. Farquar Lake is currently listed as an “Impaired Water” according to the Minnesota Pollution C ontrol Agency (MPC A ) due to excess nutrients. Stormwater treatment and management will be an important concern related to this project. Buffers are required adjacent to wetlands and the lake shore. T he petitioner plans to provide buffering through Outlot A. T he Minnesota Department of Natural Resources (D N R) reviewed the development plans and provided a letter in response. T he D N R notes that a planned development is able to provide additional buffering and restrict lake access in a way that a single-family subdivision could not. Grading and Tree Remov al P lans: T he majority of the site will be graded to make the site suitable for development. T he grading plan shows that an infiltration basin will be created between the townhomes and the lake to provide pretreatment of storm water before it enters the lake. A total of the total 7,064 caliper inches of significant trees are located on the site. T he development will remove 5,292 caliper inches. A total of 10% of the removed caliper inches, or 212 - 2.5" caliper trees, must replace the removed caliper inches. P rev ious rev iew by City: In 2017, the property owner submitted a plan to subdivide the property to create seven single-family lots. T he plans contained outstanding issues and never moved forward, but appeared to meet the requirements of the existing zoning district. Seven (7) detached single family lots abutting the lake would have been entitled to fully developed yards, individual beaches and docks in accordance with D N R and City ordinances. Attachments: Multiple pages of correspondence have been received from neighboring residents. T hey were attached to the public hearing staff report and are available upon request. B UD G E T I M PAC T: N/A AT TAC HM E NT S : Background Material Map Plan S et Plan S et Plan S et Plan S et Memo Memo Memo Background Material 1 THE COVE PROJECT REVIEW Existing Conditions Property Location: Generally, northwest of intersection of Diamond Path (CSAH 33) and Evermoor Parkway. One of the three parcels addressed as 13009 Diamond Path Legal Description: Parcel 1: All that part of Government Lot 1, Section 24, Township 115, Range 20, described as follows, to-wit: Beginning at a point on the north line of said Section 24, distant 917.90 feet easterly, measured along said line from the north quarter corner of said Section 24; thence easterly along said north line of said Section 24 to a point which is 1382.05 feet west of the northeast corner thereof; thence South 37 degrees 34 minutes 46 seconds east (said North line of said Section 24 thruout these courses herein described, having an assumed bearing of south 90 degrees east) a distance of 133.7 feet; thence south 7 degrees 23 minutes east a distance of 307.64 feet; thence south 82 degrees 22 minutes west to the easterly shore of Farquar Lake; thence northwesterly along the shore of said Lake to the point of intersection with a line drawn from the point of beginning south 24 degrees west to the shore of said Lake; thence north in a straight line to the point of beginning. Torrens Property Torrens Certificate No. 162022. Parcel 2: All that part of Government Lot 1, Section 24, Township 115, Range 20, described as follows, to-wit: Beginning at a point on the north line of said Section 24, 1382.05 feet west of the northeast corner of said Section 24; thence south 37 degrees, 34 minutes, 46 seconds east (said North line of said Section 24 thruout these courses herein described, having an assumed bearing of South 90 degrees east) 133.7 feet; thence south 7 degrees 23 minutes east a distance of 307.64 feet to the place of beginning of the land being herein described: From said place of beginning proceed south 7 degrees 23 minutes east a distance of 92.36 feet, thence south 41 degrees 15 minutes east a distance of 230.0 feet; thence south 46 degrees 08 minutes east a distance of 140.0 feet; thence south 22 degrees 24 minutes east a distance of 237.7 feet; thence north 76 degrees 52 minutes west to the shore of Farquar lake; thence northwesterly along the shore of said Lake to the point of intersection with a line drawn from the place of beginning of the land being herein described south 82 degrees and 22 minutes west to the shore of said Lake; thence north 82 degrees and 22 minutes east to the said place of beginning according to the Government Survey thereof. Torrens Property Torrens Certificate No. 162023. Parcel 3: That parcel of land located in Government Lot 1, Section 24, Township 115, Range 20, Dakota County, Minnesota lying West of the West right of way line of S.A.R. No. 33 and East of the following described line: Beginning at a point on the north line of said Government Lot 1, Section 24, said point is 1,382.05 feet west of the Northeast corner of Section 24; thence South 37 degrees 34 minutes 46 seconds East (said North line of Government Lot 1 having an assumed bearing of South 2 90 degrees East) a distance of 133.7 feet; thence South 07 degrees 23 minutes East a distance of 400.00 feet; thence South 41 degrees 15 minutes East a distance of 230.00 feet; thence South 46 degrees 08 minutes East a distance of 140.00 feet; thence South 22 degrees 24 minutes East a distance of 237.70 feet and there terminating. Abstract Source: Preliminary Plat, dated 12/2/2020 Comprehensive Plan Designation LD - Low Density Residential, 3-6 units/acre Zoning Classification R-1 – Single family residential, 40,000 sf min. lot; “SH” (Shoreland Overlay) Existing Platting Lots are unplatted parcels. Current Land Use Two vacant parcels and one large lot single family residential parcel Size: Gross Site Area 8.12 acres (353,721 sq. ft.) Diamond Path Right-of-Way 0.26 acres Wetlands and Bluff Area unbuilable 0.92 acres Maximum wetland/bluff unbuild at 10% 0.81 acres Total lot area (after ROW dedication & 10% natural features) = 7.05 acres Topography: Two large knolls and significant grade changes throughout the site. A 65 foot elevation change occurs from the knoll on the north side of the site down to Farquar Lake. A knoll adjacent to Diamond Path has 43 feet in elevation change from highest point down to Farquar Lake. The northern portion of the site, 0.88 acres will remain undisturbed bluff area. Existing Vegetation Site is heavily wooded. Tree removal will require tree mitigation as required in Chapter 152, Natural Resources Management chapter of the City Code. Other Significant Natural Features The three parcels abut Farquar Lake and the development is located within the “SH” (Shoreland Overlay) zoning district. In addition, a wetland has been identified and delineated along the southwest area of the development abutting the shoreline. Adjacent Properties/Land Uses NORTH Single family home Comprehensive Plan LD-Low Density Residential (3-6 units/acre) Zoning/Land Use R-1 Single Family 40,000 s.f. SOUTH Single family home Comprehensive Plan LD-Low Density Residential (3-6 units/acre) Zoning/Land Use R-1 Single Family 40,000 s.f. EAST Evermoor Townhomes Common Area Comprehensive Plan LD-Low Density Residential (3-6 units/acre) Zoning/Land Use PD-681 WEST Farquar Lake Comprehensive Plan WAT – Water/Pond Zoning/Land Use Water/Pond 3 Development Project Review Comprehensive Plan: The Comprehensive Plan guides the site for “LD” (Low Density Residential, 3-6 units/acre) development. Seventeen (17) detached villa townhomes would result in a development density of 2.4 units/acre which is less than 3 units per acre currently specified in the comprehensive plan. The 2040 Comprehensive Plan states that in some cases of infill development when there are severe slopes, mature trees, lakes, wetlands, or existing adjunct residential neighborhoods, densities of less than three units per acre may be required. The proposed subdivision is consistent with the Comprehensive Plan designation. Zoning: The property is zoned “R-1” (Single family residential, 40,000 sq. ft. min. lot). In addition, the property is located within the “SH” (Shoreland Overlay) zoning district. The petitioners request a rezoning of the property from R-1 to “PD” (Planned Development). The plan would be to develop the property in a townhome layout where the detached villa townhomes are grouped together along the private street, and then an outlot, owned in common by the homeowners, would be between the townhomes and the lake and provide buffering and infiltration between the townhomes and the lake. Preliminary Plat: The three existing parcels are unplatted lots. The petitioners plan to subdivide the property so that it contains 17 detached villa townhome lots and three common-ownership outlots. Since the time of the public hearing, the shape of the outlots has been revised so that the community beach amenity area is separated from Outlots A and D, the common ownership open lot and bluff lot respectively. Additional right-of-way will be dedicated for Diamond Path. Dakota County has reviewed the preliminary plat and made comments. Because the site abuts a County road it is subject to Dakota County’s Contiguous Plat Ordinance and subject to the County spacing requirements. The County is limiting the number of access points for this development to two. One is proposed. The County review letter indicates that the proposed access point could be converted to a right-in/right-out access in the future if a center median is constructed in this area. §153.60 Environmental Protection states, “In the subdividing of land, due regard shall be shown for the protection of all natural terrain features of the site.” The petitioners revised earlier plans so that the northern portion of the site, the bluff area, will remain undisturbed. The dedication of Outlot A as a natural buffer area owned in common by the Homeowners’ Association will provide additional buffering and filtering of the lake. Site Plan: The site plan shows how the lots will be configured on the site. Small lot detached villa townhome parcels allow the petitioners to cluster the home sites together to create larger common ownership parcels. Separating the home sites from the lakeshore limits the lake access to one shared access point. The petitioner states that they plan to plant the open area with natural vegetation which will help provide filtering between the townhomes and the lake. The proposed private street accesses Diamond Path and is 28’ wide which will allow parking on one side of the street. The private street terminates in a cul-de-sac on the north side and hammerhead turn-around on the south. The Fire Department is concerned that the hammerhead does not currently meet the City’s standards and will require clarification. 4 Natural Resources: The site is located within the “SH” (Shoreland Overlay) zoning district of Farquar Lake. In addition, a wetland has been identified and delineated on the site. Any work around the wetland will be required to conform to the State’s Wetland Conservation Act rules. The site is also heavily wooded with varied terrain. Attached is a memo from the City’s Natural Resources staff outlining measures the City has taken to improve water quality and the steps that will be taken to protect the site during construction. Farquar Lake is currently listed as an “Impaired Water” according to the Minnesota Pollution Control Agency (MPCA) due to excess nutrients. Stormwater treatment and management will be an important issue related to this project. Buffers are required adjacent to wetlands and the lake shore. The petitioner plans to provide buffering through Outlot A. The Minnesota Department of Natural Resources (DNR) reviewed the development plans and provided a letter in response. The DNR notes that a planned development is able to provide additional buffering and restrict lake access in a way that a single-family subdivision would not be able to do. Grading Plan: The grading plan was reviewed by the City Engineer and his comments are attached. The majority of the site will be graded to make the site suitable for development. The petitioners show that an infiltration basin will be created between the townhomes and the lake to provide pretreatment of storm water before it enters the lake. Tree Removal and Mitigation Plans: A tree removal plan and mitigation plan were submitted showing that a total of the total 7,064 caliper inches of significant trees on the site, the development will remove 5,292 caliper inches. A total of 10% of the removed caliper inches or 212 two and one-half inch caliper trees must replace the removed caliper inches. Elevation Drawings: Elevation drawings are provided showing the preliminary exterior design proposed for the homes. More information is needed to confirm the exterior building materials. Landscape Plan: The value of the landscape plantings must meet or exceed 2.5% of the value of the construction of the buildings based on Means Construction Data. The replacement trees will be counted toward the landscape requirement. Municipal Utilities: City utilities are available to the site with water available along Diamond Path and sanitary sewer behind the building pads in the rear yards. A separate sanitary sewer line will be extended along the east side of the development along the private street to minimize disruptions along the lake shore. Street Classifications/Accesses/Circulation: • Diamond Path (B-Minor Arterial): Diamond Path (CSAH 33) is a rural section 2-lane County roadway with ditches and shoulders. There is a designated left turn lane southbound to east bound from Diamond Path onto Evermoor Parkway and a southbound bypass lane. One access onto Diamond Path is proposed. 5 • Private shared street: 28’ wide. Parking will be allowed on one side of the street. Hydrants should be installed on the side of the street opposite of the on-street parking. Pedestrian Access: The City requires the installation of sidewalk and trail along public streets for all new developments. Because Diamond Path is not an urban section at this time, an escrow for the future construction of a pathway along Diamond Path will be required. When Diamond Path is upgraded, a path will be installed at that time. Public Safety Issues: The Fire Department states that the design of the hammerhead turn-around currently does not meet City standards. Recreation Issues: The site is located less than 250’ from Huntington Park on the northeast corner of Diamond Path and Pilot Knob Road. Park dedication is proposed to be satisfied with a cash-in- lieu of land dedication. Signs: No sign approvals are given at this time. No signs may be installed prior to the issuance of a permit. A separate sign permit must be obtained prior to the installation of any signs on the site or the building. Public Hearing Comments: The following is a summary of the comments and questions received at the Planning Commission’s December 16, 2020, Public Hearing. 1. Farquar Lake and Neighborhood Characteristics: a. Please provide a review of the Farquar Lake shoreline and neighborhood area. Staff response: Farquar Lake is 67 acres with an average depth of 4.5’ and a maximum depth of 10’. Twenty-four lots abut the lake, with 21 single family home lots, one park property, one private boat launch and one vacant parcel. Dakota County information states that the homes on the lake were constructed between 1954 and 2007. Thirteen lots are platted and 11 lots are unplatted. Year Homes Constructed, Farquar Lake 1954 - 1959 6 1960 – 1969 4 1970 – 1979 5 1980 – 1989 1 1990 – 1999 2 2000+ 3 Total 21 The properties surrounding Farquar Lake have developed slowly over time. The first subdivision, Farquar Lake Addition, was platted in 1959. The majority of the homes were constructed before 1990 (16 before 1990, 5 after 1990). The “SH” (Shoreland Overlay) zone was enacted in 1989. 6 Lot Sizes Lot Size (Acres) Number of Lots < 1 7 1-2 8 2-3 3 3+ 3 Total 21 The shoreline characteristics for each property varies, with some lots containing full beaches, some containing a wooded private buffer, and some containing a mix of the two. A very rough analysis was done comparing manicured shoreland (sand beach, mowed lawn abutting the lake) coverage verse natural shoreline. The rough calculations were taken from aerial photos, so the findings were best estimates based on the data available and subject to further refinement. Beach/Manicured Lawn to Natural Buffer Ratio Ratio Sand Beach/ Manicured Lawn to Natural Edge (% Manicured Coverage) Number of Properties Identified > 50% 3 40% - 50% 0 30%-40% 3 20%-30% 1 10%-20% 5 < 10% 12 Total 24 Only three of the 24 lots have manicured beaches/lawn that exceed 50% of the length of their shoreline. Staff believes that in at least one of those cases, the beach is naturally occurring and not a constructed feature. The situation with the other full beach lots may be similar. Another three parcels appear to have a 30% beach/manicured lawn coverage. The balance of the properties have a ratio of beach coverage to natural plantings well under 20% on their shorelines. In summary: Farquar Lake has public access for non-motorized boats and fishing, but is otherwise a fairly shallow lake in a suburban community. Motor boats may be used in a limited manner by property owners surrounding the lake. The lake is most used for non-motorized boating, fishing and aesthetic enjoyment. b. What is the public access to the lake? Staff response: Farquar Park is an approximately 11-acre park that provides access to the lake. It contains a canoe launch and fishing pier for direct lake access. In addition, the park contains sheltered picnic areas, tennis courts and an outdoor play area. A boat launch is owned privately by the Farquar Lake Homeowners’ Association; the launch is only 7 available to the lake association members and the City through an easement for lake access. 2. City Review Methodology: a. Why is this development being compared to a 7-lot single family subdivision? Staff response: The City is using the 7-lot subdivision as a comparison because it appears that a 7-lot single family subdivision would meet the current requirements for the R- 1 zoning district. While the developer would still need to apply for subdivision and other approvals from the City, the property owner would have the right to develop the property in a manner that meets the City’s zoning and subdivision requirements. When a developer requests a rezoning of property, the City is able to evaluate whether the requested amendment is in keeping with the City’s vision and consistent with vision and goals of the Comprehensive Plan. b. Why is the City assuming that all of the homes in a 7-lot single family subdivision would have docks and beaches? Staff response: As stated above, the City is analyzing the request in light of a seven lot single family development to compare how each might impact the lake and surrounding area. If the site were developed for seven single family lots, the lots would command a premium price because they are lakeshore properties in a suburban community. The assumption is that a property owner who pays a premium price for a lake lot would likely want to take full advantage of the shoreline. 3. Site Design Issues: a. How will snow storage and snow plowing be managed? Staff response: The petitioner has responded to this question by saying that the Homeowners’ Association will hire a snow removal contractor to plow the private streets. Under typical snow events, snow will be stored in the boulevards. In a larger snowfall event, it may be necessary to haul the snow off-site. Staff’s preference would be for the developer to identify a location of the site to provide snow storage so that hauling snow would not be a requirement. b. How many guest parking spaces are required? Is there adequate guest parking? Staff response: Parking standards would be established in connection with the PD zoning district. Typically, the City requires ½ parking spaces per unit as off-street parking. A total of 17 townhome units would need a minimum of nine off-street parking spaces. In townhome developments, the parking areas are usually grouped parking spaces for visitors. The private street is 28’ wide which will allow on-street parking on one side. The petitioners indicate 34 on-street parking spaces will be provided, but the size of the spaces look to be less than 25’. In addition, the driveways are a minimum of 20’ long and two spaces wide to allow two parking spaces on the driveways. Staff is satisfied that the number of needed parking spaces has been met. 4. Natural Resources Protection 8 a. How will this development impact the Shoreland Impact Zone? Staff response: The petitioner provided updated plans that further minimizes impacts to the Shoreland Impact Zone (SIZ). The SIZ is 50% of the width of the required shoreland setback, or 37.5’ from the Ordinary High Water Level (OHWL). The DNR requires that a minimum of 70% of the SIZ remain in an undisturbed, natural state. The petitioners state the following: • Undisturbed open spaces will amount to 0.64 acres or 69.6% of the SIZ. • Disturbed and restored open space will amount to 0.23 acres or 25% of the SIZ. • The amenity area comprises .05 acres or 5.4% of the SIZ area. • Finally, in total, the protected natural area of the SIZ will total 94.6% of the Cove shoreline. b. What measures will be used to protect the lake during development and after the development is completed? Staff response: Please see City Engineer memo. Prior to any site disturbing activity, including grading or tree removal, the developer will be required to obtain a Natural Resources Management Permit (NRMP). City ordinances strictly regulate grading and development activities to help protect natural resources. c. Will the development negatively impact wild life and habitat? Staff response: Natural Resources staff state the City’s experience has been that wild life living in this area will experience a short-term disruption, then are likely to reestablish once construction is completed. The development plans indicate that the Outlot A, the natural open space area, will be landscaped with a number of deciduous and coniferous trees and a prairie seed mix that has been approved by MnDOT. 5. Potential Neighborhood Impacts. a. Will the requested rezoning of the property be a major change to the character of the neighborhood? Staff response: The proposed development is a different development form than what currently exists along Farquar Lake. Villa townhome developments are located throughout the City and provide a single-family owned home on an association-maintained common area. b. Will this development set a precedent? Staff response: A comment was received with a concern that a development like this may encourage further development and redevelopment around the lake. The City will receive more and more requests for redevelopment throughout the City as land becomes more scarce and the value of land increases. Each development must be reviewed based upon the specific facts of the development. In this case, the property owner owns two vacant lots in addition to the former Houston property with a total area of 8.1 acres. c. Will this development negatively impact lake aesthetics? Staff response: Aesthetics are a very subjective topic and are difficult to quantify and measure. City Ordinance related to the existing R-1 zone offers some guidance by mentioning that natural features, characteristics of the site and surrounding property 9 should be considered. Homes are spaced a certain way around the lake. Natural breaks between homes predominates. About two percent of the property in the City is designated for R-1 uses, making this a unique and limited use with a minimum sq. ft. of 40,000 for each new lot developed. The planned development approach offers both flexibility and conflicts. City staff is preparing some additional exhibits that will share a virtual tour of the lake and the proposed outcome. After the tour at the next meeting, the Planning Commission may wish to consider the context of 20 existing homes on Lake Farquar, covering about ¾’s of the residential shoreline now and the addition of 17 additional homes on about ¼ of the residential shore line of the lake in the proposal. Is that the right number? Is the proposed development sustaining the character and context, of the built lake environment? If seven (7) single family homes is a minimum, is 17 villa townhomes a maximum? Or, does another number in-between better represent a context sensitive development response. The number of villa townhomes proposed fully maximizes the unit potential of the site, and limits the natural spacing between units that is a characteristic of the location. 6. If this development remained R-1, would the City be able to require dedication of an outlot that would provide filtration like the “PD” plan requirement? Staff response: Most likely, no. Again, the value of the property would be based on lake access. In order to obtain a rezoning to PD (Planned Development) in the SH zoning district requires these specific conditions: • The portions of the Shore Impact Zone must be a minimum of 70%. The petitioner proposes to preserve 69.5% of the SIZ as undisturbed area. In total, 94.6% of the SIZ will remain in a natural state after development. • The development open space requirement is 50%. In connection with the development, a minimum of 50% of open space must be dedicated and established as common ownership property. The petitioners are proposing to dedicate Outlot A, the common ownership property between the townhomes and the lake, at 2.19 acres and Outlot D, the bluff area, at 1.5 acres, for a total of 3.69 acres or 52% of the project land area. • Centralize shore recreation facilities. Care has been taken to create a small beach area for the development with the beach totaling 0.05 acres or 5.4% of the SIZ area. LONG LAKE FARQUAR LAKE SITEAPPLE VALLEYROSEMOUNTDIAMOND PATH DIAMOND P A T HPILOT KNOB RDEMMERPLDULUTHDR DOVER DR 132ND ST W EMBRY W A Y DO M IN IC A W A YDORY AVEELKWOO D D R1 2 9T H ST W DENMARK AVEDUNBA R W AY DOW N EYTRL127T HS T W DORC H E S T E RTRLECH O LN128TH ST W D U R HAM W A Y EVERMOOR PKWYEDINBROOKPATHEASTVIEW CTEDGEMO N T C U R V ELDERBER R YC TTHE COVE μ AERIAL LOCATION MAP ^ HD SITE DIAMOND PATHPILOT KNOB RDDORY AVE129TH ST W DENMARK AVEECHO LNDOWNEY TRL128TH ST W DORCHESTER TRL DU R H A M W A Y DOMINICA W A Y P LD LD LD LD LD LD LD DIAMOND PAT H PILOT KN OB R D DORY AVEDENMARK AVEEVERMOOR PKWY DOMI NI C A W A Y μ THE COVE COMPREHENSIVE PLAN MAP ^ A FARQUAR LAKE SITE EVEREST AVEE L L I CETRLEMMERPL137THST W T W W EUCLIDAVE 132ND ST W 138THS T W DOVER DR E V E R E S T TRL D O R C HESTERTRLEVELETHAVEE THPATHDO M IN IC A W A YDORY AVEEUCLELKW O O D D REMBRYWAY DENMARK AVEA R TRDDOW N E YTRLDUNBARW AY THCTVEECH O LNDRIFTWOODLN EVEL E T HW A Y D URHAM W A Y E VERGREEN CT E V ERMOOR PKWY 13 3 RD STREET C T VERTONAVEEDINBR O O K P ATHETH E L T O N WAY138TH S T REET C T EASTVIEW CT EDGEM O N T C URV ELDERBE R R Y C T 1 3 6 T H S T R E E T C T DIAM O N D CT E L A ND C T E M P R ESSCTEDEN CT1 3 8 T H C IRWELKHART C TEMMER CT 128TH S T W 1 2 9 T H ST W 134TH S TW1 3 8 T H S T W 12 7 THS TW 128TH ST W A P A P P P P P R-2 R-3 R-3 R-3 R-1 R-1 R-1 R-3 R-1 R-3 R-3 R-1 R-3 R-1 R-1 R-3 R-1 R-3 R-3 R-3 R-3 R-5 R-3 R-3 R-3 R-3 R-1 R-3 R-3 R-3 R-3 R-3 R-1 R-3 R-1 R-1 R-3 R-3 R-1 R-1 R-3 R-3 R-3 R-3 R-3 R-3 R-3 R-3 R-3 R-3 R-3 R-1 R-3 R-1 R-3 R-1 R-1 R-3 R-3 M-7C M-7C M-7C M-7C M-7C M-4C R-CL M-2C R-CL PD-681 PD-681 PD-681 1 1 2 μ THE COVE ZONING MAP ^ FARQUAR LAKE SITE 9109309009209509 4 0 96 0 970980 960 93097093094093093 0 950 910 910 9 1 0 9 5 0 930 9 5 0 950 94 0 930960 930950920 950940 930940960DIAMOND PATH129TH ST W EVERMOOR PKWYDORY AVETHE COVE μ CONTOUR MAP ^ The Cove Oblique Aerial View S S S S S S S SAN SAN SAN SANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSAN12312345 67891011121314OUTLOT AOUTLOT BOUTLOT C122OUTLOT B 559166,035 sf6,318 sf10,239 sf4155555555555555555542387555136855555555555510255555546 10210214741434 44459545237361 1025719 102102102102102102851024395651910152100605664321241102199190±6,571 sf6,064 sfDIAMOND PATHDIAMOND PATH5,637 sf5,881 sf5,641 sf5,637 sf5,635 sf5,638 sf5,632 sf5,630 sf5,640 sf5,639 sf5,636 sfMAIL18166,827 sf5,984 sf65,233 sf33 1 1004869 117 92 19 37 45 111190 3410423115612 95,222 sf20213333 54179 136461 1917812061111284471221485537208OUTLOT D11,891 sf10' BITUMINOUS TRAILCONSERVATION EASEMENTCOMMON AREA(FIRE PIT/BENCH)BLUFF AREA20' BLUFFIMPACT ZONEOWHL PERREHDER & ASSOCEDGE OF WATER; FIELD LOCATED ON 10/21/2020(ELEV = 898.56 (NAVD88)PRIVATE DOCKS75' OHWL SETBACK28B-B28B-BR48EXISTINGSANITARYSEWERLINE EXISTINGSANITARYSEWER LINE32B-B1010110120120LAKE FARQUARWETLAND DELINEATED BYKJOLHAUG ENVIRONMENTALSERVICESRETAINING WALLCOMMON AREA(BEACH)20 FT DRAINAGE &UTILITY EASEMETPER DOC NO.545453PONDINGEASEMENT PER DOCNO. 3063625PONDINGEASEMENT PER DOCNO. 306362420 FT DRAINAGE &UTILITY EASEMENTPER DOC NO.306362320 FT DRAINAGE &UTILITY EASEMETPER DOC NO.306362328B-B28B-B20B-B20B-BR10R20 R2860'70'40' BUFFER ADJACENTTO WETLAND16.5' BUFFER ADJACENTTO LAKE FARQUARD/U EASEMENT OVERALL OF OUTLOT CD/U EASEMENT OVERALL OF OUTLOT BSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THESTATE OF MINNESOTAN:\0025743.01\DWG\CIVIL\PRELIM\0025743.01S-SPP01.DWG 143PROJECT NUMBER: 0025743.01APPLE VALLEY, MINNESOTA01/07/21RMBRMBCHF© 2020 Westwood Professional Services, Inc.THE COVEPRELIMINARY PLAT650 QUAKER AVENUEJORDAN, MINNESOTATHE COVE11/XX/20JMH LAND DEVELOPMENTPRELIMINARY PLANSCommon Ground AllianceCall 48 Hours before digging:811 or call811.com50.000019'10' OR 5'0'50'100'150'1" = 50'##########· EXISTING ZONING: R-1; SINGLE FAMILY· SITE GUIDING:LOW DENS. RESIDENTIAL· GROSS SITE AREA: 8.12 AC MAJOR R.O.W. (DIAMOND PATH):0.26 ACEXISTING WETLANDS (ABOVE OHWL)0.04 ACBLUFF AREA: 0.88 AC· NET SITE AREA: 6.89 AC· DEVELOPMENT SUMMARY 55' WIDE VILLA LOTS17 HOMES· PROJECT OPEN SPACE (OUTLOT A, B, C LESS PRIVATE DR): 4.69 AC (57.8%)·· SEE OUTLOT TABLE BELOW· PROJECT DENSITY: GROSS: ±2.09 UN/AC NET: ±2.47 UN/ACMINIMUM LOT AREASITE DEVELOPMENT DATALOT STANDARDS1.ALL LOT DIMENSIONS ARE ROUNDED TO THE NEAREST FOOT.2.ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT.3.STREET NAMES ARE SUBJECT TO APPROVAL BY THE CITY.4.DRAINAGE AND UTILITY EASEMENTS SHALL BE PROVIDED AS REQUIRED. DRAINAGE AND UTILITYEASEMENTS WILL BE PROVIDED OVER ALL PUBLIC UTILITIES AND UP TO 1 FOOT ABOVE THEHIGH WATER LEVEL OF ALL PONDS.5.STREET WIDTHS ARE SHOWN FROM BACK OF CURB TO BACK OF CURB.DEVELOPMENT NOTESAVERAGE LOT AREAMINIMUM LOT WIDTHMINIMUM LOT DEPTHSETBACKSFRONTSIDE INTERIOR LOTSTANDARD55' VILLA HOMES5,630 SF6,131 SF55'100'20' MIN TO BOC7.5'/7.5'; 15' TOTALOUTLOT TABLEOUTLOTAGROSSAREAUSEOWNERSHIPCONSERVATION EASEMENTHOA2.19 ACBPRIVATE DRIVE/BUFFERHOA1.52 ACCTRAIL, BEACH & COMMONGATHERING AREAHOA0.27 ACTYPICAL 55' VILLA LOT DETAIL10'5'10'7.5'20'5'55'55'100' 100'21DRAINAGE &UTILITY EASEMENTTYPICAL LOTDIMENSIONFRONT BUILDINGSETBACK FROM BOCBUILDINGSETBACKLINELOT NUMBERLOT LINESIDE BUILDINGSETBACKPRIVATE DRIVE; BOCX,XXX SFLOT AREAOHWL /REAR75' MINFRONT LOTLINE1'BELOW OHWL:0.05 ACParcel 1:All that part of Government Lot 1, Section 24, Township 115, Range 20, described as follows, to-wit:Beginning at a point on the north line of said Section 24, distant 917.90 feet easterly, measured along said line from the north quarter cornerof said Section 24; thence easterly along said north line of said Section 24 to a point which is 1382.05 feet west of the northeast cornerthereof; thence South 37 degrees 34 minutes 46 seconds east (said North line of said Section 24 thruout these courses herein described, havingan assumed bearing of south 90 degrees east) a distance of 133.7 feet; thence south 7 degrees 23 minutes east a distance of 307.64 feet;thence south 82 degrees 22 minutes west to the easterly shore of Farquar Lake; thence northwesterly along the shore of said Lake to the pointof intersection with a line drawn from the point of beginning south 24 degrees west to the shore of said Lake; thence north in a straight line tothe point of beginning.Torrens PropertyTorrens Certificate No. 162022.Parcel 2:All that part of Government Lot 1, Section 24, Township 115, Range 20, described as follows, to-wit:Beginning at a point on the north line of said Section 24, 1382.05 feet west of the northeast corner of said Section 24; thence south 37degrees, 34 minutes, 46 seconds east (said North line of said Section 24 thruout these courses herein described, having an assumed bearing ofSouth 90 degrees east) 133.7 feet; thence south 7 degrees 23 minutes east a distance of 307.64 feet to the place of beginning of the land beingherein described: From said place of beginning proceed south 7 degrees 23 minutes east a distance of 92.36 feet, thence south 41 degrees 15minutes east a distance of 230.0 feet; thence south 46 degrees 08 minutes east a distance of 140.0 feet; thence south 22 degrees 24 minuteseast a distance of 237.7 feet; thence north 76 degrees 52 minutes west to the shore of Farquar lake; thence northwesterly along the shore ofsaid Lake to the point of intersection with a line drawn from the place of beginning of the land being herein described south 82 degrees and22 minutes west to the shore of said Lake; thence north 82 degrees and 22 minutes east to the said place of beginning according to theGovernment Survey thereof.Torrens PropertyTorrens Certificate No. 162023.Parcel 3:That parcel of land located in Government Lot 1, Section 24, Township 115, Range 20, Dakota County, Minnesota lying West of the West right ofway line of S.A.R. No. 33 and East of the following described line:Beginning at a point on the north line of said Government Lot 1, Section 24, said point is 1,382.05 feet west of the Northeast corner of Section24; thence South 37 degrees 34 minutes 46 seconds East (said North line of Government Lot 1 having an assumed bearing of South 90degrees East) a distance of 133.7 feet; thence South 07 degrees 23 minutes East a distance of 400.00 feet; thence South 41 degrees 15 minutesEast a distance of 230.00 feet; thence South 46 degrees 08 minutes East a distance of 140.00 feet; thence South 22 degrees 24 minutes East adistance of 237.70 feet and there terminating.AbstractLEGAL DESCRIPTION (PER TITLE COMMITMENT NO. HB-43904)BRENT R. PETERS4412301/07/21· OFF-STREET PARKING: ONE SIDE OF PRIVATE STREET : 34 SPACESDBLUFF AREAHOA1.50 AC N:\0025743.01\DWG\CIVIL\PRELIM\0025743.01S-CVP01.DWG THE COVE © 2020 Westwood Professional Services, Inc.PRELIMINARY PLANSTHE COVEAPPLE VALLEY, MINNESOTAPREPARED FOR:JMH LAND DEVELOPMENT650 QUAKER AVENUEJORDAN, MINNESOTACONTACT: MARK SONSTEGARDPHONE: (952) 452-9569EMAIL: MARK.SONSTEGARD@JMHLAND.COMSITEVicinity Map(NOT TO SCALE)SHEETSREVISIONDATENO.0112/02/20CITY COMMENTSALL..................FORFORSITE, GRADING, UTILITIES,AND LANDSCAPEPREPARED BY:PROJECT NUMBER: 0025743.01CONTACT: RYAN M. BLUHMPhone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150PRELIMINARY PLANSTHE COVEAPPLE VALLEY, MINNESOTAFORFORSITE, GRADING, UTILITIES, ANDLANDSCAPEINITIAL SUBMITTAL DATE: 11/04/20SHEET: 1 OF 14PROJECT NUMBER: 0025743.01SHEET INDEXSheet List TableSheet NumberSheet Title1Cover Sheet2Existing Conditions Plan3Preliminary Plat4Grading & Drainage Plan5Erosion Control Plan6Utility Plan7Details8Details9Profiles10Tree Preservation Plan11Tree Inventory12Tree Inventory13Preliminary Landscape Plan14Landscape Notes & Details WATWATWATWATWATWATWATWATWATWATWAT WATWATWATWATWATWATWATWATWATWATWATWATS S SXXXXXXXXXXXXX X X XX XXXXXXT S S MAILE S S POH X X X X X X GASGASGASGASPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHXXXXXXXPOHPOHPOH XXXXXX X X X XXXX XXXXXPOHGASGASGASGASGASGASGASGASGASGASSTOSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSAN POHPOH POHEGNORTH LINE OF SEC. 24P.O.B. PARCEL 1 P.O.B. PARCEL 2WESTERLY R/W LINE OF DIAMOND PATH PERTHE PLAT OF EVERMOOR APPLE VALLEYP.O.B. PARCEL 3FD. 1/2" OPEN IRON PIPE C.S.A.H. NO . 33 (DIAMOND PATH)129TH STREET W20 FT DRAINAGE & UTILITYEASEMENT PER DOC NO. 54545320.020.010.010.010.010.0TEMPORARYCONSTRUCTION EASEMENT 50.060.050.060.050.0FD. 1" OPEN IRON PIPEFD. 1/2" IRON PIPELS #8235(0.42' NORTHERLY OFCORNER)FD. 1" OPENIRON PIPE FD. 1/2"PINCHTOP IRONPIPE(DISTURBED)FD. 1/2" OPENIRON PIPEFD. 1/2" OPENIRON PIPEFD. 1/2" OPENIRON PIPEFD. 1/2" OPENIRON PIPE EDGE OF WATER FIELDLOCATED ON 10/21/2020(ELEV = 898.56 NAVD88)””””””””””””PID: 010130077032RANDALL PROPP & RANDY NELSON PID: 010240002060 ANDREW & SARA NICKPID: 010130077032RANDALL PROPP & RANDY NELSONPID: 010240002040ADDRESS: 13009 DIAMOND PATHWETLAND DELINEATED BYKJOLHAUGENVIRONMENTALSERVICESPROPANETANKPOSSIBLE SOLARARRAY POSTBUT NO SOLARPANELS” 6ƒ ('((' 6ƒ ('((' 6ƒ :'((' 6ƒ :'((' PARCEL 1 6   ƒ   (          ' ( (' 6   ƒ   (         ' ( ( ' 6ƒ (   '((' 1ƒ  :   ' ( ( ' PARCEL 2PARCEL 3(PUBLIC STREET)FARQUAR LAKE(OHW = 899.2 NGVD29; PER DNR WEBSITE)HOUSESHED(307.64 DEED)(92.36 DEED)””WESTERLY R/W LINE OF DIAMOND PATH PERTHE PLAT OF EVERMOOR APPLE VALLEY”CENTERLINE OFGRAVEL PATH950960952954956958962964 922924926 926928 928900910902904906908912914 9109209309 0 4 9 0 6 9 0 8 91291491691892292492692893291092093094091291491691892292492692893293493693894220 FT DRAINAGE & UTILITYEASEMENT PER DOC NO. 306362320 FT DRAINAGE& UTILITYEASEMENT PERDOC NO.3063622PONDINGEASEMENT PERDOC NO. 3063625PONDINGEASEMENT PERDOC NO. 30636246ƒ :”1ƒ :47.231ƒ :∆=023°42'00"R=1061.16L=438.941ƒ :85.236ƒ ( 1ƒ     :      ” 6ƒ (6ƒ (1ƒ ( 6   ƒ      (         6   ƒ      (        6ƒ (   41257RYAN M. BLUHMSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THESTATE OF MINNESOTAN:\0025743.01\DWG\CIVIL\PRELIM\0025743.01S-EXP02.DWG 142PROJECT NUMBER: 0025743.01APPLE VALLEY, MINNESOTA12/02/20RMBRMBCHF© 2020 Westwood Professional Services, Inc.THE COVEEXISTING CONDITIONSPLAN650 QUAKER AVENUEJORDAN, MINNESOTATHE COVE11/04/2012/02/20JMH LAND DEVELOPMENTN:\0025743.01\DWG\CIVIL\PRELIM\0025743.01S-EXP02.DWG 142PROJECT NUMBER: 0025743.01APPLE VALLEY, MINNESOTA12/02/20RMBRMBCHF© 2020 Westwood Professional Services, Inc.THE COVEEXISTING CONDITIONSPLAN650 QUAKER AVENUEJORDAN, MINNESOTATHE COVE11/04/20JMH LAND DEVELOPMENTPRELIMINARY PLANSCommon Ground AllianceCall 48 Hours before digging:811 or call811.com50.000002'10' OR 5'0'50'100'150'1" = 50'12/02/20....CITY COMMENTS....Parcel 1:All that part of Government Lot 1, Section 24, Township 115, Range 20, described as follows, to-wit:Beginning at a point on the north line of said Section 24, distant 917.90 feet easterly, measured along said line from the north quarter cornerof said Section 24; thence easterly along said north line of said Section 24 to a point which is 1382.05 feet west of the northeast cornerthereof; thence South 37 degrees 34 minutes 46 seconds east (said North line of said Section 24 thruout these courses herein described, havingan assumed bearing of south 90 degrees east) a distance of 133.7 feet; thence south 7 degrees 23 minutes east a distance of 307.64 feet;thence south 82 degrees 22 minutes west to the easterly shore of Farquar Lake; thence northwesterly along the shore of said Lake to the pointof intersection with a line drawn from the point of beginning south 24 degrees west to the shore of said Lake; thence north in a straight line tothe point of beginning.Torrens PropertyTorrens Certificate No. 162022.Parcel 2:All that part of Government Lot 1, Section 24, Township 115, Range 20, described as follows, to-wit:Beginning at a point on the north line of said Section 24, 1382.05 feet west of the northeast corner of said Section 24; thence south 37degrees, 34 minutes, 46 seconds east (said North line of said Section 24 thruout these courses herein described, having an assumed bearing ofSouth 90 degrees east) 133.7 feet; thence south 7 degrees 23 minutes east a distance of 307.64 feet to the place of beginning of the land beingherein described: From said place of beginning proceed south 7 degrees 23 minutes east a distance of 92.36 feet, thence south 41 degrees 15minutes east a distance of 230.0 feet; thence south 46 degrees 08 minutes east a distance of 140.0 feet; thence south 22 degrees 24 minuteseast a distance of 237.7 feet; thence north 76 degrees 52 minutes west to the shore of Farquar lake; thence northwesterly along the shore ofsaid Lake to the point of intersection with a line drawn from the place of beginning of the land being herein described south 82 degrees and22 minutes west to the shore of said Lake; thence north 82 degrees and 22 minutes east to the said place of beginning according to theGovernment Survey thereof.Torrens PropertyTorrens Certificate No. 162023.Parcel 3:That parcel of land located in Government Lot 1, Section 24, Township 115, Range 20, Dakota County, Minnesota lying West of the West right ofway line of S.A.R. No. 33 and East of the following described line:Beginning at a point on the north line of said Government Lot 1, Section 24, said point is 1,382.05 feet west of the Northeast corner of Section24; thence South 37 degrees 34 minutes 46 seconds East (said North line of Government Lot 1 having an assumed bearing of South 90degrees East) a distance of 133.7 feet; thence South 07 degrees 23 minutes East a distance of 400.00 feet; thence South 41 degrees 15 minutesEast a distance of 230.00 feet; thence South 46 degrees 08 minutes East a distance of 140.00 feet; thence South 22 degrees 24 minutes East adistance of 237.70 feet and there terminating.AbstractLEGAL DESCRIPTION (PER TITLE COMMITMENT NO. HB-43904)SOIL BORINGGUY WIREFLARED END SECTIONSANITARY MANHOLECATCH BASINPOWER POLEELECTRIC BOXELECTRIC METERSIGNCABLE TV BOXNATURAL GAS METERSTREET LIGHTMAIL BOXWETLANDSTEEL/WOOD POSTPOWER OVERHEADTELEPHONE UNDERGROUNDTELEPHONE OVERHEADPOWER UNDERGROUNDWATERMAINFIBER OPTICSANITARY SEWERSTORM SEWERGATE VALVEGAS LINECABLE TELEVISION LINEHYDRANTSTORM MANHOLETELEPHONE BOXLEGENDFENCE LINECONCRETE SURFACEBITUMINOUS SURFACEGRAVEL SURFACEFOUND MONUMENT (SEE LABEL)FLAG POLECTVGASPOHPUGSANSTOTOHTUGWATFOSSTEETTVGMAILXEASEMENT LINESECTION LINELOT LINEBOUNDARY LINERIGHT-OF-WAY LINECAST IRON MONUMENT (SEE LABEL)SET MONUMENT (SEE LABEL) S S S S S S S SAN SAN SAN SANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSAN12312345 67891011121314OUTLOT AOUTLOT BOUTLOT C122OUTLOT B 559161,645 sf6,318 sf5,984 sf4,211 sf10,239 sf172,415 sf545555555555555555552238583055685555555555555510255555446 10210210474 14231 110444595 271823237361 1025719 1021021021021021028510243956519 315±1015210033325664321241102115699190±6,571 sf6,064 sfDIAMOND PATHDIAMOND PATH5,637 sf6,938 sf5,881 sf5,641 sf5,637 sf5,635 sf5,638 sf5,632 sf5,630 sf5,640 sf5,639 sf5,636 sfMAIL181610' BITUMINOUS TRAILCONSERVATION EASEMENTCOMMON AREA(FIRE PIT/BENCH)BLUFF AREA20' BLUFFIMPACT ZONEOWHL PERREHDER & ASSOCEDGE OF WATER; FIELD LOCATED ON 10/21/2020(ELEV = 898.56 (NAVD88)PRIVATE DOCKS75' OHWL SETBACK28B-B28B-BR48EXISTINGSANITARYSEWERLINE EXISTINGSANITARYSEWER LINE32B-B1010110120120LAKE FARQUARWETLAND DELINEATED BYKJOLHAUG ENVIRONMENTALSERVICESRETAINING WALLCOMMON AREA(BEACH)20 FT DRAINAGE &UTILITY EASEMETPER DOC NO.545453PONDINGEASEMENT PER DOCNO. 3063625PONDINGEASEMENT PER DOCNO. 306362420 FT DRAINAGE &UTILITY EASEMENTPER DOC NO.306362320 FT DRAINAGE &UTILITY EASEMETPER DOC NO.306362328B-B28B-B20B-B20B-BR10R20 R26R 1 6 SHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THESTATE OF MINNESOTAN:\0025743.01\DWG\CIVIL\PRELIM\0025743.01S-SPP01.DWG 143PROJECT NUMBER: 0025743.01APPLE VALLEY, MINNESOTA12/02/20RMBRMBCHF© 2020 Westwood Professional Services, Inc.THE COVEPRELIMINARY PLAT650 QUAKER AVENUEJORDAN, MINNESOTATHE COVE11/XX/20JMH LAND DEVELOPMENTPRELIMINARY PLANSCommon Ground AllianceCall 48 Hours before digging:811 or call811.com50.000019'10' OR 5'0'50'100'150'1" = 50'##########· EXISTING ZONING: R-1; SINGLE FAMILY· SITE GUIDING:LOW DENS. RESIDENTIAL· GROSS SITE AREA: 8.12 AC MAJOR R.O.W. (DIAMOND PATH):0.26 ACEXISTING WETLANDS (ABOVE OHWL)0.04 ACBLUFF AREA: 0.88 AC· NET SITE AREA: 6.89 AC· DEVELOPMENT SUMMARY 55' WIDE VILLA LOTS17 HOMES· PROJECT OPEN SPACE (OUTLOT A, B, C LESS PRIVATE DR): 4.69 AC (57.8%)·· SEE OUTLOT TABLE BELOW· PROJECT DENSITY: GROSS: ±2.09 UN/AC NET: ±2.47 UN/ACMINIMUM LOT AREASITE DEVELOPMENT DATALOT STANDARDS1.ALL LOT DIMENSIONS ARE ROUNDED TO THE NEAREST FOOT.2.ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT.3.STREET NAMES ARE SUBJECT TO APPROVAL BY THE CITY.4.DRAINAGE AND UTILITY EASEMENTS SHALL BE PROVIDED AS REQUIRED. DRAINAGE AND UTILITYEASEMENTS WILL BE PROVIDED OVER ALL PUBLIC UTILITIES AND UP TO 1 FOOT ABOVE THEHIGH WATER LEVEL OF ALL PONDS.5.STREET WIDTHS ARE SHOWN FROM BACK OF CURB TO BACK OF CURB.DEVELOPMENT NOTESAVERAGE LOT AREAMINIMUM LOT WIDTHMINIMUM LOT DEPTHSETBACKSFRONTSIDE INTERIOR LOTSTANDARD55' VILLA HOMES5,630 SF6,131 SF55'100'20' MIN TO BOC7.5'/7.5'; 15' TOTALOUTLOT TABLEOUTLOTAGROSSAREAUSEOWNERSHIPCONSERVATION EASEMENT(TRAIL, BEACH, ANDCOMMON GATHERING AREA)HOA3.96 ACBPRIVATE DRIVE/BUFFERHOA1.42 ACCTRAILHOA0.10 ACTYPICAL 55' VILLA LOT DETAIL10'5'10'7.5'20'5'55'55'100' 100'21DRAINAGE &UTILITY EASEMENTTYPICAL LOTDIMENSIONFRONT BUILDINGSETBACK FROM BOCBUILDINGSETBACKLINELOT NUMBERLOT LINESIDE BUILDINGSETBACKPRIVATE DRIVE; BOCX,XXX SFLOT AREAOHWL /REAR75' MINFRONT LOTLINE1'BELOW OHWL:0.05 ACParcel 1:All that part of Government Lot 1, Section 24, Township 115, Range 20, described as follows, to-wit:Beginning at a point on the north line of said Section 24, distant 917.90 feet easterly, measured along said line from the north quarter cornerof said Section 24; thence easterly along said north line of said Section 24 to a point which is 1382.05 feet west of the northeast cornerthereof; thence South 37 degrees 34 minutes 46 seconds east (said North line of said Section 24 thruout these courses herein described, havingan assumed bearing of south 90 degrees east) a distance of 133.7 feet; thence south 7 degrees 23 minutes east a distance of 307.64 feet;thence south 82 degrees 22 minutes west to the easterly shore of Farquar Lake; thence northwesterly along the shore of said Lake to the pointof intersection with a line drawn from the point of beginning south 24 degrees west to the shore of said Lake; thence north in a straight line tothe point of beginning.Torrens PropertyTorrens Certificate No. 162022.Parcel 2:All that part of Government Lot 1, Section 24, Township 115, Range 20, described as follows, to-wit:Beginning at a point on the north line of said Section 24, 1382.05 feet west of the northeast corner of said Section 24; thence south 37degrees, 34 minutes, 46 seconds east (said North line of said Section 24 thruout these courses herein described, having an assumed bearing ofSouth 90 degrees east) 133.7 feet; thence south 7 degrees 23 minutes east a distance of 307.64 feet to the place of beginning of the land beingherein described: From said place of beginning proceed south 7 degrees 23 minutes east a distance of 92.36 feet, thence south 41 degrees 15minutes east a distance of 230.0 feet; thence south 46 degrees 08 minutes east a distance of 140.0 feet; thence south 22 degrees 24 minuteseast a distance of 237.7 feet; thence north 76 degrees 52 minutes west to the shore of Farquar lake; thence northwesterly along the shore ofsaid Lake to the point of intersection with a line drawn from the place of beginning of the land being herein described south 82 degrees and22 minutes west to the shore of said Lake; thence north 82 degrees and 22 minutes east to the said place of beginning according to theGovernment Survey thereof.Torrens PropertyTorrens Certificate No. 162023.Parcel 3:That parcel of land located in Government Lot 1, Section 24, Township 115, Range 20, Dakota County, Minnesota lying West of the West right ofway line of S.A.R. No. 33 and East of the following described line:Beginning at a point on the north line of said Government Lot 1, Section 24, said point is 1,382.05 feet west of the Northeast corner of Section24; thence South 37 degrees 34 minutes 46 seconds East (said North line of Government Lot 1 having an assumed bearing of South 90degrees East) a distance of 133.7 feet; thence South 07 degrees 23 minutes East a distance of 400.00 feet; thence South 41 degrees 15 minutesEast a distance of 230.00 feet; thence South 46 degrees 08 minutes East a distance of 140.00 feet; thence South 22 degrees 24 minutes East adistance of 237.70 feet and there terminating.AbstractLEGAL DESCRIPTION (PER TITLE COMMITMENT NO. HB-43904)BRENT R. PETERS4412312/02/20· OFF-STREET PARKING: ONE SIDE OF PRIVATE STREET : 34 SPACES 1231234567891011121314OUTLOT AOUTLOT BOUTLOT C122OUTLOT B12 3 456789101111+87.2200+80.22DIAMOND PATHDIAMOND PATHMAIL1816WATWATWATWATWATWATWATWATWATWATWAT WATWATWATWATWATWATWATWATWATWATWATWAT201SS SXXXXX T S S MAIL S S POHGASGASGASGAS POHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHXXXXXXXPOH GASGASGASGASGASGASGASGASGASGASSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSAN POH POH12SS5.47%5.50%4.52%4.84%4.18%5.14%6.20%3.51%3.39%3.36%3.53%3.47%4.98%4.20%3.79%31.474.21%8.04%9.31%29.8228.0132.9832.8332.6531.9131.3130.6329.8329.2828.6125.7224.4724.2024.9425.2325.28 927.62 9 1 0920 9049049049069 0 6 9069089 0 8 9089 1 2 9 1 4 9 1 6918 926922922926926 906904908902900900906924926928930928910908 9109109149169189049189 2 6928 930930928932934934936934932930936924926928930932934922924926928930928926930936938940950952954956958960 93092892692492290090290490 4904 93493 49109209 0 2 9 0 4 906908912914916918922924926928RAIN GARDEN 3OUTLET=905.0BOTTOM=903.5HWL=907.2LP923.36HP924.97HP932.82LP926.76LP925.79932.50931.28930.06928.84927.62931.93928.97926.00923.74924.17924.672.97%1.17%2.00%2.00%1.22%1.22%2.00%2.00%FARQUAR LAKEOHWL=899.2RAIN GARDEN 3OUTLET=905.0BOTTOM=903.5HWL=907.2904.50PRETREATMENTRAIN GARDEN 1OUTLET=918.5BOTTOM=917.0HWL=920.9PRETREATMENTRAIN GARDEN 2OUTLET=922.0BOTTOM=920.5HWL=922.3E.O.F.927.50TW=29.0BW=28.0TW=46.0BW=43.0TW=46.0BW=43.0TW=43.0BW=42.0TW=16.0BW=12.0TW=24.0BW=23.0TW=18.0BW=17.0TW=20.0BW=19.0TW=20.0BW=16.0TW=17.0BW=14.0TW=20.0BW=16.0TW=14.0BW=12.0TW=26.0BW=20.0TW=24.0BW=22.0TW=18.0BW=12.0TW=16.0BW=15.0TW=48.0BW=42.0TW=37.0BW=36.0TW=36.0BW=30.0TW=36.0BW=28.0TW=36.0BW=35.0TW=36.0BW=32.0TW=20.0BW=19.0TW=26.0BW=22.0E.O.F.924.12E.O.F.907.20SF SF SF SF S F S FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF S FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0025743.01\DWG\CIVIL\PRELIM\0025743.01S-GDP02.DWG 144PROJECT NUMBER: 0025743.01APPLE VALLEY, MINNESOTA12/02/20RMBRMBCHF© 2020 Westwood Professional Services, Inc.THE COVEGRADING & DRAINAGEPLAN650 QUAKER AVENUEJORDAN, MINNESOTATHE COVE11/04/204125712/02/20RYAN M. BLUHMJMH LAND DEVELOPMENTPRELIMINARY PLANSCommon Ground AllianceCall 48 Hours before digging:811 or call811.com49.999995'10' OR 5'0'50'100'150'12/02/20....CITY COMMENTS....1.ALL CONTOURS AND SPOT ELEVATIONS ARE SHOWN TO FINISHED SURFACE/GUTTER GRADESUNLESS OTHERWISE NOTED.2.REFER TO THE SITE PLAN/RECORD PLAT FOR MOST CURRENT HORIZONTAL SITE DIMENSIONSAND LAYOUT.3.THE CONTRACTOR SHALL VERIFY THE LOCATION AND ELEVATION OF EXISTING UTILITIES ANDTOPOGRAPHICAL FEATURES WITH THE OWNERS AND FIELD-VERIFY PRIOR TO CONSTRUCTION.THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES ORVARIATIONS FROM PLAN.4.ALL CONSTRUCTION SHALL CONFORM TO LOCAL RULES.5.POSITIVE DRAINAGE FROM THE SITE MUST BE PROVIDED AT ALL TIMES.6.THE OVERALL COMPOSITE CURVE NUMBER (CN) OF THE PROPOSED SITE IS 71.8. THEIMPERVIOUS PERCENTAGE OF THE PROPOSED SITE IS 24.3%.GRADING & DRAINAGE NOTESPROPOSED RETAININGWALL (TYP.)SILT FENCE (TYP.)SILT FENCE (TYP.)PROPOSED RETAININGWALL (TYP.)PROPOSED RETAININGWALL (TYP.)PROPOSED RETAININGWALL (TYP.)PROPOSED RETAININGWALL (TYP.)EXISTINGPROPOSEDGRADING LEGENDPROPERTY LINE982980TOP AND BOTTOM OF RETAINING WALLEMERGENCY OVERFLOWSB-19SOIL BORING LOCATIONSTOSTORM SEWERTREE LINEINDEX CONTOURINTERVAL CONTOUR982980SPOT ELEVATIONPROPOSED GRADESB-19RETAINING WALL (MODULAR BLOCK)GRADING LIMITSGL0.00%900.00900.00TW=XXX.XXBW=XXX.XXE.O.F.HIGH/LOW POINTHP/LP900.00CL-CL ELEVATIONCL-CL900.00PROPOSED STREET PROFILE GRADEX.XX%POND NORMAL WATER LEVELWETLAND LINEWETLAND FILLWETLAND BUFFERPOND ACCESS MAINTENANCE BENCHWETLAND BUFFER LIMITSWETLAND BUFFER MONUMENTDO NOT DISTURBDNDLAKE FARQUARPONDING EASEMENTHWL=901.2LAKE FARQUARPONDING EASEMENTHWL=901.2LAKE FARQUARPONDING EASEMENTHWL=901.2LAKE FARQUARPONDING EASEMENTHWL=901.2 1231234567891011121314OUTLOT AOUTLOT BOUTLOT C122OUTLOT B12 3 456789101111+87.2200+80.22DIAMOND PATHDIAMOND PATHMAIL1816WATWATWATWATWATWATWATWATWATWATWAT WATWATWATWATWATWATWATWATWATWATWATWAT201SS SXXXXX T S S MAIL S S POHGASGASGASGAS POHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHXXXXXXXPOH GASGASGASGASGASGASGASGASGASGASSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSAN POH POH12SS5.47%5.50%4.52%4.84%4.18%5.14%6.20%3.51%3.39%3.36%3.53%3.47%4.98%4.20%3.79%31.474.21%8.04%9.31%29.8228.0132.9832.8332.6531.9131.3130.6329.8329.2828.6125.7224.4724.2024.9425.2325.28 927.62 9 1 0920 9049049049069 0 6 9069089 0 8 9089 1 2 9 1 4 9 1 6918 926922922926926 906904908902900900906924926928930928910908 9109109149169189049189 2 6928 930930928932934934936934932930936924926928930932934922924926928930928926930936938940950952954956958960 93092892692492290090290490 4904 93493 49109209 0 2 9 0 4 906908912914916918922924926928RAIN GARDEN 3OUTLET=905.0BOTTOM=903.5HWL=907.2LP923.36HP924.97HP932.82LP926.76LP925.79932.50931.28930.06928.84927.62931.93928.97926.00923.74924.17924.672.97%1.17%2.00%2.00%1.22%1.22%2.00%2.00%FARQUAR LAKEOHWL=899.2RAIN GARDEN 3OUTLET=905.0BOTTOM=903.5HWL=907.2904.50PRETREATMENTRAIN GARDEN 1OUTLET=918.5BOTTOM=917.0HWL=920.9PRETREATMENTRAIN GARDEN 2OUTLET=922.0BOTTOM=920.5HWL=922.3E.O.F.927.50TW=29.0BW=28.0TW=46.0BW=43.0TW=46.0BW=43.0TW=43.0BW=42.0TW=16.0BW=12.0TW=24.0BW=23.0TW=18.0BW=17.0TW=20.0BW=19.0TW=20.0BW=16.0TW=17.0BW=14.0TW=20.0BW=16.0TW=14.0BW=12.0TW=26.0BW=20.0TW=24.0BW=22.0TW=18.0BW=12.0TW=16.0BW=15.0TW=48.0BW=42.0TW=37.0BW=36.0TW=36.0BW=30.0TW=36.0BW=28.0TW=36.0BW=35.0TW=36.0BW=32.0TW=20.0BW=19.0TW=26.0BW=22.0E.O.F.924.12E.O.F.907.20SF SF SF SF S F S FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF S FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0025743.01\DWG\CIVIL\PRELIM\0025743.01S-GDP02.DWG 145PROJECT NUMBER: 0025743.01APPLE VALLEY, MINNESOTA12/02/20RMBRMBCHF© 2020 Westwood Professional Services, Inc.THE COVEEROSION CONTROL PLAN650 QUAKER AVENUEJORDAN, MINNESOTATHE COVE11/04/204125712/02/20RYAN M. BLUHMJMH LAND DEVELOPMENTPRELIMINARY PLANSCommon Ground AllianceCall 48 Hours before digging:811 or call811.com49.999995'10' OR 5'0'50'100'150'12/02/20....CITY COMMENTS....1.ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE PRIOR TO ANYEXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUNDCOVER HAS BEEN ESTABLISHED. EXISTING SILT FENCE ON-SITE SHALL BE MAINTAINED AND ORREMOVED AND SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT. IT IS OFEXTREME IMPORTANCE TO BE AWARE OF CURRENT FIELD CONDITIONS WITH RESPECT TOEROSION CONTROL. TEMPORARY PONDING, DIKES, HAY BALES, ETC., REQUIRED BY THE CITYSHALL BE INCIDENTAL TO THE GRADING CONTRACT.2.ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT THE END OF EACHWORKING DAY. A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILSTO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS.3.REDUNDANT PERIMETER SEDIMENT CONTROLS ARE NECESSARY WHEN SOIL DISTURBANCE ISWITHIN 50 FEET OF SURFACE WATERS. REDUNDANT SEDIMENT CONTROLS COULD INCLUDE:3.1.TWO ROWS OF SILT FENCE (SEPARATED BY 8 FEET); OR3.2.SILT FENCE AND A TOPSOIL BERM (STABILIZE BERM WITH MULCH); OR3.3.SILT FENCE AND FIBER LOGS; OR3.4.TOPSOIL BERM AND FIBER LOGS (STABILIZE BERM WITH MULCH).4.REDUNDANT SEDIMENT CONTROLS MUST BE INSTALLED PRIOR TO DISTURBING WITHIN 50 FEETOF THE SURFACE WATER.EROSION CONTROL NOTESEROSION CONTROL BLANKET (TYP.)PROPOSED RETAINING WALL (TYP.)SILT FENCE (TYP.)PROPOSED RETAININGWALL (TYP.)EROSION CONTROL BLANKET (TYP.)ROCK CONSTRUCTION ENTRANCE (TYP.)DUAL SILTFENCE (TYP.)EROSION CONTROL BLANKET (TYP.)DUAL SILTFENCE (TYP.)PROPERTY LINEEXISTINGPROPOSEDINDEX CONTOURINTERVAL CONTOUREROSION CONTROL LEGEND982980982980SILT FENCESFSTOSTORM SEWERTREE PROTECTION FENCETREE LINERETAINING WALL (MODULAR BLOCK)GRADING LIMITSGLROCK CONSTRUCTION ENTRANCEEROSION CONTROL BLANKETTURF REINFORCEMENT MATPOND NORMAL WATER LEVELSILT FENCE-POST GRADINGPOST-SFHEAVY DUTY SILT FENCEHDSFREDUNDANT SEDIMENT CONTROLRSCINLET PROTECTIONEROSION CONTROL CHECKS/BIOROLLSEMERGENCY OVERFLOWE.O.F.WETLAND LINEWETLAND FILLWETLAND BUFFERPOND ACCESS MAINTENANCE BENCHWETLAND BUFFER LIMITSWETLAND BUFFER MONUMENTDO NOT DISTURBDNDINLET SEDIMENTCONTROL (TYP)INLET SEDIMENTCONTROL (TYP) 1231234567891011121314OUTLOT AOUTLOT BOUTLOT C122OUTLOT B12 3 456789101111+87.2200+80.22DIAMOND PATHDIAMOND PATHMAIL1816WATWATWATWATWATWATWATWATWATWATWAT WATWATWATWATWATWATWATWATWATWATWATWAT201SS SXXXXX T S S MAIL S S POHGASGASGASGAS POHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHXXXXXXXPOH GASGASGASGASGASGASGASGASGASGASSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSAN POH POH12 RAIN GARDEN 3OUTLET=905.0BOTTOM=903.5HWL=907.2FARQUAR LAKEOHWL=899.2RAIN GARDEN 3OUTLET=905.0BOTTOM=903.5HWL=907.2PRETREATMENTRAIN GARDEN 1OUTLET=918.5BOTTOM=917.0HWL=920.9PRETREATMENTRAIN GARDEN 2OUTLET=922.0BOTTOM=920.5HWL=922.3CONNECT TO EXISTINGSANITARY SEWER8" WATERMAINHYDRANT (TYP.)CONNECT TO EXISTINGWATERMAINEX MHRE=921.4IE=914.0EX MHRE=902.8IE W=897.0IE=896.8EX MHRE=903.5IE=897.9EX MHRE=900.3IE=896.3EX MHRE=899.3IE=895.2EX MHRE=900.0IE=894.5EX MHRE=900.3IE=894.0SS MH-5RE=932.76IE=S 913.24IE=N 913.14DEPTH=19.62MH-4RE=927.77IE=N 915.77DEPTH=12.00MH-7RE=927.15IE=S 912.25IE=NW 912.15DEPTH=15.00MH-1RE=924.69IE=SE 912.69DEPTH=12.00MH-9RE=924.25IE=SE 911.74IE=NW 911.64DEPTH=12.618" SANITARY SEWER8" SANITARY SEWER8" WATERMAINCONNECT TO EXISTINGWATERMAINCB-12RE=925.00IE=921.50 (W)CBMH-11RE=925.76IE=920.00 (E)IE=912.00 (W)SUMP=909.00WITH SAFL BAFFLESTMH-4RE=924.06IE=913.70 (NE)IE=913.70 (SW)SUMP=910.70WITH SAFL BAFFLECB-6RE=922.00IE=918.00 (E)CBMH-5RE=918.50IE=914.50 (W)IE=914.50 (SW)STMH-9RE=910.05IE=905.78 (SE)IE=905.78 (N)STMH-10RE=909.98IE=906.00 (E)IE=906.00 (NW)STMH-2RE=910.69IE=905.60 (NE)IE=905.26 (W)IE=905.10 (S)15" FES-14.8 CU YD CLASS III RIPRAPIE=905.0015" FES-74.8 CU YD CLASS III RIPRAPIE=905.00CB-3RE=909.50IE=905.50 (E)OCS-14RE=905.00IE=901.00 (W)56 LF-18" RCPCL 5 @ 1.44%128 LF-18" RCPCL 5 @ 6.31%19 LF-24" RCPCL 3 @ 0.52%85 LF-12" RCPCL 5 @ 1.77%60 LF-12" RCPCL 5 @ 10.00%56 LF-21" RCPCL 4 @ 1.78%36 LF-15" RCPCL 5 @ 0.62%63 LF-12" RCPCL 5 @ 5.56%46 LF-12" RCPCL 5 @ 0.52%128 LF-18" RCP CL 5 @ 0 .27%18 LF-18" RCPCL 5 @ 0.55%SSMH-2RE=923.54IE=909.98 (NW)IE=909.98 (SE)IE=909.88 (NE)IE=909.88 (SW)SHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0025743.01\DWG\CIVIL\PRELIM\0025743.01S-UTP02.DWG 146PROJECT NUMBER: 0025743.01APPLE VALLEY, MINNESOTA12/02/20RMBRMBCHF© 2020 Westwood Professional Services, Inc.THE COVEUTILITY PLAN650 QUAKER AVENUEJORDAN, MINNESOTATHE COVE11/04/204125712/02/20RYAN M. BLUHMJMH LAND DEVELOPMENTPRELIMINARY PLANSCommon Ground AllianceCall 48 Hours before digging:811 or call811.com49.999995'10' OR 5'0'50'100'150'12/02/20....CITY COMMENTS....SANEXISTINGPROPOSEDSANITARY SEWERSTOSTORM SEWERWATWATER MAINWATHYDRANTDRAIN TILEUTILITY LEGEND1.THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO CONSTRUCTION ANDNOTIFY THE OWNER OF ANY DIFFERENCES.2.UNLESS OTHERWISE NOTED, ALL MATERIALS, CONST. TECHNIQUES AND TESTING SHALLCONFORM TO THE 2013 ED. OF THE "STANDARD UTILITIES SPECIFICATIONS FOR WATER MAINAND SERVICE LINE INSTALLATION AND SANITARY SEWER AND STORM SEWER INSTALLATION BYTHE CITY ENGINEERING ASSOCIATION OF MINN." AND TO THE "STANDARD SPECIFICATION FORHIGHWAY CONSTRUCTION" MINN. DEPT. OF TRANS., AUGUST 31, 2016 INCLUDING THECURRENT ADDENDUM. THE CONTRACTOR SHALL BE REQUIRED TO FOLLOW ALL PROCEDURESAS OUTLINED BY THE LOCAL AGENCY.3.THE CONTRACTOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE OF THEPROPERTY LIMITS.4.VERIFY EXISTING INVERT LOCATION & ELEVATION PRIOR TO BEGINNING CONSTRUCTION.5.THE CONTRACTOR SHALL CONTACT "GOPHER STATE ONE CALL" FOR FOR UTILITY LOCATIONSPRIOR TO UTILITY INSTALLATION.GENERAL UTILITY NOTESSDTOHWL=899.2OHWL=899.2OHWL=899.2OHWL=899.2EDGE OF WATEREDGE OF WATEREDGE OF WATEREDGE OF WATEREDGE OF WATEREDGE OF WETLANDEDGE OF WETLANDEDGE OF WETLAND75' OHWLSETBACK75' OHWLSETBACK75' OHWLSETBACK Street 19109159209259309359409459109159209259309359409450123456789101112Street 2925930935940945950925930935940945950012917.7923.49923.0924.08923.9924.63926.0924.68918.9924.17917.6923.64914.0923.73 917.8 924.55 918.2 925.97 920.0 927.46 919.0 928.95 918.7 930.43 921.8 931.92 933.2 932.78 939.9 932.50 939.0 931.89 935.0 931.28 933.3 930.67 931.2 930.06 933.0 929.45 934.0 928.84 934.0 928.23 933.6 927.62 933.0 927.01 935.6932.81938.2935.11 1.17%-1.17%2.97%-1.22%PVI STA = -0+00.05PVI ELEV = 923.49 PVI STA = 11+87.22 PVI ELEV = 926.56 L.P ELEV = 923.59L.P. STA = 2+69.37PVI STA = 3+00.00PVI ELEV = 923.00A.D. = 4.14%K = 33.92140.48' VCPVC = 2+29.76ELEV = 923.82 PVT = 3+70.24 ELEV = 925.09 H.P ELEV = 924.74H.P. STA = 1+28.84PVI STA = 1+28.75PVI ELEV = 925.00A.D. = -2.34%K = 38.4690.00' VCPVC = 0+83.75ELEV = 924.47PVT = 1+73.75ELEV = 924.47 H.P ELEV = 932.81H.P. STA = 6+61.82PVI STA = 6+43.00PVI ELEV = 933.20A.D. = -4.19%K = 21.4690.00' VCPVC = 5+98.00ELEV = 931.86PVT = 6+88.00ELEV = 932.654.60%PVI STA = 0+00.00PVI ELEV = 932.81PVI STA = 0+80.22PVI ELEV = 936.50 SHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0025743.01\DWG\CIVIL\PRELIM\0025743.01S-DTP02.DWG 149PROJECT NUMBER: 0025743.01APPLE VALLEY, MINNESOTA12/02/20RMBRMBCHF© 2020 Westwood Professional Services, Inc.THE COVEPROFILES650 QUAKER AVENUEJORDAN, MINNESOTATHE COVE11/04/204125712/02/20RYAN M. BLUHMJMH LAND DEVELOPMENT###### OR ##12/02/20....CITY COMMENTS.... SS 934936934932930936924926928930932 934922936938940950952954956958960 93092892692492290090290490 4904 93493 49109209 0 2 9 0 4 9069089129149169189229249269281231234567891011121314OUTLOT AOUTLOT BOUTLOT C122OUTLOT B DIAMOND PATHDIAMOND PATHMAIL1816121011891680160116081212124015491598160017091910234823491628175619522022177217591196129413541365139315021956219523272330233923422413245024842497252125402575152315671573164316511663186718681878188118861898193016201515177322271209193515411558191819632403241717152332198923532011246613501379150323312359242124982499250125182531253625841519154715651580163416351683188218881889187918801896150918421293256817451746158115842002200313711262159216792372248717442025234412961302130613371356135813591377149915041535190019542340235723752385239824642506251325352560156216231638164416691713186918831884188518871987199013721208154015752021134013631375138014701516232523822574167016871723194413921517200020052337176317642181123912611969235213031304135513821396195724112412248125342538256625731605166417141839184018971942198812691389184817652004174012951301130513381394246325591554163618931962198018641621122123362383223113521357136213741951239424452493193616741678168919841993124119271395239017671616169817161870136113842392134213971514195815271576194119431955198115851645172919781583133924942512187218731297138113881928251018952424150018381863223022131681150723552503250416071748168815242172149715011613249118461974139121681926129223872553199421831922150619341184165218992228238824142467194917391865196020171217185022291891138716471508151015291531154616391675173819151968199823691961200715681976198624022405245825412550256419951560156115691586158815901591159315941597159916581659169516961697171017111712238424542456138313981992202623502448253725542561197711861202120312472347129013641378138515201525168516861703235823612362236323742410241524292446251525162517251925232526253325392542254425472549255625702571257625431606164216601665166618901953222611881677153813091544154519161999196419171966200815121564256517281530155715891596162616612460248825461373155115951735187619331946198523432360255220121252240924231351135313861472149215631604167618662329233823412356242724282478250025092514252025221552161916221624172618741875187718942418164118711701172712771211252416992033218016932001176217601757175217662032225622552472247422522251247524082351234623451684232624062400239924041682238624622451243624572567170025552447244415392455237725072505246824892479242024162426242516621640161215321724172515531574157115781579183416251649DIAMOND PATHWATWATWATWATWATWATWATWATWATWATWAT WATWATWATWATWATWATWATWATWATWATWATWATS S SXXXXX T S S MAIL S S POHGASGASGASGAS POHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHXXXXXXXPOH GASGASGASGASGASGASGASGASGASGASSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSAN SANSANSANSANSANSAN POH POH SHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0025743.01\DWG\CIVIL\PRELIM\0025743.01S-TPP02.DWG 1410PROJECT NUMBER: 0025743.01APPLE VALLEY, MINNESOTA12/02/20RMBRMBCHF© 2020 Westwood Professional Services, Inc.THE COVETREE PRESERVATIONPLAN650 QUAKER AVENUEJORDAN, MINNESOTATHE COVE11/04/20JMH LAND DEVELOPMENT12/02/2053774NICHOLAS T. MEYERPRELIMINARY PLANSCommon Ground AllianceCall 48 Hours before digging:811 or call811.com50.000001'10' OR 5'0'50'100'150'1" = 50'12/02/20....CITY COMMENTS....Tree Preservation RequirementsSIGNIFICANT TREE :ANY HEALTHY DECIDUOUS TREE MEASURING 8 INCHES OR GREATER IN DIAMETER, ORANY CONIFEROUS TREE MEASURING 6 INCHES OR GREATER IN DIAMETER.TREE REMOVAL & REPLACEMENT:FOR ALL PROJECTS INCLUDING BUT NOT LIMITED TO SUBDIVISION GRADING, 10% OF THETOTAL NUMBER OF DIAMETER INCHES OF SIGNIFICANT TREES REMOVED MUST BEREPLACED WITH CALIPER INCHES WITH THE SUBDIVISION. TREES REPLACED UNDER THISREQUIREMENT MAY BE USED TO SATISFY PART OF ANY LANDSCAPE PLAN REQUIREMENTSUNDER THIS CODE.REPLACEMENT TREES:-NO MORE THAN 13 OF THE REPLACEMENT TREES SHALL BE THE SAME SPECIES.-DECIDUOUS TREES SHALL BE NO LESS THAN 2 CAL. INCHES-CONIFEROUS TREES SHALL BE NO LESS THAN 6 FEET HIGH. LegendEXISTING TREE TO REMAINEXISTING TREE TO BE REMOVEDTree Protection Detail" T " POST OR EQUAL6' MAX.ORANGE MESH CONSTRUCTION FENCELOCATION AS SHOWN ON PLAN. MAINTAINMAXIMUM DISTANCE FROM TRUNK POSSIBLE.ORANGE CONSTRUCTION FENCESTAKED EVERY 6'1. PRUNING WILL BE DONE BY PROFESSIONALS DURING APPROPRIATE PRUNING SEASON.2.NO STORAGE OF MATERIALS, OPERATION OF MACHINERY, OR DEVELOPMENT OF ANY SORT WILL OCCURWITHIN THE FENCE-LINE WITHOUT APPROVAL IN WRITING FROM THE CITY.3.SITE GRADING TO BE DONE ONLY AFTER PROTECTIVE MEASURES HAVE BEEN TAKEN, CITY HAS APPROVEDFENCING LOCATIONS, AND ALL CONTRACTORS HAVE BEEN BRIEFED ON TREE PRESERVATION TECHNIQUES.LAS T REV ISE D: 05/28 /15TREE PROTECTIONTP08NOTES:PLANELEVATIONDRIPLINE6' METAL FENCE POST. STAKE EVERY 6'MAXIMUM.NOTE: TREE SURVEY DATA COMPLETED BYREHDER & ASSOCIATES. JANUARY 2017Tree Replacement Calculations SHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0025743.01\DWG\CIVIL\PRELIM\0025743.01S-TPP02.DWG 1411PROJECT NUMBER: 0025743.01APPLE VALLEY, MINNESOTA12/02/20RMBRMBCHF© 2020 Westwood Professional Services, Inc.THE COVETREE INVENTORY650 QUAKER AVENUEJORDAN, MINNESOTATHE COVE11/04/20JMH LAND DEVELOPMENT12/02/2053774NICHOLAS T. MEYERCommon Ground AllianceCall 48 Hours before digging:811 or call811.com############# OR ##12/02/20....CITY COMMENTS.... SHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0025743.01\DWG\CIVIL\PRELIM\0025743.01S-TPP02.DWG 1412PROJECT NUMBER: 0025743.01APPLE VALLEY, MINNESOTA12/02/20RMBRMBCHF© 2020 Westwood Professional Services, Inc.THE COVETREE INVENTORY650 QUAKER AVENUEJORDAN, MINNESOTATHE COVE11/04/20JMH LAND DEVELOPMENT12/02/2053774NICHOLAS T. MEYERCommon Ground AllianceCall 48 Hours before digging:811 or call811.com############# OR ##12/02/20....CITY COMMENTS.... DIAMOND PATHWATWATWATWATWATWATWATWATWATWATWAT WATWATWATWATWATWATWATWATWATWATWATWATS S SXXXXX T S S S S POHGASGASGASGAS POHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHXXXXXXXPOH GASGASGASGASGASGASGASGASGASGASSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSAN SANSANSANSANSANSAN POH POH 934936934932930936924926928930932 934922936938940950952954956958960 93092892692492290090290490 4904 93493 49109209 0 2 9 0 4 9069089129149169189229249269285-ACE4-SGM2-QUA3-NOS1-CCF2-TCH1-TCH3-BHS4-PFC6-ACE2-BHS1-TCH3-CCF2-NOS2-TCH1-NOS1-TCH4-NOS2-SKH4-ABS1-BVL*2-FFM*2-REO4-BUO1-HAK3-WHO3-WHP4-WHP7-FFM*7-BVL*5-SGM1-CCF4-ABS3-BHS2-BHS3-RVB1-WSB1-SKH2-NWM3-SGM2-SWO3-KEC2-REO4-WHO3-NWM1-HAK3-RVB3-HAK3-VFE3-NWM3-QUA3-REL1-VFE4-RVB3-VFE2-REO3-NOP1-NWM3-WSB2-CCF3-SWO2-SGM1-SWO3-REL2-KEC3-WHO1-KEC3-VFE3-BUO1-NWM3-BBC2-BBCSS1231 234567891011121314OUTLOT AOUTLOT BOUTLOT C122OUTLOT B DIAMOND PATHDIAMOND PATHMAIL1816SHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0025743.01\DWG\CIVIL\PRELIM\0025743.01S-PLP02.DWG 1413PROJECT NUMBER: 0025743.01APPLE VALLEY, MINNESOTA12/02/20RMBRMBCHF© 2020 Westwood Professional Services, Inc.THE COVEPRELIMINARYLANDSCAPE PLAN650 QUAKER AVENUEJORDAN, MINNESOTATHE COVE11/04/20JMH LAND DEVELOPMENT12/02/2053774NICHOLAS T. MEYERPRELIMINARY PLANSCommon Ground AllianceCall 48 Hours before digging:811 or call811.com50.000001'10' OR 5'0'50'100'150'1" = 50'12/02/20....CITY COMMENTS....Preliminary Plant ScheduleCOMMON/BOTANICAL NAMEQTY.SIZEMATURE SIZE3" BB10' HT., BBNOTES:- QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY.- REFER TO FINAL LANDSCAPE PLANS FOR SPECIES LOCATIONS AND QUANTITIES.10' HT., BB10' HT., BBLandscape RequirementsTOTAL LANDSCAPE REQUIRED: 17 TREES*1 STREET TREE PER LOT (17 VILLA LOTS): 17 TREES*OVERSTORY DECIDUOUS STREET TREES (3 CAL. IN.): 51.0 CAL. IN. 17 TREES*OVERSTORY DECIDUOUS TREES (2.5 CAL. IN.): 272.5 CAL. IN. 109 TREES*CONIFEROUS TREES (4 CAL. IN.): 148.0 CAL. IN. 37 TREES*ORNAMENTAL DECIDUOUS TREES (2 CAL. IN.): 58.0 CAL. IN. 29 TREESLandscape ProvisionsNative Seeding LegendSTORMWATER SOUTH & WESTNATIVE SEED MIX MNDOT (33-261)TOTAL AREA (0.2 AC)* ALL DISTURBED AREAS TO BE SODDED UNLESS NOTEDOTHERWISEMESIC PRAIRIE GENERALSEED MIX MNDOT (35-241)TOTAL AREA (1.2 AC)SITE LANDSCAPING PROVIDED: 529.5 CAL. IN. 192 TREES NOTES:1.STREET TREE LOCATIONS AND SPACING ARE SUBJECT TO CHANGE BASED ONCONSTRUCTED DRIVEWAY AND UTILITY LOCATIONS.2.STREET TREES SHALL BE PLANTED 8' FROM BACK OF CURB, IN A LOCATION THAT DOESNOT INTERFERE WITH CURBSTOPS OR INDIVIDUAL SEWER & WATER CONNECTIONS.3.NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEENCOMPLETED IN THE IMMEDIATE AREA.Norway Pine / Pinus resinosaBur Oak / Quercus macrocarpaRed Oak / Quercus rubraSwamp White Oak / Quercus bicolorRedmond Linden / Tilia americana 'Redmond'Valley Forge Elm / Ulmus americana 'St. Croix'Sienna Glen Maple / Acer x freemanii 'Sienna'Skyline Honeylocust / Gleditsia tricanthos var. inermis 'Skycole'Kentucky Decaf Coffeetree / Gymnocladus dioica 'McKBranched' Hackberry / Celtis occidentalisWhite Pine / Pinus strobusFall Fiesta Maple / Acer saccharum 'Bailsta'2.5" BB2.5" BB2.5" BB2.5" BB2.5" BB2.5" BB2.5" BB2.5" BBSPACING O.C.AS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWNAS SHOWN6' HT., BBAS SHOWNWhitespire Birch / Betula populifolia 'Whitespire'AS SHOWN2" BBThornless Cockspur Hawthorn / Crataegus crusgalli 'Inermis'AS SHOWNQuaking Aspen / Populus tremuloidesAS SHOWNPrairifire Crab / Malus 'Prairifire'AS SHOWN2" BB2" BBH 15'-25' W 15'-25'H 30'-35' W 30'H 15'-20' W 15'-20'H 40'-60' W 20'-30'H 50'-80' W 30'-40'H 20' W 20'H 70' W 70'H 50'-60' W 40'-50'H 40'-50' W 35'-40'H 60'-80' W 40'-50'H 60'-80' W 60'-80'H 50' W 35'-40'H 50' W 30'H 50'-75' W 50'H 40'-60' W 30'-40'H 50'-75' W 50'H 60'-80' W 25'-30'River Birch / Betula nigraAS SHOWNH 40'-60' W 30'-40'Northwood Maple / Acer rubrum 'Northwood'2.5" BBAS SHOWNH 50' W 35'10' HT., BBOVERSTORY DECIDUOUS TREES - 125EVERGREEN TREES - 37ORNAMENTAL TREES - 29H 40'-50' W 15'-30'Concolor Fir / Abies concolorTree Replacement RequirementsTOTAL REPLACEMENT REQUIRED: 529 CAL. IN. 212 TREES*NUMBER OF REPLACEMENT TREES IS BASEDUPON 2.5 CAL. IN. TREES FOR REPLACEMENT*REPLACEMENT TREES COUNT TOWARDS ANY LANDSCAPE REQUIREMENTS*SEE TREE PRESERVATION PLANS FOR FULL CALCULATIONS. OVERSTORY DECIDUOUS TREESEVERGREEN TREESOVERSTORY DECIDUOUS STREET TREESBlack Hills Spruce / Picea glauca densataNorway Spruce / Picea abiesAS SHOWNAS SHOWNH 30'-40' W 20'-30'H 60'-80' W 25'-30'STRAIGHT SINGLE LEADERBHSNOS10103" BBBoulevard Linden / Tilia americana 'Boulevard'AS SHOWNH 50'-60' W 25'-30'STRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADER11ACESTRAIGHT SINGLE LEADERAccolade Elm / Ulmus japonica x wilsoniana 'Morton'AS SHOWNH 70' W 40'-50'Autumn Brilliance Serviceberry / Amelanchier x grandifloraCYPRESS WOOD MULCH(RAIN GARDENS)ORNAMENTAL TREES6FFM*SGMNWMREO914104SKH7BUO5SWOVFERELHAK61066KEC10RVB4TCHWSBABSPFC7485QUACODE7WHP7CCF3NOPPlanting LegendBVL*8 White Oak / Quercus alba2.5" BBAS SHOWNH 60'-80' W 60'-80'WHO102.5" BB2.5" BB2.5" BB10' HT., BB10' HT., BBSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADERSTRAIGHT SINGLE LEADER3-5 STEM CLUMP3-5 STEM CLUMPBlue Beech / Carpinus carolinianaAS SHOWN2" BBH 20'-30' W 30'5BBCSTRAIGHT SINGLE LEADER DIAMOND PATHDIAMOND PATHMAIL1816934936934932930936924926928930932934922924926928930928926930936938940950952954956958960 93092892692492290090290490 4904 93493 49109209 0 2 9 0 4 906908912914916918922924926928N:\0025743.01\DWG\CIVIL\EXHIBIT\0025743.01C-XB1.DWG PROJECT NUMBER: 0025743.01APPLE VALLEY, MINNESOTA11/09/20...© 2017 Westwood Professional Services, Inc.THE COVESHORELAND IMPACTZONE EXHIBITJMH LAND DEVELOPMENTNOT FOR CONSTRUCTIONSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com50'10' OR 5'0'50'100'150'1" = 50'1UNDISTURBED OPEN SPACE - 0.66 ACRES (71.7%)DISTURBED AND RESTORED OPEN SPACE - 0.21 ACRES (22.8%)DISTURBED AMENITY AREA - 0.03 ACRES (3.3%)DISTURBED OPEN SPACE AREAS WILL BE RESTORED WITHA MINIMUM OF 6" OF TOPSOIL AND NATIVE SEEDING PERLANDSCAPE REQUIREMENTS.73.9% OF THE SHORE IMPACT ZONE WILL NOT BEDISTURBED DURING CONSTRUCTION.94.5% OF THE SHORE IMPACT ZONE WILL REMAIN OPENSPACE.75' STRUCTURESETBACK37.5' SHOREIMPACT ZONE75' STRUCTURESETBACK37.5' SHOREIMPACT ZONE75' STRUCTURESETBACK37.5' SHOREIMPACT ZONETOTAL SHORE IMPACT ZONE - 0.92 ACRESUNDISTURBED AMENITY AREA - 0.02 ACRES (2.2%) CONCEPT PLANS ONLY. SUBJECT TO CHANGE WITHOUT NOTICE. OPTIONAL ITEMS MAY BE SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. REFER TO BUILDER SPECS FOR STANDARD OR INCLUDED FEATURES.COPYRIGHT: DAVID CHARLEZ DESIGNS 201617645 JUNIPER PATH SUITE #215LAKEVILLE, MN 55044TEL: 952.428.8200EM: Dave@DavidCharlezDesigns.comBUILDERC0Custom One Homes6939 Pine Arbor Drive S.Suite #100Cottage Grove, MN 55016The Villas of Hidden Valley - Lot 1Cottage Grove, MNVilla Elevation CTitle 11' x 11'bdrm #216' x 14'DECKGREAT RMVAULTED11' x 11'KITCHEN4-SEASONPORCH13' x 15'OWNER'S SUITEPANTRYL'DRYBATHMUD RMW.I.C.VAULTED11' x 11'DININGVAULTED14.5' x 15'VAULTED8' x 9'FOYER12' x 12'8.5' x 6'6.5' x 6.5'19' x 23.5'GARAGEBATH5.5' x 10'W.I.C.LINE OF RIDGEVAULTLIN.STORAGEMECHANICALBDRM #4BATH10.5' x 12'6.5' x 10.5'-UNEXCAVATED-FAMILY RM16' x 17.5'-UNEX-LINENWET BARGAME RM11' x 17.5'CONCEPT PLANS ONLY. SUBJECT TO CHANGE WITHOUT NOTICE. OPTIONAL ITEMS MAY BE SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. REFER TO BUILDER SPECS FOR STANDARD OR INCLUDED FEATURES.COPYRIGHT: DAVID CHARLEZ DESIGNS 201617645 JUNIPER PATH SUITE #215LAKEVILLE, MN 55044TEL: 952.428.8200EM: Dave@DavidCharlezDesigns.comBUILDERC1Custom One Homes6939 Pine Arbor Drive S.Suite #100Cottage Grove, MN 55016The Villas of Hidden Valley - Lot 1Cottage Grove, MNVilla Elevation CMainLevelm a i n l e v e lm a i n l e v e lm a i n l e v e lm a i n l e v e lL O W E R l e v e lL O W E R l e v e lL O W E R l e v e lL O W E R l e v e l 168 SFDECK (OPT)144 SFPORCH (OPT)472 SFGARAGE1584 SFMAIN LEVEL64 SFSTOOP906 SFLOWER LEVEL474 SFSTORAGE115 SFMECHCONCEPT PLANS ONLY. SUBJECT TO CHANGE WITHOUT NOTICE. OPTIONAL ITEMS MAY BE SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. REFER TO BUILDER SPECS FOR STANDARD OR INCLUDED FEATURES.COPYRIGHT: DAVID CHARLEZ DESIGNS 201617645 JUNIPER PATH SUITE #215LAKEVILLE, MN 55044TEL: 952.428.8200EM: Dave@DavidCharlezDesigns.comBUILDERC2Custom One Homes6939 Pine Arbor Drive S.Suite #100Cottage Grove, MN 55016The Villas of Hidden Valley - Lot 1Cottage Grove, MNVilla Elevation CSquareFootageLOWER LEVEL:MAIN LEVEL:FINISHED TOTAL:SQUARE FOOTAGECALCULATIONS906 SQ. FT. LOWER LEVEL115 SQ. FT. MECHANICAL ROOM474 SQ. FT. STORAGE1584 SQ. FT. MAIN LEVEL472 SQ. FT. GARAGE168 SQ. FT. DECK144 SQ. FT. 4-SEASON PORCH64 SQ. FT. FRONT STOOP2490 SQ. FT. FINISHED TOTALm a i n l e v e lm a i n l e v e lm a i n l e v e lm a i n l e v e lL O W E R l e v e lL O W E R l e v e lL O W E R l e v e lL O W E R l e v e l CONCEPT PLANS ONLY. SUBJECT TO CHANGE WITHOUT NOTICE. OPTIONAL ITEMS MAY BE SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. REFER TO BUILDER SPECS FOR STANDARD OR INCLUDED FEATURES. COPYRIGHT: DAVID CHARLEZ DESIGNS 2016 17645 JUNIPER PATH SUITE #215 LAKEVILLE, MN 55044 TEL: 952.428.8200 EM: Dave@DavidCharlezDesigns.com BUILDER C0Custom One Homes 6939 Pine Arbor Drive S. Suite #100 Cottage Grove, MN 55016 Custom One Homes Cottage Grove, MN Villa Elevation D Title CARPET 11' x 11' bdrm #2 14' x 14' DECK (OPT) GREAT RM WOOD VAULTED 11' x 11' KITCHEN 4-SEASON PORCH (OPT) CARPET 13' x 15' OWNER'S SUITE WOOD PANTRY L'DRY BATH MUD RM W.I.C. WOOD VAULTED 11' x 11' DINING WOOD VAULTED 14.5' x 15.5' WOOD 8' x 9' FOYER 11' x 11.5' LVT 8.5' x 6'LVT 6.5' x 6.5' 19' x 29.5' GARAGE BATH LVT 5' x 11' CARPET TILE 5.5' x 10' W.I.C. LVT LINE OF RIDGE VAULT CONCRETE STORAGE CONCRETE MECHANICAL BDRM #4 BATH CARPET 10.5' x 12' LVT 6.5' x 10.5' -UNEXCAVATED- FAMILY RM CARPET 16' x 17.5' BDRM #3 CARPET 10.5' x 12' W.I.C. CARPET -UNEX- LINEN CONCEPT PLANS ONLY. SUBJECT TO CHANGE WITHOUT NOTICE. OPTIONAL ITEMS MAY BE SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. REFER TO BUILDER SPECS FOR STANDARD OR INCLUDED FEATURES. COPYRIGHT: DAVID CHARLEZ DESIGNS 2016 17645 JUNIPER PATH SUITE #215 LAKEVILLE, MN 55044 TEL: 952.428.8200 EM: Dave@DavidCharlezDesigns.com BUILDER C1Custom One Homes 6939 Pine Arbor Drive S. Suite #100 Cottage Grove, MN 55016 Custom One Homes Cottage Grove, MN Villa Elevation D Main Level m a i n l e v e lL O W E R l e v e l l o w e r l e v e l 860 SQ. FT. m e c h 139 SQ. FT. s t o r a g e 496 SQ. FT. m a i n L E V E L 1584 SQ. FT. d e c k (opt) 195 SQ. FT. p o r c h (opt) 144 SQ. FT. g a r a g e 592 SQ. FT. s t o o p 62 SQ. FT. CONCEPT PLANS ONLY. SUBJECT TO CHANGE WITHOUT NOTICE. OPTIONAL ITEMS MAY BE SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. REFER TO BUILDER SPECS FOR STANDARD OR INCLUDED FEATURES. COPYRIGHT: DAVID CHARLEZ DESIGNS 2016 17645 JUNIPER PATH SUITE #215 LAKEVILLE, MN 55044 TEL: 952.428.8200 EM: Dave@DavidCharlezDesigns.com BUILDER C2Custom One Homes 6939 Pine Arbor Drive S. Suite #100 Cottage Grove, MN 55016 Custom One Homes Cottage Grove, MN Villa Elevation D Square Footage LOWER LEVEL: MAIN LEVEL: FINISHED TOTAL: SQUARE FOOTAGE CALCULATIONS 860 SQ. FT. LOWER LEVEL 139 SQ. FT. MECHANICAL ROOM 496 SQ. FT. STORAGE 1584 SQ. FT. MAIN LEVEL 592 SQ. FT. GARAGE 195 SQ. FT. DECK (OPT) 144 SQ. FT. 4-SEASON PORCH (OPT) 62 SQ. FT. FRONT STOOP 2444 SQ. FT. FINISHED TOTAL First Floor 0' -0" T.O. Footing -10' -2 1/4" Top of Foundation -0' -2 1/4" First Floor Clg. 9' -1 1/8" A D B 5/4 x 6 TRIM Lower Level @ Hdr Hgt86"Main Level @ Hdr Hgt96"5/4 x 8 TRIM BOARD5/4 x 6 FRIEZE BD.Roof Peak 22' -0 3/4" 5/4 x 6 TRIM BOARD B 5/4 x 6 w/2 x 2 STEPPED TRIM BD. 12' - 11 5/8"9' - 1 1/8"0' - 2 1/4"10' - 0"4" HARDIE CORNER BD.WINDOW TRIM CONSTRUCTION: 5/4 x 4 TOP/BOTTOM HORIZONTAL 5/4 x 4 VERTICAL DOOR TRIM CONSTRUCTION: 5/4 x 4 TOP HORIZONTAL 5/4 x 4 VERTICAL 2)2620 FX BEAM PER MFG. SPEC @ 17'-0" FROM T.O.F. A D 5/4 x 6 TRIM BOARD 5/4 x 6 TRIM BD. 83"5/4 x 6 FRIEZE BD.5/4 x 6 FRIEZE BD.CORBEL #1 BRACKET C C 2 1/4" STONE CAP C 4/4 x 12 SKIRT BOARD4" VINYL CORNER BD.C C 4" VINYL CORNER BD.4" VINYL CORNER BD.5/4" x 6" TRIM BOARD5/4" x 6" FRIEZE BD.ENGINEERING ROOF TRUSSES PER MFG. SPEC. MANUFACTURE WILL PROVIDE ALL ENGINEERING DRAWING AND SPECIFICS OVERHANG DIMENSIONS ARE TO FACE OF FRAMING ICE AND WATER ALL ADJOINING ROOFS NOTE: RIDGE VENT 12" / 12" 12" / 12" 24"12"24"24"24" 24"12"24"12"24"24" 30"30" 36"36"101 1/2"84"36"36"24"29 1/2"6"6"18"6" / 12"12" / 12"12" / 12"6" / 12"4" / 12"12" / 12"2" / 12"7 1/4"7 1/4"6"3 3/4"3 1/2"7 1/4"SIDE VIEW:FRONT VIEW: CUSTOM CORBEL #1 3 1/2"3 1/2"3 3/4" custom bracket SIDE VIEW FRONT VIEW 21"30"5 1/2"24 1/2"3"1 1/2"1 1/2"19"3 1/2" 2 1/2" 3 1 /2 "36" RADIUS2 1/2"3 5 /8 " 2 1/2"2"1 1/2" 5 1/2"2 1/2"22"2 1/2"3"4"19"1 1/2"5 1/2"3 1/2"DRAWN BYDESCRIPTIONPROJECT #PROJECTISSUERE-ISSUEBUILDER18475 KENRICK AVEUNE SUITE 202LAKEVILLE, MN 55044TEL: 952.428.8200EM: Dave@DavidCharlezDesigns.comD A V I D C H A R L E Z D E S I G N Sa Notes: Dimensions, details and conformation to all local codes are to be verified by owner and contractor prior to the start of construction. The designer of the home is not a licensed structural engineer or architect and will assume no responsibility for items including, but not limited to : construction technique, quality of material, workmanship, code adherence, safety, water proofing, insulation, radon, mold/mildew or other designs, specification or construction issues. It is recommended that a lic ensed engineer review all plans for structural integrity and verify that the home meets code for extraordinary wind or other natural stresses such as flooding, snowfall or substandard bearing soil. All structural members on the plans should be verified by the manufacturer and their licensed engineering staff. Is is also recommended that a licensed contractor be commissioned to construct the home. All door and window size are approximate rough openings. Specific manufacturer sizes vary and egress openings should be confirmed prior to construction. The home should be flashed and enclosed to meet local code. Sizes of material and products reflect accepted industry standards and in no way indicate a specific manufacturer. All building components to be installed and constructed to selected manufacturer specified installation techniques and in accordance with local building codes. Optional items may be shown on the home, within the landscaping/site plan or in the rendering for illustrative purpose only. Consult builder for standard or included features. c David Charlez Designs 2020. Do not replicate with out permission (952)428-8200. David Charlez Design retains rights to all plans and detail shown.2/25/2020 5:43:38PM01 Front & Rear ElevationsCOH -Villas Lot 4 -CD -SMVilla Model CCustom One Homes652 Bielenberg DriveSuite 103Woodbury MN 5512501.24.2020SMM7316 Harkness WayCottage Grove, MNTYPICAL EXTERIOR MATERIALS SQ FT BREAKDOWN SEE FINAL PAGE FOR SQUARE FOOTAGE CALCULATIONS ASPHALT SHINGLES W/ NATURAL SHADOW ARCHITECTURAL GRADE 7" EXPOSURE HARDIESHINGLE STRAIGHT EDGE PER ELEVATION (FRONT ONLY) HARDIE BOARD & BATTEN PER ELEVATION 5" EXPOSURE VINYL LAP SIDING PER ELEVATION (SIDES & REAR ELEVATION) STONE VENEER PER ELEVATION INSTALL KICK OUT FLASHING & TWO MEMBRANE TAR PAPER BACKING IN ALL STONE AREAS 5/4" x 4" HARDIE WINDOW & DOOR WRAPS PER ELEVATION 5/4" x 4" HARDIE CORNER BOARDS PER ELEVATION(FRONT ONLY) 4" VINYL CORNERS PER ELEVATION (SIDES & REAR ELEVATIONS) 1X3 ON 1X8 FASCIA PER ELEVATION ALUMINUM VENTED SOFFITS PER ELEVATION HOUSE WRAP AND/OR TAR PAPER IN PROPER FORM ON ENTIRE EXTERIOR B C A 1/4" = 1'-0"1 Front Elevation 1/4" = 1'-0"2 Rear Elevation 1/8" = 1'-0"3 Roof Plan D 1 1/2" = 1'-0"4 Detail -Corbel 1 1/2" = 1'-0"5 Detail -Bracket C 4/4 x 12 SKIRT BOARD 4" VINYL CORNER BD.4" HARDIE CORNER BD.5/4" x 6" TRIM BOARD PROVIDE SLOPED SIDEWALKD 4" VINYL CORNER BD.4" VINYL CORNER BD.CC C 4" VINYL CORNER BD.B 5/4" x 6" TRIM BOARD D D 4" VINYL CORNER BD.C C12"1.25 x 4 CORNER BOARD 1 x 6 BOARD 1 x 4 BOARD 2 x 2 STRUCTURAL 2 x 4 STRUCTURAL 1/2" PLYWOOD8"VERIFY DIM. WITH ELEVATIONS VENTED PANEL 1.25 x 4 CORNER BOARD DRAWN BYDESCRIPTIONPROJECT #PROJECTISSUERE-ISSUEBUILDER18475 KENRICK AVEUNE SUITE 202LAKEVILLE, MN 55044TEL: 952.428.8200EM: Dave@DavidCharlezDesigns.comD A V I D C H A R L E Z D E S I G N Sa Notes: Dimensions, details and conformation to all local codes are to be verified by owner and contractor prior to the start of construction. The designer of the home is not a licensed structural engineer or architect and will assume no responsibility for items including, but not limited to : construction technique, quality of material, workmanship, code adherence, safety, water proofing, insulation, radon, mold/mildew or other designs, specification or construction issues. It is recommended that a lic ensed engineer review all plans for structural integrity and verify that the home meets code for extraordinary wind or other natural stresses such as flooding, snowfall or substandard bearing soil. All structural members on the plans should be verified by the manufacturer and their licensed engineering staff. Is is also recommended that a licensed contractor be commissioned to construct the home. All door and window size are approximate rough openings. Specific manufacturer sizes vary and egress openings should be confirmed prior to construction. The home should be flashed and enclosed to meet local code. Sizes of material and products reflect accepted industry standards and in no way indicate a specific manufacturer. All building components to be installed and constructed to selected manufacturer specified installation techniques and in accordance with local building codes. Optional items may be shown on the home, within the landscaping/site plan or in the rendering for illustrative purpose only. Consult builder for standard or included features. c David Charlez Designs 2020. Do not replicate with out permission (952)428-8200. David Charlez Design retains rights to all plans and detail shown.2/25/2020 5:43:38PM02 Left & Right ElevationsCOH -Villas Lot 4 -CD -SMVilla Model CCustom One Homes652 Bielenberg DriveSuite 103Woodbury MN 5512501.24.2020SMM7316 Harkness WayCottage Grove, MN1/4" = 1'-0"1 Left Elevation 1/4" = 1'-0"2 Right Elevation 3/4" = 1'-0"4 Detail -Flower Box First Floor 0' -0" First Floor Clg. 9' -1 1/8" A B Main Level @ Hdr Hgt96"5/4 x 6 TRIM BOARD B 13' - 11 1/2"9' - 1 1/8"4" HARDIE CORNER BD.WINDOW TRIM CONSTRUCTION: 5/4 x 4 TOP/BOTTOM HORIZONTAL 5/4 x 4 VERTICAL DOOR TRIM CONSTRUCTION: 5/4 x 4 TOP HORIZONTAL 5/4 x 4 VERTICAL 2020 FX BEAM PER MFG. SPEC @ 15'-0" FROM M.L. D 5/4 x 6 F RIE Z E B D. T.O. Footing -3' -8 1/4" 5/4 x 6 TRIM BOARD DD 5/4 x 6 F RIE Z E B D. 5/4 x 6 TRIM BOARD A A 4" HARDIE CORNER BD.Roof Peak 23' -0 81/128"4" VINYL CORNER BD.C 4" VINYL CORNER BD.4" VINYL CORNER BD.C 5/4 x 6 TRIM BOARD 5/4 x 6 F RIE Z E B O A R D 4" VINYL CORNER BD.4" HARDIE CORNER BD.C D 4" VINYL CORNER BD.4" VINYL CORNER BD.4" HARDIE CORNER BD.C D 5/4 x 6 TRIM BOARD DRAWN BYDESCRIPTIONPROJECT #PROJECTISSUERE-ISSUEBUILDER18476 KENRICK AVE, SUITE 202LAKEVILLE, MN 55044TEL: 952.428.8200EM: Dave@DavidCharlezDesigns.comD A V I D C H A R L E Z D E S I G N Sa Notes: Dimensions, details and conformation to all local codes are to be verified by owner and contractor prior to the start of construction. The designer of the home is not a licensed structural engineer or architect and will assume no responsibility for items including, but not limited to : construction technique, quality of material, workmanship, code adherence, safety, water proofing, insulation, radon, mold/mildew or other designs, specification or construction issues. It is recommended that a lic ensed engineer review all plans for structural integrity and verify that the home meets code for extraordinary wind or other natural stresses such as flooding, snowfall or substandard bearing soil. All structural members on the plans should be verified by the manufacturer and their licensed engineering staff. Is is also recommended that a licensed contractor be commissioned to construct the home. All door and window size are approximate rough openings. Specific manufacturer sizes vary and egress openings should be confirmed prior to construction. The home should be flashed and enclosed to meet local code. Sizes of material and products reflect accepted industry standards and in no way indicate a specific manufacturer. All building components to be installed and constructed to selected manufacturer specified installation techniques and in accordance with local building codes. Optional items may be shown on the home, within the landscaping/site plan or in the rendering for illustrative purpose only. Consult builder for standard or included features. c David Charlez Designs 2016. Do not replicate with out permission (952)428-8200. David Charlez Design retains rights to all plans and detail shown.8/3/2020 3:06:38PM01 ElevationsCOH-Villa D-Model Home-CD's -LMC7319 Harkness WayThe Villas Of Hidden Valley-Lot 15Cottage Grove, MNCustom One Homes652 Bielenberg DriveSuite 103Woodbury MN 5512508.03.20LMCTYPICAL EXTERIOR MATERIALS SQ FT BREAKDOWN SEE FINAL PAGE FOR SQUARE FOOTAGE CALCULATIONS ASPHALT SHINGLES W/ NATURAL SHADOW ARCHITECTURAL GRADE 5" EXPOSURE HARDIELAP SIDING PER ELEVATION (FRONT ONLY) HARDIE STRAIGHT SHAKES PER ELEVATION 5" EXPOSURE VINYL LAP SIDING PER ELEVATION (SIDES & REAR ELEVATION) STONE VENEER PER ELEVATION INSTALL KICK OUT FLASHING & TWO MEMBRANE TAR PAPER BACKING IN ALL STONE AREAS 5/4" x 4" HARDIE WINDOW & DOOR WRAPS PER ELEVATION 5/4" x 4" HARDIE CORNER BOARDS PER ELEVATION(FRONT ONLY) 4" VINYL CORNERS PER ELEVATION (SIDES & REAR ELEVATIONS) 1X6 FASCIA PER ELEVATION ALUMINUM VENTED SOFFITS PER ELEVATION HOUSE WRAP AND/OR TAR PAPER IN PROPER FORM ON ENTIRE EXTERIOR B C A 1/4" = 1'-0"2 Front Elevation 1/4" = 1'-0"1 Rear Elevation D 1/4" = 1'-0"3 Right Elevation 1/4" = 1'-0"4 Left Elevation Apple Valley, MN0025743.01 01-07-2021Phone (952) 937-5150 Fax (952) 937-5822 Toll Free (888) 937-5150 12701 Whitewater Drive Minnetonka, MN 55343 westwoodps.com Westwood Professional Services, Inc. Lakeside View Single Family R-1 Zoning Villas Homes PD Zoning with a Lakeshore Preservation Outlot The Cove Apple Valley, MN Illustrative Site Plan: Phone (952) 937-5150 Fax (952) 937-5822 Toll Free (888) 937-5150 12701 Whitewater Drive, Suite 300 Minnetonka, MN 55343 westwoodps.com Westwood Professional Services, Inc. The Cove at Lake Farquar Apple Valley, MN Section A-A’ Section B-B’ 7-07-2020 Illustrative Cross Sections 0025743 Scale: 1/16” = 1’-0” Phone (952) 937-5150 Fax (952) 937-5822 Toll Free (888) 937-5150 12701 Whitewater Drive Minnetonka, MN 55343 westwoodps.com Westwood Professional Services, Inc. VILLA HOMES FARQUAR LAKE Inlt. BasinWetland Inlt. Basin Existing GradeProposed Grade +/- Shared Beach/ Rec. Area Common Boat Slips 75’ min. Setback R/W Lot Line OHWL Landscape Buer Common Lot HOA Maint. / Preserved O.S. VILLA HOMES FARQUAR LAKE Existing GradeProposed Grade +/- 75’ min. Setback R/W Lot Line OHWL Landscape Buer Common Lot HOA Maint. / Preserved O.S. The Cove Apple Valley, MN0025743.01 12-10-2020Phone (952) 937-5150 Fax (952) 937-5822 Toll Free (888) 937-5150 12701 Whitewater Drive Minnetonka, MN 55343 westwoodps.com Westwood Professional Services, Inc. Lakeside View CITY OF MEMO Public Works TO: Kathy Bodmer, Planner FROM: Jessica Schaum, Natural Resources Coordinator DATE: January 28, 2021 SUBJECT: Farquar Lake Activities and Management The following are responses regarding the background of Farquar Lake water quality, the City’s improvements to the watershed, and basic measures the City requires of construction projects to help protect downstream resources. 1. Please discuss the water quality of Farquar Lake and the steps the City has taken to make improvements. Farquar Lake is considered a shallow lake. Like many shallow lakes in developed suburban areas, there are concerns with water quality and the lake has been listed as “impaired for nutrients” since 2002. The 2002 impairment led to the development of the Long and Farquar Lakes Nutrient TMDL (Total Maximum Daily Load) in 2009 (led by the City of Apple Valley); a Long and Farquar Lakes TMDL Implementation Plan in 2010; and an updated Implementation Plan in 2017. The original 2009 study assessed the nutrient load reductions needed for Long and Farquar Lake to comply with Minnesota water quality standards and outlined the sources of nutrients, target reduction values from each source, and strategies, and activities to meet the reduction values. The impairment looks at both internal and external sources of nutrient loads. External loads are managed through in ground practices upstream in the watershed, such as a stormwater pond or rain gardens; whereas internal loading is typically managed through in- lake treatments such as alum dosing or activities like fish management. The 2010 implementation plan discussed activities and specific projects to reduce the nutrient loading to each lake for 5 years. Because runoff from Long Lake enters Farquar Lake, projects implemented in the Long Lake watershed will help improve water quality in both Long and Farquar Lakes. Projects implemented from 2010-2017 to make water quality improvements included: • EVR-Pond 8 Iron Enhanced Sand Filter in Moeller Park • Long Lake Park 2 Cell Iron Enhanced Sand Filter • EVR-P12 (Everest Pond) and EVR- P170 (Pilot Pond) Alum Treatment • EVR-P13 Pond Expansion in Long Lake Park • Falcon Ridge Middle School Raingardens • Everest Ave tree filter and raingarden near 133rd Street Court The updated implementation plan in 2017, completed by EOR, included a working implementation table of BMPs (Best Management Practices) for the next 20 years. This plan update was done in conjunction with the Long and Farquar Lake Association representatives. The City uses this document to leverage grant applications and while planning city capital improvement projects. Since the 2017 updated plan has been completed, the City has completed or is working on the following projects that were outlined in the plan: • Long Lake drawdown (about every 5 years) • Johnny Cake Ridge Road Corridor BMPs • Successful grant application for the EVR-P27 (Erickson Park) pond improvement; anticipating 2021 construction and completion • 2020/2021 successful grant application for an additional feasibility assessment on pond modifications outlined in the 2017 Implementation plan table As the City works through fulfilling projects through its capital improvement program, we continue implementing annual activities that help improve water quality, including: • Rainwater Rewards program, which offers grant dollars to landowners interested in installing raingardens, native gardens, and shoreline restorations • Annual winter lake aeration • Annual vegetation surveys – showing native vs. invasive plants growing in lake • Annual invasive curly-leaf pondweed treatment (as needed) • Regular fish surveys and stocking – guides decisions to stock game fish or manage rough fish • Enhanced street sweeping – additional passes in the neighborhoods surrounding Long and Farquar Lakes to collect extra debris on roadways • Regular water quality monitoring by city staff and through Met Council’s CAMP program (a resident volunteering) to track long-term trends While water quality is still below state standards, recent monitoring data is showing trends that water quality is improving. Practices installed on the landscape can take time to have an effect and we continue to monitor our installed practices to ensure that they continue to be effective. State permitting requirements under the City’s MS4 (Municipal Separate Storm Sewer System) program, require the City to demonstrate the installed projects and practices and to outline future projects to meet water quality goals for impaired waters. The City is well positioned with our planning documents and future grant projects to continue to make strides in improving the water quality in Long and Farquar Lakes. In addition, rigorous development standards will require any new or redevelopment in the city to manage stormwater runoff through infiltration or ponding practices to mitigate impacts to both water quality and quantity. 2. What are the lake protection requirements that the City will place on the development during construction and after? The City’s Natural Resources Technician inspects all active construction sites regularly as they are permitted through the City’s Natural Resources Management Permit (NRMP) process. The purpose of the NRMP code and regulations regarding erosion and sediment control are to minimize impacts to our water bodies. In addition to City codes, the state’s NPDES (National Pollutant Discharge Elimination System) Construction Stormwater permit, requires that the contractor responsible for the project install the site’s erosion and sediment control techniques according to the permit and they must inspect their own practices for regular maintenance and upkeep. Any projects adjacent to lakes or water bodies have more rigorous erosion and sediment control standards and timeframes under the state permit. These “BMPs” or “Best Management Practices” are explained on the Stormwater Pollution Prevention Plan or “SWPPP pages” of all grading plan sets. It’s important to recognize that SWPPP documents are typically a “living document” that can adjusted as the project progresses. The plans shall incorporate the following erosion and sediment controls and waste controls for the project: 1. Site meeting and inspection prior to site disturbance to ensure adequate BMP’s are installed correct and meet approved SWPPP. 2. Site inspections (required weekly and after 0.5 inch rain events) and records of rainfall events. 3. Redundant additional BMP with Silt fence. 4. Disturbed soils must immediately initiate temporary or permanent cover and must be completed no later than 7 days after an area has been worked. Phasing of disturbed areas will minimize risk. 5. BMPs to minimize erosion such as temporary seed/mulch and erosion control blankets. 6. BMPs to minimize the discharge of sediment and other pollutants such as rock ditch checks and temporary ponding basins. 7. BMPs for dewatering activities 8. BMP maintenance (example: cleaning out sediment if silt fence is ½ full). 9. Management of solid and hazardous wastes on each project site. 10. Criteria for the use of temporary sediment basins. 11. Floating silt curtains can be provided but function as a secondary perimeter control device working as a last line of defense if other multiple devices should fail. 12. Final stabilization upon the completion of construction activity, including the use of perennial vegetative cover on all exposed soils or other equivalent means. During construction City staff continue to inspect the site under the NRMP regulations and will produce correspondence based on any issues witnessed. Staff share any corrections needed and a timeframe to make these corrections with the NRMP permit-holder. The NRMP process includes receiving fees to help offset the City staff time for these inspections, as well as requires financial escrows or securities to be held by the City. Should continued non-compliance with staff requested corrections take place, the City could utilize the escrow dollars to have the work completed by an outside vendor. Once each NRMP site or construction project is fully stabilized, the replacement trees are re- planted, and the stormwater features (such as rain gardens and infiltration basins) are functioning as they were designed and permitted, the escrow dollars are returned and the NRMP permit is considered completed. Additional resources for state permit requirements: https://www.pca.state.mn.us/sites/default/files/wq-strm2-80a.pdf https://www.pca.state.mn.us/sites/default/files/wq-strm2-05.pdf City of MEMO Building Inspections TO: Kathy Bodmer, Planner FROM: George Dorn, Building Official DATE: December 10, 2020 SUBJECT: 13101 Diamond Path, The Cove at Lake Farquar  One SAC charge will be required for each new house prior to permit issuance from the City.  Fire resistance of exterior walls will be based on fire separation distances will be reviewed once the plans are submitted for permitting.  Separate building, plumbing, mechanical, and electrical permits are required for each new house.  Provide geotechnical reports, including boring logs, prior to permit issuance, and also provide soil corrections on site.  Construction shall comply with all requirements of the Minnesota Building Code.  Construction shall comply with all requirements of the Apple Valley City Code.  Prior to turning on the water to the property, a final plumbing inspection must be approved. The meter must be sealed and the water reader installed. If you have any questions in regards to the water utilities, please contact the Public Works Department at 952-953-2400.  No site work may begin without City approval and/or permit.  Contact the City of Apple Valley Planning Department for sign permit information at 952- 953-2571. You are encouraged to apply for the sign permit immediately along with the building permit. This will ensure a complete accurate plan review and timely permit issuance.  The City of Apple Valley requires a Natural Resources Management Permit (NRMP). The permit may be obtained through the Building Inspection Department. Once the NRMP has been issued, please contact Keenan Hayes at 952-953-2464 for a site inspection prior to commencing any grading or earth work.  Platting of the property lines must be completed prior to permit issuance. Apple Valley Fire Department MEMO City of Apple Valley TO: Kathy Bodmer- Planner FROM: Brian Kilmartin- Fire Marshal DATE: January 13, 2021- REVISED SUBJECT: The Cove - It would be preferred that the Fire Hydrants not be located on the same side of the street as the parking. Could we ask that there are No Parking signs installed on the hydrant side? - Both the cul-de-sac and the hammer head being constructed as part of this project need to be proven to meet The City of Apple Valley’s requirements along with Appendix D of the MSFC. - Due to the new design, the cul de sac added needs to have the green space removed. The approved cu de sac exhibit per the Fire Code does not allow for the center. - Please feel free to let me know if you have any questions, Brian Kilmartin Fire Marshal CITY OF MEMO Public Works TO: Kathy Bodmer, Planner FROM: Brandon S. Anderson, City Engineer DATE: January 15, 2021 SUBJECT: Cove at Lake Farquar Preliminary Plan Review Kathy, The following are comments regarding the Cove at Lake Farquar Preliminary Plat & Plans submitted January 7th, 2021. Please include these items as conditions to approval. General 1. All work and infrastructure within public easements or right of way shall be to City standards. 2. Drainage and utility easement shall be dedicated on final plat over all public infrastructure. 3. No construction work shall begin prior to a preconstruction meeting conference with a Public works and a Building Inspections representative. 4. Infiltration Maintenance Agreement will be required for the privately owned storm water treatment areas. 5. The developer shall identify whether site utilities will be installed under private or public contract. 6. Provide a signage plan, parking will be allowed on one side of the street only. 7. A 10’ bike trail will be required along Diamond Path in the future and as part of development agreement an escrow be provided for future construction. 8. The impervious surface percentage cannot exceed 25%, currently the impervious surface percentage is 24.3%. The applicant shall recognize that adding additional impervious on individual lots, such as pools, patios, driveway expansions, etc. may not be possible for future landowners. 9. The applicant shall consider whether secondary lake access, for canoes/kayaks, etc. can be provided for the southern lots. 10. Existing septic system at 15654 Diamond Path shall be properly disconnected/decommissioned in conjunction with the home demolition permit. Permits 11. A public infrastructure project is anticipated for the proposed sanitary sewer and water services. Plans and specifications shall be completed by the City of Apple Valley. A private installation agreement may be necessary for construction of public infrastructure by developer or the developer can have the City of Apple Valley publicly bid the improvements and provide assessments back to the property. 12. Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution Control Agency, Met Council, Department of Labor and any other required permits prior to construction. 13. A right of way permit will be required for all work within public easements or right of way. 14. A Natural Resource Management Permit (NRMP) will be required prior to any land disturbing activity commences. This must include a buffer restoration plan. 15. If dewatering more than 10,000 gallons per day, a DNR temporary dewatering permit will be required. Existing Conditions Plan 16. The existing well will need to be abandoned in accordance with Dakota County. Site Plan 17. Show truck movement with Auto turn entering site to ensure emergency and service vehicles can maneuver thru the street. The turnaround on the south end shall meet the 2020 Minnesota State Fire Code, Section 503. The Dimensions shown on Appendix D are from Face of curb to Face of curb, please revise the fire turnaround dimensions to be F-F. 18. 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. 19. Retaining Walls shall be privately owned and maintained. 20. The Common Area (Fire Pit/Bench) is shown over the top of the existing sanitary sewer easement, this should be moved outside of this easement. Grading, Drainage and Erosion Control 21. Final Grading Plans shall be reviewed and approved by City Engineer. 22. Final Stormwater Management Plan shall be reviewed and approved by City Engineer. 23. Provide Final Hydro CAD modeling files to the City Engineer. 24. Provide the Storm water Pollution and Prevention Plan (SWPPP) prior to construction. 25. Project is located within 1 mile of an identified impaired water (Farquar Lake). Farquar Lake is impaired for nutrients. a. Per Apple Valley SWMP policy 6.4, enhancement to the pond and infiltration bench to capture dissolved phosphorous are recommended. b. Must comply with NPDES Construction permit section 23.9 and 23.10 26. A storm water infiltration maintenance agreement will be needed for all the proposed rain gardens. 27. An easement will need to be provided for the 10’ wide proposed pathway for Public Works to maintain existing easement and public utilities. Storm Sewer 28. Final locations and sizes of Storm Sewer shall be reviewed with the final construction plans and approved by City Engineer. 29. Provide storm sewer calculations for stormwater requirements. (Rational method including Hydraulic grade lines). 30. Any sumps shall be privately maintained and routinely cleaned as the accumulated sediment will be from the private roadways. 31. Show drain tile and cleanouts on utility plan. 32. If rain garden 1 and CB-12 will collect drainage from offsite they will be required to have a drainage and utility easement and be owned and operated by the City of Apple Valley. Sanitary Sewer and Water Main 33. Final locations and sizes of Sanitary Sewer and Water main shall be reviewed with the final construction plans and approved by City Engineer. 34. All water mains located within right of way and public easements for purposes of connection to public infrastructure shall be ductile iron pipe and meet all City standards. 35. Provide additional drawing showing fire hydrant coverage. 36. Existing sanitary sewer structure castings may need to be adjusted. Add a note that contractor shall coordinate with the City on elevations for these castings. Buffer and Wetlands 37. A wetland delineation was approved on 7/9/2020. The applicant must address any proposed wetland impacts, such as the proposed raingarden outlet, through the appropriate WCA application – no loss, de minimus, etc. if necessary. 38. The applicant is proposing a Conservation Easement exceeding the 75 foot setback requirement. The easement area includes 2 raingardens, the delineated wetland, a permeable trail, a common fire pit area, and a common mooring dock. The City requires: a. Buffer width adjacent to the wetland is 40’ average with a 30’ minimum. A 10’ building setback from the buffer is required. The buffer width is based on their wetland rating from the Vermillion River Watershed Joint Powers Organization wetland assessment from 2007 (Manage 1 in this instance.) b. Buffer width adjacent to the lake where there is no additional wetland is 16.5’. c. Vegetated Buffer width of 16.5 foot vegetated buffer zone abutting stormwater management ponds. 39. The applicant shall confirm that these buffer standards are met. a. A protective buffer zone component (PBC) shall be submitted as part of the natural resource management plan, The PBC requirements can be found in City Ordinance 152.16 (4)(b)(5). The plan shall consider the proposed seed mixes (highlighted below) and recommended maintenance efforts associated with them. 40. The City requires that protective buffer zones be established consistent with the procedures and criteria established in City ordinance chapter 152.57. The protective buffer zone shall be memorialized in perpetuity by a written document approved by the City and a certified survey of the property which shall be recorded by Dakota County. The document shall establish the location of any buffer zones, restrictions, allowances, and management requirements. a. The delineated wetland is classified as “Manage 1”. The south raingarden discharges into the delineated wetland. The City requires that hydrologic impacts to wetlands resulting from development and redevelopment activities do not exceed the following: b. Where protective buffer zones are established, the City requires the upland boundary line to be identified by permanent markers, approved by the City at each lot line, and one at every 50-foot interval. Sign information can be provided by the City. c. If an HOA is established, ongoing resources shall be provided regarding these maintenance efforts. This will include maintenance of the stormwater features including any stormwater pipes/sumps necessary for the stormwater feature to function AND the long-term vegetation maintenance of the buffers and raingardens. The management plan shall considers the maintenance recommendation of the proposed seed mixes. (See Seed Mix information at end of this memo and maintenance recommendations listed above) Landscape and Natural Resources 41. The Preliminary Landscape Plan (11/04/2020) indicates types of trees with batched symbols and species. For example, “111 Buffer over story trees” made up of 9 different varieties. Provide tree labels and schedule with quantities of each variety. 42. The proposed planting plan indicates replanting trees near the right-of-way for Diamond Path. No trees are permitted in County ROW. Overhead power lines along Diamond Path may interfere with the proposed tree plantings. Ensure any tree planted will have adequate space when mature and will not create a utility line conflict. 43. Show all tree impacts for underground utilities. Adequate setbacks from utility service lines are required for any tree plantings. Minnesota DNR Rules & Regulations 44. The applicant shall consult the MN DNR about any permitting requirements for the following items: a. Docks: The applicant shall work with the DNR on boat slip excavation or permitting, as needed. b. Sand blankets: Existing beach to remain compliant with current state regulations and City ordinance (see 152.57 (E)(7). c. Ice Ridge: There appears to be a small ice ridge in some locations along the shoreline. State regulations only allow regrading of ice ridges in certain limited cases. A DNR permit may be required and DNR regulations may prohibit this activity. 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 December 2, 2020 City of Apple Valley 7100 147th Street W. Apple Valley, MN 55124 Re: THE COVE The Dakota County Plat Commission met on November 25, 2020, to consider the preliminary plat of the above referenced plat. The plat is adjacent to CSAH 33 (Diamond Path) and is therefore subject to the Dakota County Contiguous Plat Ordinance. The revised plan includes 17 detached townhomes with one access to CSAH 33 (Diamond Path). The right-of-way needs for CSAH 33 are either a 3-lane/4-lane undivided or 2-lane divided roadway and are 60 feet of half right of way. The plat is dedicating an additional 10-feet to meet the needs. The additional dedication for CSAH 33 should be determined by offsetting 120 feet from the recorded plat of EVERMOOR APPLE VALLEY. The access spacing guidelines are ¼ mile (1,320 feet) for a full access. As discussed, there are challenges in determining the best location for access to this property. The plan includes one private access location approximately 470 feet north of Evermoor Parkway. As discussed, the proposed access location could become a right-turns only access with reconstruction of a 2-lane divided roadway design along CSAH 33 in the future. As noted, there are no plans or design for CSAH 33 at this time. It may be beneficial to move the proposed driveway access to Evermoor Parkway; however, it is challenging due to the existing wide intersection of Evermoor Parkway. If not, a future plan to allow relocation of the proposed access to a full access intersection at Evermoor Parkway if a two-lane divided roadway is designed along CSAH 33 would be beneficial. The Plat Commission has approved the preliminary plat provided that the described conditions are met. The Ordinance requires submittal of a final plat for review by the Plat Commission before a recommendation is made to the County Board of Commissioners. Traffic volumes on CSAH 33 are 8,100 ADT and are anticipated to be 10,000 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, Todd B. Tollefson Secretary, Plat Commission c: Mark Sonstegard, JMH Land Development Ryan Bluhm, Westwood Ecological and Water Resources 1200 Warner Road St. Paul, MN 55106 December 7, 2020 Kathy Bodmer Planner City of Apple Valley 7100 147th Street West Apple Valley, MN 55124 RE: DNR Preliminary Planned Unit Development Plan Approval, The Cove, Farquar Lake No. 19-23, City of Apple Valley, Dakota County Dear Ms. Bodmer, The Department has reviewed the updated plans for the proposed “The Cove” Planned Unit Development (PUD), dated December 2, 2020, which were submitted to DNR on December 4, 2020. The proposed PUD is on an 8.12-acre parcel located in the Section 24, T115N, R20W, Dakota County. The parcel is located within the Shoreland District of Farquar Lake, No. 19-23, a Recreational Development Lake. It is proposed to develop 17 residential units on this parcel all encompassed within the first and only shoreland tier. The proposed 17 residential units is lower than the maximum density allowable, which was calculated to be 20 units. This development will maintain roughly 73.9% of the shore impact zone as undisturbed natural space, which exceeds the required 70% natural space. Total impervious surface will be limited to 24.3% and mooring spaces will be limited to 17 spaces or fewer. The large protected riparian area containing existing or restored vegetation provides better shoreland protection than conventional lot and block subdivisions containing riparian lots. Riparian lots, each with their own access and water recreation areas, have significantly greater impacts to shoreland and aquatic resources than those subdivisions with large protected riparian areas and no riparian lots. Overall, the proposed PUD is consistent with the minimum requirements for shoreland Residential PUDs in Minnesota Rules, Chapter 6120.3800. These are minimum standards and local governments are encouraged to hold projects to higher standards to ensure better shoreland protections. Sincerely, Taylor Huinker Area Hydrologist CC: Dan Petrik, DNR Land Use Specialist Management Activities Apple Valley has invested in multiple strategies to improve water quality. Capital projects include:  Everest Ave raingarden & tree trench  Falcon Ridge Middle School Raingardens  Long Lake Park Iron Enhanced Sand Project  Johnny Cake Ridge Road retrofits Looking ahead, the City will continue:  Enhanced street sweeping around the lake  Treatment of Curlyleaf Pondweed (invasive)  Periodic fish surveys & stocking  Monthly water quality monitoring  Funding additional projects identified in the 2017 Long and Farquar Implementation plan F arquar Lake is a shallow lake nestled in a largely resi- dential area of Apple Valley. The lake and conjoining park is a recreational resource in the City, allowing residents to go out for a paddle, wet a fishing line, or enjoy a leisurely walk along the lakeside trail. Like many shallow lakes in developed areas, in addition to it’s natural beauty, Farquar also has concerns related to water quality. Farquar receives direct runoff from land around the lake but also is connected to the storm sewer system, meaning it receives runoff through underground pipes from neighborhoods surrounding the lake. When it rains, stormwater runoff can carry pollutants like phosphorus and sediment into the lakes. These pollutants can cause algal blooms. Farquar also has significant in-lake phosphorus cycling (phosphorus released from lake sediments), which also contributes to nutrient-rich lake conditions. Due to high levels of phosphorus and poor water clarity, Farquar has been on the state’s impaired water list since 2002. The City of Apple Valley have been actively working to improve water quality conditions by installing projects that prevent pollution from enter- ing the lake, as well as projects that help reduce in-lake cycling of nutri- ents. Water quality is showing improvements, however, it can take time to for these projects to have an effect. Areas with green shading represent the entire watershed that drains to Farquar Lake CHARACTERISTICS Size 67 acres Average Depth 4.5 feet Maximum Depth 10 feet Watershed Size 1,900 acres Lake Classification Recreational Common Fish: Black Bullhead, Bluegill, Hybrid & Pumpkinseed Sunfish, Black Crappie, Walleye, Largemouth Bass Did you know? Farquar Lake is connected to Long Lake? Therefore, projects completed near Long Lake will benefit Farquar Lake. LLong Lake Iron Enhanced Sand Filter State of the Water For more information visit: Grants: https://www.ci.apple-valley.mn.us/376/Rainwater-Rewards-Grant-Program Phosphorous : Nutrient that is a major driver of algae blooms and plant growth. Aquatic Plants A diverse aquatic plant community is a sign of a healthy lake. How does Farquar compare to lakes with similar characteristics? Number of Aquatic Species Comparison Farquar in 2020: 3 Vs. Nearby unimpaired lake: 13 Invasive species present: Curly-leaf Pondweed Aquatic Plants: Help stabilize sediments, limits algal blooms , and provide fish habitat. Water Clarity: Measured by lower- ing black & white disc into water until no longer visible. Aquatic Plants: Help stabilize sediments, limit algae blooms, & provide fish habitat. Harmful Algal Blooms are common mid-summer in Farquar and are known to cause sickness in dogs. If you see blue-green water, use caution and rinse off quickly if exposed. When in doubt, stay out! Phosphorous: Nutrient that is a major driver of algae blooms & plant growth. I T E M: 5.C. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :February 3, 2021 S E C T I O N:L and Use / Action I tems Description: A pple Valley Square 6th A ddition S taff Contact: A lex Sharpe, Planner/Economic Development Specialist Department / Division: Community Development Department Applicant: C A R A pple Valley Square, L L C P roject Number: P C20-21-S V Applicant Date: 11/18/2020 60 Days: 1/17/2021 120 Days: 3/18/2021 AC T I O N RE Q UE S T E D: If the Planning C ommission concurs, staff is recommending the following actions: 1. Recommend approval of a preliminary plat for A pple Valley Square 6th Addition subject to the following conditions: 1. T he Plat shall be configured to create 2 lots, and zero outlots. 2. Park dedication requirements are based upon the C ity's finding that the subdivision will create 1.5 resident/occupants that will generate a need for .0143 acres of parkland in accordance with adopted C ity standards by a cash-in-lieu of land contribution based on. 0143 acres of land area at a benchmark land value of $265,000.00 per acre, which the City reasonably determines that it will need to expend to acquire land elsewhere in order to provide the necessary park services as a result of this subdivision. Based on current calculations the total park dedication is $3,804.00. 3. T he City shall receive a hold harmless agreement in favor of the City as drafted by the City Attorney and incorporated into the subdivision agreement. 4. T he final plat shall be recorded with the County prior to the issuance of a building permit. 5. Subject to all conditions noted in the C ity Engineer's memo dated J anuary 29, 2021. 6. Installation of municipal sanitary sewer, water, storm sewer, and street improvements as necessary to serve the plat, constructed in accordance with adopted C ity standards, including the acquisition of any necessary easements outside the boundaries of the plat which are needed to install connections to said necessary improvements. 7. Installation of pedestrian improvements in accordance with the City's adopted Trail and Sidewalk Policies, to consist of six foot (6') wide concrete sidewalks. 8. Submission of a final grading plan and lot elevations with erosion control procedures, to be reviewed and approved by the C ity Engineer. If the site is one (1) or more acres in size the applicant shall also submit a copy of the General Storm Water Permit approval from the Minnesota Pollution Control Agency pursuant to Minnesota Rules 7100.1000 - 7100.1100. regarding the State N PD ES Permit prior to commencement of grading activity. 9. Construction and earthmoving activities shall be limited to the hours of 7:00 a.m. to 7:00 p.m. Monday through Friday. Weekend construction hours shall be limited to the hours of 8:00 a.m. to 5:00 p.m. on Saturday. Construction shall not be performed on Sundays or federal holidays. 2. Recommend approval of a 145 stall variance to the required parking stalls on site for Lot 1, Block 1 Apple Valley Square 6th Addition, subject to the following conditions. 1. If the Building Permit is not paid for and issued within one (1) year of the date of approval, the approval shall lapse. 2. T he Building Permit shall be applicable to property identified as Lot 2 Block 1, Apple Valley Square 6th Addition. 3. A parking stalls variance is granted to reduce the total stalls required by 145 (from 351 to 206) is approved due to the unusual hardship imposed by the existing site having 106 stalls fewer than required by ordinance. Parking studies have been conducted that show evidence that the lot is able to meet parking needs with the current tenant mix. 4. Cross parking agreements shall be obtained with Lot 2 Block 1, Apple Valley Square 6th Addition and shall be recorded with Dakota C ounty. Evidence of recording shall be required prior to issuance of a building permit. 5. Cross parking agreements shall be obtained with Lot 2, Block 1, Apple Valley Square 5th Addition and shall be recorded with Dakota C ounty. Evidence of recording shall be required prior to the issuance of a building permit. 6. Upon change of the current tenant mix the City may require a parking evaluation/study to ensure parking needs are able to be met on-site or through cross parking agreements. 3. Recommend approval of a Site Plan and Building Permit Authorization for a 3,060 sq. ft. financial institution with drive-thru on Lot 2, Block 1, Apple Valley Square 6th Addition, subject to the following conditions: 1. Construction shall occur in conformance with the site plan dated J anuary 8, 2021, on file with the C ity, including parking lot paving and a non-surmountable concrete curb and gutter. 2. Construction shall occur in conformance with the landscape plan dated J anuary 8, 2021, on file with the C ity, (including sodded/seeded public boulevard area up to each street curbline); subject to submission of a detailed landscape planting price list for verification of the C ity’s 2.5% landscaping requirement at the time of building permit application. 3. Construction shall occur in conformance with the utility plan dated J anuary 26, 2021, on file with the City. 4. Subject to all conditions noted in the C ity Engineer's memo dated J anuary 29, 2021. 5. T he property owner shall execute a maintenance agreement or other suitable agreement to be filed with the deed that ensures the perpetual maintenance of all onsite infiltration areas. 6. Trash enclosures shall be screened in conformance with C ity Code. 7. All necessary mechanical protrusions visible to the exterior shall be screened or handled in accordance with Section 155.346 (3.) (a.) (b.) of the City C ode. 8. Issuance of a Building Permit and a final certificate of occupancy is contingent upon the project being constructed in conformance with all the preceding conditions as well as all applicable performance standards of the current zoning regulations . In the event that a certificate of occupancy is requested prior to completion of all required site improvements, a suitable financial guarantee in the amount of 125% of the estimated cost of the unfinished improvements shall be required along with an agreement authorizing the C ity or its agents to enter the premises and complete the required improvements if they are not completed by a reasonably stipulated deadline, with the cost of such C ity completion to be charged against the financial guarantee. 9. A separate application and signage plan in conformance with the sign regulations must be submitted to the C ity for review and approval prior to the erection of any signs. 10. Construction and earthmoving activities shall be limited to the hours of 7:00 a.m. to 7:00 p.m. Monday through Friday. Weekend construction hours shall be limited to the hours of 8:00 a.m. to 5:00 p.m. on Saturday. Construction shall not be performed on Sundays or federal holidays. 11. T he ongoing use and occupancy of the premises is predicated on the ongoing maintenance of the structure and all required site improvements as listed in the preceding. No alteration, removal, or change to the preceding building plans or required site improvements shall occur without the express authorization of the C it y. Site improvements which have deteriorated due to age or wear shall be repaired or replaced in a timely fashion. 12. Notwithstanding Chapter 153 of the Apple Valley C ode of Ordinances, a permit may be issued prior to the platting of the land provided that the land must be platted prior to occupancy. S UM M ARY: For your consideration is a request for a preliminary plat to subdivide one parcel into two separate lots, required parking stall variance, and site plan/building permit authorization. T he subject property is located at 15125 C edar Ave, in the southwest corner of Cedar and C SA H 42. T he applicant and developer, C A R Apple Valley Square, LLC, is seeking to create an additional parcel for a Chase Bank with drive-through. Staff has been working with the property manager, Regency C enters, for 2-3 years discussing the proposed project. T he primary concerns have been identified as the following: Required parking stall variance Limited landscaping, and Availability of public utilities T he Planning C ommission held the public hearing for the preliminary plat on December 16, 2020, the following comments were received, followed by a staff response. T he western wall of the structure appears to be a non-permitted material, perhaps blank cinderblock. T he western wall also needs greater attention to detail that improves that side appearance given Planning C ommission comments and concerns. Staff response: T he western wall material is a crushed limestone combination with internally impregnated color, meeting code requirements. Staff has worked with the applicant to break up the massing on the western wall. Solutions include awnings to help screen/break up the impact of utility services. T he applicant is open to working with staff on innovative ways to ensure the property exhibits four-sided architecture. A standard condition about screening is included in the draft recommendations. B AC K G RO UND: Comprehensiv e P lan and Zoning T he site is guided "C " (C ommercial) and is zoned "RB" (Retail Business). T he use of the property as a bank is consistent with the comprehensive plan guidance and the retail business zoning. When redeveloping a property, the C omprehensive Plan provides guidance and states the following: The C ity recognizes that market f orces, suitability of buildings and sites, and other factors will continue to create opportunities f or redevelopment. The City will work with property owners to f acilitate redevelopment that enhances the community and helps achieve the objectives of the plan. P reliminary P lat T he applicant is seeking to subdivide the property into two lots. In discussions with staff prior to formal application, the C ity stated that subdividing the property was the preferred path for new developments. C ity C ode allows for multiple principal structures on one lot, examples of which can be seen in this development/center (C hipotle building). Site redevelopment is traditionally more challenging and requires flexibility from the C ity and the developer, which is noted as a key goal in the Comprehensive Plan. Recent examples where the City required subdivision include the C hick-fil-a and SmashBurger lots in front of C ub Foods. T he Planning C ommission may also recall the preliminary plat subdividing the lot to the south of this parcel, which is owned by T LM, LLC . T he C ity has been consistent with its requirement that a separate lot be created when adding a new structure, and therefore public utilities to a site. T he subdivision of the parcel to the south has not been finalized by the applicant. T he C ity approved the preliminary plat, but the applicant has not brought forward their application for a final plat, the action that would formally create a new lot. T he proposed plat would split the existing Lot 1, Block 1, A pple Valley Square 5th Addition into Lots 1 and 2 Block 1 Apple Valley Square 6th Addition. Site P lan T he site plan proposed a 3,060 sq. ft. C hase Bank with a drive-through. No new access points to public roads are being proposed as the site will use existing internal circulation to direct traffic. T he site is currently 100% impervious surfaces for areas outside of C edar Ave easements. T his presents a challenge for meeting landscaping requirements. An analysis of City C ode requirements are included below. Minimum lot area required: 15,000 sq. ft. Proposed: Lot 1 - 19,386 sq. ft. Lot 2 (existing lot) - 161,599 sq. ft. Minimum building setback from principal arterial roadway required: 50' Proposed 97.18'. Minimum building setback from side and rear lot lines: 15', Proposed: 17.9' - 35.26'. Minimum parking setback required along public streets: 15', Proposed: 19' and shared parking lot. An existing internal drive-lane on the west side of the site is proposed to remain, which provides south-bound access to Cedar Ave. T he drive-through provides for the required stacking of six vehicles, and includes a bypass lane, a standard practice within the C ity. Required P arking Spaces/Stalls Variance T his site was originally developed in the 1980's with the most recent subdivision in 2013. Originally the primary structure was a mall and was eventually converted to a grocer in the 1990's. Since that time, the number of parking stalls has not been affected but the site has not met code requirements based on the large sq. ft. of the existing building. By code the site requires 351 parking stalls, but the existing parking on-site is 245. See the table below for the total stall counts pre- and post-development. P arking Variance Considerations Total Existing Parking Stalls 245 Existing Parking Shortage 106 Parking Stalls Proposed to be Removed 39 Parking Stall at Chase Bank 14 145 total stall variance As noted previously, staff has been working with the applicant to determine whether there would be negative impacts to surround properties if parking were reduced on this site. To address this concern the applicant has submitted a parking analysis memo performed by Rani Engineering. T he study was completed on March 18th, with measurements taken prior to this date. T his places the study after the redevelopment of the site with the recent new users, and just prior to the pandemic. Both of these events would significantly impact the analysis were they not included. T he key findings of the analysis was that at peak use the parking lot for this site utilized 58% of the parking stalls with the average peak use at 29% usage. T he full study, and parking analysis of the site are attached to this report. Staff is comfortable with the analysis and will propose conditions to the variance that should any significant redevelopment of the site occur, or should a new user that has more intensive parking demands/requirements locate in the center, the C ity shall have the ability to request parking analysis from the property owner. Variances are recorded with the land, so these requirements would stay in place in the event of a property sale. Site Grading T he site is currently 100% impervious surface outside of C edar Ave easements. T he grade is minimal but will need to be adapted to accommodate the new underground stormwater treatment/storage. A condition of approval is the submission of a stormwater maintenance agreement. Building E lev ations T he proposed building is proposing to utilize cement panel boards, similar to other recent developments within the C ity. T hese panels provide for a range of textures and patterns which meet the requirements of the ordinance. T he building also seeks to create architectural interest through the use of anodized aluminum panels, which are maintenance free and meet the code requirements for percentage of building materials. T he structure has four-sided architecture, meaning the materials utilized are consistent from all sides. C oncerns about the appearance of the western wall are being addressed through the use of awnings to break up the limestone face, and revert attention from utilities. Site Landscaping City code requires that landscaping shall be installed on site at 2.5% of the means construction cost of the building. C urrently, the site has no landscaping features, so any plantings are a considerable improvement. Since the public hearing additional site landscaping has been shown. However, the applicant acknowledges that landscaping will likely not meet the base requirement. T his is common on redevelopment sites within the City and as such the C ity has taken decorative elements in lieu of plantings. T he applicant has proposed an art installation to meet the landscape requirements. Additional details about the location and appearance of the installation will be determined through the final plat and building permit process. At the time of building permit the applicant shall supply a detailed bid list for proposed landscaping that demonstrates the 2.5% landscaping requirement has been met. In addition to the landscaping required on the site as part of the development, the code also requires that the parking lot be brought into compliance for the number of landscape islands and tree cover. T he City has been flexible with this requirement on redevelopment properties, particularly on the existing lot. As there is already a significant parking variance required for the site, staff and the applicant have suggested installing two new landscape islands adjacent to C edar Ave. T his is a significant improvement over existing conditions, which allows for two substantial trees to be planted within view of Cedar Ave, and several shrubs to break up the parking lot massing. An additional benefit of these islands is that they also help to prevent users from cutting through the parking lot outside of drive-isles. Site Utilities City staff and the applicant continue to address the challenges of site utilities with redevelopments. T he C ity Engineer memo dated 1-28-21 provides for two potential utility outcomes, with conditions to address both. T hese have been reviewed by the C ity Attorney and addresses or mitigates utility concerns for the City. B UD G E T I M PAC T: N/A AT TAC HM E NT S : Memo Area Map Z oning Map Elevations Background Material Plan S et Background Material Applicant L etter City of MEMO Public Works Department TO: Alex Sharpe, Planner FROM: Brandon Anderson, City Engineer DATE: January 29, 2021 SUBJECT: Regency Centers Apple Valley Square – Chase Bank The following are comments on the Regency Centers Apple Valley Square – Chase Bank site plan dated January 08, 2021 and updated January 26, 2021. Please include these comments as conditions to approval. General 1. Provide a narrative and site plan showing how the expansion will be constructed and any impacts prior to building permit authorization. The narrative and plan shall include the following: a. Material storage and staging i. All material storage to be onsite and indicated on plan. b. Haul routes to and from the site. c. Contractor and subcontractor parking locations i. Onsite trade parking should be provided. 2. Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution Control Agency, Met Council, Department of Labor and any other required permits prior to Building permit authorization. 3. A Natural Resource Management Permit (NRMP) will be required prior to any land disturbing activity commences. 4. The developer shall identify whether site utilities will be installed under private or public contract. 5. Underground Infiltration Basin Construction and Maintenance Agreement will be required as part of Development Agreement and be privately owned and maintained. Site 6. Traffic Forecast Information (TIS) has been submitted and reviewed by City Engineer. No additional mitigation is anticipated. Storm Drainage, Grading and Erosion Control 7. Provide soil borings at proposed underground basin prior to building permit approval. 8. Additional ESC devices may be necessary outside project limits to address material haul out and staging areas. 9. Provide the overall site composite Curve Number (CN) along with the impervious % on the grading plan. 10. Per SWMP Policy 1.5 the City requires that new development and redevelopment activities do not increase peak runoff rates relative to pre-project runoff rates for the 1-year, 2-year, 10-year, and 100-year critical storm event. The City may impose more stringent rate control requirements if the capacity of the downstream system is limited. 11. Per SWMP Policy 6.5 New and redevelopment activity of 0.2 acres or more shall be required to achieve no-net increase in average annual runoff volume compared to the pre-development condition. Utilities 12. Final locations and sizes of Sanitary Sewer and Water main shall be reviewed with the final construction plans and approved by City Engineer. 13. Final locations and sizes of Storm Sewer shall be reviewed with the final construction plans and approved by City Engineer. a. Provide storm sewer calculations for storm water requirements. (Rational method including Hydraulic grade lines). 14. Storm Sewer pipe from CB 340 should be shown routing to CB 330. 15. Storm Sewer MH 100 is shown connecting to private storm sewer off the property and must be connected to public infrastructure. A drainage and utility easement shall be provided over the existing storm sewer. The width of the easement shall be 20’ minimum per City of Apple Valley Public Works Policy (actual required width based on width requirements of 1.5:1 slope to invert ratio from pipe depth). The existing storm sewer should be televised and reports provided to City for review. Acceptance of existing pipe as public infrastructure is dependent on condition findings. 16. Any existing sanitary sewer and water service not being used should be identified on the plans and shown as either removed or abandoned in place. Any existing sanitary wye’s shall be capped as part of the removal/abandonment. 17. Valves should be shown in the pavement area and not near the building on the patio for accessibility. 18. Domestic water and fire service shall be split outside the existing building and the valves shall be located 1.5 times the height of the building away from the building or placed in location readily accessible per City of Apple Valley standard detail plate SER-6. 19. The existing water main that is shown as being connected to is privately owned. Agreements for connection to water main must be submitted to and approved by City Attorney as part of development agreement. 20. Water main wet tap shall be in accordance with City of Apple Valley standard detail plate WAT-5. The 6” Gate valve as labeled should be replaced with 8” GV to match proposed DIP service pipe. 21. Existing Sanitary MH receiving FM discharge should be lined with a hydrogen sulfide and corrosion resistant liner such as Quadex, Strong Seal, Sewer Seal or approved equal. 22. The existing sanitary sewer that is shown as being connected to is privately owned. a. The existing sanitary sewer must be televised with reports being provided to City of Apple Valley for review. Acceptance of utilizing existing pipe is dependent on condition findings. b. For utilization of the existing 6” private sanitary sewer the following conditions must be met: i. Verify that the existing waste system are sized for the added fixtures. Flow calculations (fixture units) are required to be submitted for the existing 6” line and must meet Current Plumbing Code standards. This line must meet current standards from the receiving MH (at forcemain outlet) to where it connects to public infrastructure (north of CR 42). 23. The existing sanitary sewer that is shown as being connected to is privately owned. Agreements for connection to sanitary sewer must be submitted to and approved by City Attorney as part of development agreement. 24. If current plumbing code standards cannot be met, the sanitary sewer will need to meet Ten States and City of Apple Valley Standards and be constructed and dedicated as a public utility. The sanitary would either need to be upsized (pipe bursting) from the existing 6” to 8” minimum or install a new 8” PVC pipe per City Standards. a. Sanitary sewer would need to be dedicated in a drainage and utility easement for access by City of Apple Valley to maintain. The width of the easement shall be 20’ minimum per City of Apple Valley Public Works Policy (actual required width based on width requirements of 1.5:1 slope to invert ratio from pipe depth). Natural Resources 25. Protect trees in Dakota County right-of-way throughout construction. 26. Several proposed parking lot islands containing landscaping and the only two trees are shown outside of the property limits. Provide additional landscaping to meet City standards within the property and site boundaries. 27. Recommend irrigation system be installed for the site plus the two “off site” landscaped islands. CEDAR AVE150TH ST W 153RD ST WPENNOCK LNF R O N TA G E R D CEDAR AVE150TH ST W This imagery is copyrighted and licensed by Nearmap US Inc,which retains ownership of the imagery. It is being provided byDakota County under the terms of that license. It may be usedfor any purpose, excluding commercial purpose. Any third partymust use this imagery in the ordinary course of their businessand may not resell such imagery for the purpose of directcommercial benefit or gain. By accessing this imagery, the useracknowledges these terms and affirms compliance. ^ 150TH ST W 140TH ST W CEDAR AVE160TH ST WGALAXIE AVE157TH ST W MCANDREW S R D 1 4 7 T H S T WGARDEN VIEW DRFLAGSTAFF AVEPA L O M I N O D R WHITNEY DR 144TH ST WPILOT KNOB RDHAYES RD145TH ST W JOHNNY CAKE RIDGE RDDODD BLVDO RIO LE D R FOLIAGE AVEELLICE TRLCHAPARRAL DREMBRY PATHELM DR 1 2 7 T H S T W FINCH AVE1 4 2 N D S T W 131ST ST W H A Y E S T R L EMMER PLGEORGIA DRW A L N U T L N FINDLAY AVEUPPER 147TH ST W 155TH ST W FJORD AVE151ST ST WGARRETT AVE137TH ST WHARWELL PATH 125TH ST W DIAMOND PATH1 5 8 T H S T W 120TH ST W 1 2 1 S T S T W 1 3 3 R D S T W 1 3 9 T H S T W 1 3 2 N D S T W DORY CTB A L D W IN D R DOVER DR 149TH ST WZOO BLVDHUNTERS WAYE M B R Y W A Y138TH ST W 150TH ST W 1 4 2 N D S T W142ND S T W 1 3 3 R D S T Wµ Approximate Bank Location Apple Valley Square 6th Addition Aerial Location Map CEDAR AVE150TH ST W 153RD ST WPENNOCK LNF R O N TA G E R D CEDAR AVE150TH ST W ^ 150TH ST W 140TH ST W CEDAR AVE160TH ST WGALAXIE AVE157TH ST W MCANDREW S R D 1 4 7 T H S T WGARDEN VIEW DRFLAGSTAFF AVEPA L O M I N O D R WHITNEY DR 144TH ST WPILOT KNOB RDHAYES RD145TH ST W JOHNNY CAKE RIDGE RDDODD BLVDO RIO LE D R FOLIAGE AVEELLICE TRLCHAPARRAL DREMBRY PATHELM DR 1 2 7 T H S T W FINCH AVE1 4 2 N D S T W 131ST ST W H A Y E S T R L EMMER PLGEORGIA DRW A L N U T L N FINDLAY AVEUPPER 147TH ST W 155TH ST W FJORD AVE151ST ST WGARRETT AVE137TH ST WHARWELL PATH 125TH ST W DIAMOND PATH1 5 8 T H S T W 120TH ST W 1 2 1 S T S T W 1 3 3 R D S T W 1 3 9 T H S T W 1 3 2 N D S T W DORY CTB A L D W IN D R DOVER DR 149TH ST WZOO BLVDHUNTERS WAYE M B R Y W A Y138TH ST W 150TH ST W 1 4 2 N D S T W142ND S T W 1 3 3 R D S T Wµ Approximate Bank Location Apple Valley Square 6th Addition Zoning Map RB Banks or savings and loans. One parking space for each 250 square feet of gross floor area, plus six stacking spaces for each drive-in window. Recreation and sports training facilities. One space for every three occupants, based on the maximum occupant load of the building. Tenant GLA Required Spaces If City's Retail Code is only used Required Spaces If a 4:1 ratio is used Required Spaces If a 5:1 ratio is used SF SF Notes SF Notes SF Notes SF Notes SF Notes SF %#Notes #Notes (not code)(not code)(not code) Salons by JC 8,000 336 Per Tenant Plans 8 Per Tenant Plans 1,689 Per Tenant Plans - Lobby not included 59 Per Tenant Plans 0 None - Calcs already exceed 15%5,908 74% One parking space for each 150 square feet of floor area up to a total floor area of 20,000 square feet; thereafter, one space for each 200 square feet of floor area 40 40 24 30 Five Below 8,500 120 Per Tenant Plans 762 Per Tenant Plans - Large storage area in rear 288 Per Tenant Plans - Corridor, Vestibule and Ramp 30 Per Tenant Plans - In front of Electric Panels (10' x 3')75 Added area to get to city code of 15%7,225 85% One parking space for each 150 square feet of floor area up to a total floor area of 20,000 square feet; thereafter, one space for each 200 square feet of floor area 49 49 29 37 Xperience 38,310 34,479 90%786 Per Tenant Plans 1 Space per 3 Occupants, based on max occupant load of space 262 206 138 173 Totals 54,810 47,612 Total Parks Per Scenario:351 295 191 240 Parking Ratio Per Scenario (Floor Area):7.4 6.2 4.0 5.0 Parking Ratio Per Scenario GLA):6.4 5.4 3.5 4.4 Existing Conditions Actual Parking Stalls "Floor Area Parking Ratio" "GLA Based Parking Ratio" Total Parking in Lot 1 245 5.1 4.5 Parking Shortage (Per City Code)106 Proposed Conditions (Lot 1) Proposed Parking Stalls "Floor Area Parking Ratio" "GLA Based Parking Ratio" Parking provided in Lot 1, after subdivision (Chase Bank Parking Not Included)192 4.0 3.5 Parking Shortage (Per City Code)159 Tenant GLA Required Spaces If City's Retail Code is only used Required Spaces If a 4:1 ratio is used Required Spaces If a 5:1 ratio is used SF SF Notes SF Notes SF Notes SF Notes SF Notes SF %#Notes #Notes (not code)(not code)(not code) Chase 3,060 3,060 100%One parking space for each 250 square feet of gross floor area, plus six stacking spaces for each drive-in window.13 13 13 16 Subtotal 3,060 3,060 Proposed Conditions (Chase Lot) Proposed Parking Stalls "Floor Area Parking Ratio" "GLA Based Parking Ratio" "Chase Lot"14 4.6 4.6 Total 57,870 50,672 Total Parking Lot 1 and "Chase Lot"206 4.1 3.6 Bathroom Deduction Storage Space Reduction Hallway Reduction Utility Space Reduction Additional Deduction (City Allows 15%) "Floor Area" per City Code (% of GLA) Max Occupants Max Seats Parking Ratio Per City Code Parking calculation assumes that no reductions are applied and calculation is based on the GLA of the building. Parking Ratio Per City Code "Floor Area" per City Code (% of GLA) Bathroom Deduction Storage Space Reduction Hallway Reduction Additional Deduction (City Allows 15%)Max SeatsMax OccupantsUtility Space Reduction Assuming this is categorized per Code as Recreation and Sports Training Facilities - parking is calculated per number of max occupants Floor Area was calculated per Tenant Plans (Not used in City Code parking requirements) Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 FFE=955.20 +/- 3060 SF BY-PASS ATM 1 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 · · · · · · · · · · · FFE=955.20+/- 3060 SFPhone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150 FFE=955.20 +/- 3060 SF Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 FFE=955.20 +/- 3060 SF Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 MEMORANDUM To: Chuck Gilmore – Regency Centers From: Andrew Wells, PE – Rani Engineering, 612‐455‐3322 x115, andrew.wells@ranieng.com Date March 18, 2020 Subject: Parking Study Revision of Apple Valley Square 7500‐7600 West, 150th St W, Apple Valley, MN 55124 Rani Engineering has revised its initial parking study of Apple Valley Square parking lot to include the data for the area in front of Five Below, Salons by JC and Xperience Fitness facing Cedar Avenue, as per your request. The counts were done at varying times, three times per day for five consecutive days, including three weekdays and two weekend days. Counts were done in the morning (between 7:00 and 10:00), during the lunch hour (between 11:00 and 2:00), and in the afternoon/evening (between 4:00 and 7:00). Counts were taken at different times each day to obtain an accurate sample during each of the three time periods, and to accommodate for variations in peak demand periods and business hours. The section of the parking lot contains 245 total spaces, including 8 marked ADA‐accessible spaces. The peak occupancy observed for this section was during the afternoon count on Tuesday, with 58.4% of parking spaces occupied. Average occupancy for this section was approximately 29%. WEEKDAY COUNT -- OCCUPIED PARKING SPACES Morning Noon Afternoon Average per Day (7:00 - 10:00) (11:00 - 2:00) (4:00 - 7:00) Mon 2/3/20 42 53 100 65 Tues 2/4/20 47 55 143 82 Wed 2/5/20 47 58 122 76 Average Occupied 45 55 122 74 Total Spaces 245 245 245 245 Percentage Occupied 18.5% 22.6% 49.7% 30.2% Percentage Available 81.5% 77.4% 50.3% 69.8% 2912 Anthony Lane, Suite 100 | Minneapolis, MN 55418 | 612.455.3322 | www.ranieng.com civil engineering land surveying systems engineering Passionate Team. Customized Solutions. WEEKEND COUNT -- OCCUPIED PARKING SPACES Morning Noon Afternoon Average per Day (7:00 - 10:00) (11:00 - 2:00) (4:00 - 7:00) Sat 2/1/20 116 100 60 92 Sun 2/2/20 39 65 36 47 Average Occupied 78 83 48 69.3 Total Spaces 245 245 245 245 Percentage Occupied 31.6% 33.7% 19.6% 28.3% Percentage Available 68.4% 66.3% 80.4% 71.7% Planning Commission Apple Valley Square Shopping Center Apple Valley, MN November 13, 2020 1 Introduction and Background Regency Centers Corporation (“Regency Centers”) is requesting land use approvals for a new Chase Bank building (“Project”) as part of the existing Apple Valley Square Shopping Center located at 7500-7600 West, 150th Street West (“Property”) in the City of Apple Valley (“City”). The Project applications include site plan review, a conditional use permit (CUP) for a drive thru, a parking variance, and preliminary plat. Regency Centers owns and operates the Property and is proposing to develop a portion of the existing parking lot into a standalone bank building with a drive thru. The Project is located adjacent to Cedar Avenue just south of the entrance driveway to the Property. The bank building exterior designs brings a fresh, updated look that will reflect the character of the recently remodeled shopping center. Conditional Use Permit The Project requires a CUP for a drive thru and is consistent with the required CUP findings under City code Section 155.399 (D) as follows: 1.Will not be detrimental to or endanger the public health, safety, or general welfare of the neighborhood or the city. This Project will not be detrimental or endanger the public health, safety, or general welfare. The Project will occupy the corner of the existing parking lot. It is located immediately adjacent to Cedar Avenue in a portion of the parking lot that is furthest from the existing stores. The proposed building will improve the value of center and adjacent properties. 2.Will be harmonious with the general and applicable specific objectives of the comprehensive plan and code provisions. The Project is consistent with several policies and goals of the City Comprehensive Plan (“Comp Plan”), including the following: Goal 4.2:Land use conflicts are minimized to maintain the functional integrity of distinct uses and individual property values. Policies:The face(s) of buildings containing a drive-up facility (such as a bank teller window) may not be located adjacent to a residential use unless a suitable buffer is approved. Goal 4.6: Apple Valley will attract and retain businesses that provide wages above the metro-area average and benefits, which can sustain a family. Policies:The Land Use Plan will be guided to encourage manufacturing, finance, information/technology, medical, bio-medical, and healthcare-related businesses to locate in Apple Valley. Goal 4.8: The City provides a flexible framework to encourage property maintenance and facilitate infill redevelopment and adaptive reuse to sustain an attractive environment and prevent the creation of blight. Planning Commission Apple Valley Square Shopping Center Apple Valley, MN November 13, 2020 2 Policies:The City will encourage redevelopment when properties are no longer cost- effective to maintain. Goal 4.11:The City will manage parking supply to reduce the amount of unused surface parking. Policies: The City will encourage opportunities for shared parking arrangements, new parking ramps, and other schemes to reduce the demand for excessive/ unused surface parking. Policies:The City will evaluate parking requirements for existing commercial uses and actual parking demand for existing commercial development and will adjust requirements if necessary. 3.Will be designed, constructed, operated and maintained so as to be compatible or similar in an architectural and landscape appearance with the existing or intended character of the general vicinity and will not change the essential character of that area, nor substantially diminish or impair property values within the neighborhood. The Project will be designed with an aesthetic and quality consistent with the recently updated retail shopping center on the Property. The additional landscaping will reflect the existing landscaping scheme and the Project will be cohesive in design and character with the Property and surrounding uses. The Project is consistent with the destination and convenience-based retail uses of the neighborhood. 4.Will be served adequately by existing (or those proposed in the project) essential public facilities and services, including streets, police and fire protection, drainage, structures, refuse disposal, water and sewer systems and schools. The Project will be served adequately by existing essential public facilities and services and will maximize the efficiency of existing utilities and services. The drainage impact of the Property will not be impacted, and the CUP will allow for a more efficient use of the Property. Storm water retention is being provided for on the new lot. 5.Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be hazardous or detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. All operations and processes will occur within the structure or at the drive thru window and will not be hazardous or detrimental to any persons. There will not be any excessive production of traffic, noise, smoke, fumes, glare or odors. 6.Will have vehicular ingress and egress to the property which does not create traffic congestion or interfere with traffic on surrounding public streets. Traffic flow should not be affected, since existing driveways and circulation will remain unchanged. There will be no include in congestion in the public street and all circulation for the Project will occur within the existing parking lot. Planning Commission Apple Valley Square Shopping Center Apple Valley, MN November 13, 2020 3 7.Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The Project will occupy a portion of the existing surface parking lot. There will be no destruction to any natural, scenic, or historic features. Parking Variance The Property is unique as it is an older shopping center that has been remodeled several times to adapt to changing market conditions. At one time the Property was an enclosed mall which was later re- designed to become an exterior-facing shopping center with a grocery anchor. As times and market needs have continued to change the center has been re-tenanted to include a fitness user, salon and retail tenant in place of the grocery anchor and the façade updated to a more contemporary aesthetic. When reviewing the Project, it became apparent that despite having an excess of unused parking, the Property did not meet the parking requirements under the City Code. Regency Centers is seeking a parking variance to address the parking deficiency. In light of the COVID-19 pandemic, we are seeing an increase of the already common trend towards use of drive thru facilities to maintain safe distances. In addition, many consumers are having groceries, meals, and other items delivered to their homes. This ongoing trend is likely to persist for the next several years and produces a reduction in the need for seas of parking lots at local shopping centers. Regency Centers is seeking a parking reduction to 192 spaces provided in Lot 1; 206 spaces total in the between the Project and Lot 1. The parking requirement reduction is appropriate as there is ample shared parking throughout the center. The Project meets the required variance findings under City Code Section 155.397 as follows: 1.Special conditions apply to the structures or land in question that are particular to the property and do not apply generally to other land or structures in the district or vicinity in which the land is located; The Property consists of an integrated mix of commercial uses with varying peak parking demands. The nature of the shopping center is that many customers will visit multiple properties in a single trip or patronize individual tenants at different times. The result is that despite having an overabundance of unused and empty parking spaces, the Property is currently nonconforming as to parking. The existing nonconformity is unique to the Property and constitute practical difficulties. The combination of uses and changes in parking requirements over time result in the requirement that any new use would require a parking variance. These circumstances are unique to the Property. 2.The granting of the proposed variance will not be contrary to the intent of this chapter; The purpose of the City’s off-street parking requirements under City Code Section 155.370 is as follows: “Regulation of off-street parking and loading spaces in this chapter is to alleviate or prevent congestion of the public rights-of-way and so to promote the safety and general welfare of the public by establishing minimum requirements for off-street parking.” Planning Commission Apple Valley Square Shopping Center Apple Valley, MN November 13, 2020 4 Regency Centers engaged Rani Engineering to complete a parking study in February 2020 (pre-COVID- 19) that found the average occupancy of parking was approximately 30% with 70% of stalls available. This demonstrates that the peak demand is well below the minimum parking requirements. The variance would not increase congestion or eliminate parking spaces that are necessary for the operation of the Property. Accordingly, the variance is consistent with the intent of the ordinance. 3.The special conditions or circumstances do not result from the actions of the owner/applicant; The circumstances that necessitate the variance are a combination of the existing tenant spaces on-site and the changing minimum parking requirements that have occurred over time. These nonconforming circumstances are not the result of the owner’s actions and existed prior to Regency Center’s involvement in the Property. 4.The granting of the variance will not merely serve as a convenience to the applicant, but is necessary to alleviate practical difficulties in complying with the zoning provisions of this Code; and The variance will not merely serve as a convenience as any expansion requires a similar variance. The existing parking on-site far exceeds the demand of the uses on site but does not currently meet the existing parking requirements. These circumstances result in practical difficulties that require any expansion of retail uses on the Property to obtain a variance, even where they are reasonable and consistent with the City Code. 5.The variance requested is the minimum variance necessary to alleviate the practical difficulty. The variance requested is the minimum variance necessary to alleviate the nonconforming parking on- site. The proposed variance would vary the parking to the amount necessary to keep the existing retail uses on site and serve the new bank Project. The design preserves as much on-site parking to function as a shopping center without eliminating parking unnecessarily. 4845-2470-9330, v. 3 I T E M: 6.A. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :February 3, 2021 S E C T I O N:Other Business Description: Review of Upcoming S chedule and Other Updates S taff Contact: Tammy Bernatz, Department A ssistant Department / Division: Community Development Department AC T I O N RE Q UE S T E D: N/A S UM M ARY: Next P lanning Commission Meetings: Wednesday, February 17, 2021 - 7:00 p.m. Public hearing applications due by 9:00 a.m. on Wednesday, J anuary 20, 2021. Site plan, variance applications due by 9:00 a.m. on Wednesday, February 3, 2021. Wednesday, March 3, 2021 - 7:00 p.m. Public hearing applications due by 9:00 a.m. on Wednesday, February 3, 2021. Site plan, variance applications due by 9:00 a.m. on Wednesday, February 17, 2021. Next City Council Meetings: T hursday, February 11, 2021 - 7:00 p.m. T hursday, February 25, 2021 - 7:00 p.m. B AC K G RO UND: N/A B UD G E T I M PAC T: N/A