HomeMy WebLinkAboutEDA Agenda Packet 022521 - Final
M eeting L ocation: M unicipal Center
7100 147th Street West
Apple Valley, M innesota 55124
F ebruary 25, 2021
EC O N O MIC D EVELO PMEN T A UT HO RIT Y S PEC IA L
MEET IN G T EN TAT IVE A G EN D A
6:15 P M
1.Call to Order
2.Approve Agenda
3.Approve Consent Agenda Items
Consent Agenda Items are considered routine and will be enacted with a
single motion, without discussion, unless a commissioner or citizen requests
to have any item separately considered. It will then be moved to the regular
agenda for consideration.
A.Approve Minutes of J anuary 28, 2021, Regular Meeting
4.Regular Agenda Items
A.Adopt Resolution Approving Dakota County C ommunity Development
Agency Development at Lot 1, Block 1 Village at Founders C ircle 2nd
Addition for 172 Units Active Senior (55+) Rental Housing with36 Units
Affordable at 50% A MI
5.ED A Items and Communications
(For items ED A wishes to discuss)
6.Staff Updates
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: 3.A.
E D A ME E T I NG D AT E :F ebruary 25, 2021
S E C T I O N:Consent A genda
Description:
A pprove Minutes of J anuary 28, 2021, Regular Meeting
S taff Contact:
B reanna Vincent, Planning Department Assistant
Department / Division:
Community Development Department
AC T I O N RE Q UE S T E D:
Approve minutes of regular meeting of J anuary 28, 2021.
S UM M ARY:
T he minutes of the special Economic Development A uthority meeting are 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
ECONOMIC DEVELOPMENT AUTHORITY
City of Apple Valley
Dakota County, Minnesota
January 28, 2021
Minutes of the Meeting of the Economic Development Authority of Apple Valley, Dakota County,
Minnesota, held January 28, 2021, at 6:00 p.m., at Apple Valley Municipal Center.
PRESENT: President Clint Hooppaw, Commissioners John Bergman, Tom Goodwin, Ruth
Grendahl, Ken Johnson, and Tom Melander
ABSENT: None
City staff members present: City Administrator Tom Lawell, Community Development Director
Bruce Nordquist, and City Attorney Michael Dougherty
Meeting was called to order at 6:00 p.m. by President Hooppaw.
APPROVAL OF AGENDA
President Hooppaw asked staff if there were any changes to the agenda. – None.
MOTION: of Goodwin, seconded by Grendahl, approving the agenda. Ayes - 6 - Nays - 0.
CONSENT AGENDA
MOTION: of Grendahl, seconded by Bergman, approving the 2021 Meeting Calendar, the
minutes of the meetings on November 12, 2020, September 24, 2020, and July 23,
2020 as written. Ayes – 6 – Nays – 0.
REGULAR AGENDA
A. Adopt Resolution Approving 2021 Board Officers
The resolution organizing the Economic Development Authority provides that the offices of
President, Treasurer, and Secretary be elected annually.
Commissioner Bergman asked City Administrator Tom Lawell if the Mayor would be allowed to
be EDA President and if there were any provisions against this.
City Administrator Tom Lawell stated that any member could serve as President.
MOTION: of Bergman, seconded by Johnson, to appoint Tom Melander for President, Ruth
Grendahl for Vice President, John Bergman for Treasurer. Ayes - 6, Nays – 0.
Economic Development Authority
City of Apple Valley
Dakota County, Minnesota
January 28, 2021
Page 2
B. 2021 Open To Business Update
Community Development Director Bruce Nordquist provided an update on Open to Business and
introduced Dakota County’s Business Advisor representative Natalie Mouilso, who presented the
2020 Year-End Report.
Commissioner Johnson asked about whether the number of loans were bank loans or Open to
Business supplied loans?
Business Advisor Mouilso stated the loans were from Open to Business’ own $10 million loan
portfolio. In addition, Open to Business partners with various financial institutions to put together
larger deals for clients when needed.
C. Receive an Update on Zvago Commercial Development
Community Development Director Bruce Nordquist provided a summary.
City Attorney Michael Dougherty provided an update and advised on the next steps relating to
management of the escrow deposit.
Under the escrow agreement, funds remain unless one of two events occur:
1. Village Pointe Plaza, the City or any other interested party believe some of the funds
be put back into the development.
2. The City holds a public meeting to discuss status of the development in which the funds
would be released 45 days after that meeting.
City Attorney Dougherty recommends a meeting to discuss the status of the development of the
commercial lot. Following the discussion, the City should notify the escrow agent to remit funds
to the City where a satisfaction of mortgage will then be prepared.
President Hooppaw mentioned there would be no financial loss to the City other than time as funds
would be released back to the City not developer.
STAFF UPDATES
Community Development Director Bruce Nordquist provided an update.
MacPhail has reached out to Schmitt Music who has expressed being a collaborative partner at the
education building which would fill a little over half the space that St. Mary’s occupied. They
would rely on MacPhail for instrumental lessons. Schmitt Music has a strong market for instrument
sales through the school district and lessons would be available through MacPhail.
Economic Development Authority
City of Apple Valley
Dakota County, Minnesota
January 28, 2021
Page 3
Commissioner Bergman posed the following questions:
The building belongs to the City – who would pay for the remodeling job to accommodate them?
How long would MacPhail want to be renting?
Bruce Nordquist answered the lease arrangements would be similar to what was discussed with
MacPhail. Staff is currently working with legal counsel to update the institutional zoning code to
include ancillary retail sales.
ADJOURNMENT
MOTION: by Goodwin, seconded by Grendahl, to adjourn.
Respectfully Submitted,
Breanna Vincent, Department Assistant
Approved by the Apple Valley Economic
Development Authority on February 25, 2021 Thomas O. Melander, President
I T E M: 4.A.
E D A ME E T I NG D AT E :F ebruary 25, 2021
S E C T I O N:Regular A genda
Description:
A dopt Resolution A pproving Dakota County Community Development Agency Development at
L ot 1, B lock 1 Village at F ounders Circle 2nd Addition for 172 Units Active Senior (55+) Rental
Housing with36 Units Affordable at 50% A MI
S taff Contact:
B ruce Nordquist, A I C P, Community Development Director
Department / Division:
Community Development Department
AC T I O N RE Q UE S T E D:
Adopt Resolution Approving Dakota C ounty C ommunity Development Agency
Development at Lot 1, Block 1 Village at Founders C ircle 2nd Addition by Roers
Companies for 172 Units Active Senior (55+) Rental Housing with 36 Units Affordable at
50% A MI.
S UM M ARY:
T he Dakota County Community Development Agency (C D A) acquired the 4.8-acre parcel
on the southwest corner of Galaxie Avenue and Founders Lane in 2014 to provide affordable
housing in the C entral Village. 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 for tenants at 50% of the area median income (A MI). T he proposed
development consists of 160 apartment units and 12 townhome units. Of the 172 units, 36
units (21%) will be affordable units.
Minn. Stat. 383D.41, requires that when the Dakota C ounty C D A proposes a housing
project within the boundaries of a statutory city, the housing development location and
financial assistance must be approved by the governing body of the city and, in Apple Valley,
the ED A. T he draft ED A resolution supports the C D A's use of financial assistance to assist
the Roers development to provide affordable senior housing units in the Central Village at
this location.
B AC K G RO UND:
When the C D A acquired the property in 2014 through a tax forfeiture process with Dakota
County, the C D A and City entered into two agreements to guide the development of the site:
a Pre-Development Agreement and Development Agreement. T he agreements outline the
development expectations and commitments between the two parties including 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, a trailhead/plaza
feature at the location, and the C ity's obligation to construct a missing segment of sidewalk
along Garrett Avenue.
T he C D A paid $1.5M to off-set the cost of the special assessments on the property.
T he C D A paid $150,000 for park dedication.
T he C D A agreed to work with a private developer to develop the site for a mixed
income rental housing development with both market rate and affordable units provided.
T he C D A agreed to delay development of the site until the Bigos Nuvelo projects were
completed and occupied.
T he C D A agreed to additional payments for the cancelled special assessments and park
dedication if the number of units exceeded 168 units .
T he C D A agreed , through the development of the site, to construct a trailhead amenity
that will connect Founders Lane to the trails through the storm water ponds to the south
to Garrett Avenue, eventually providing a connection from the C entral Village to the
Apple Valley Transit Station at C edar Ave and 155th Street. It will also connect the
location to other amenities in the C entral Village. T he value of the trailhead and plaza
feature will be a maximum of $150,000 by the C D A through the developer.
At its meeting of February 16, 2021, the Dakota C ounty C D A unanimously supported a
housing assistance strategy for the proposed Roers senior housing development in the Central
Village. T he proposed need of $2.9 million is close to the $3 million Roers is paying the
C D A as the highest bidder to develop the C D A owned site. State Statute also allows other
resources from the C D A, such as from existing C D A T IF Districts, to be used to provide
housing assistance. T he resources available to the C D A will allow assistance without
establishing a new housing T IF district in Apple Valley. Northland consulted on the
determination of need at the request of the C D A. T he proposed Village at Founders Circle
development will benefit from the housing assistance with 36 of the total 172 units targeted to
persons at 50 percent of the median income or below.
Northland Securities has analyzed the request for financial assistance and determined that the
developer has a gap of $2.885 million due to providing affordable housing. T he C D A plans
to finance the project by a combination of proceeds from the sale of the property as well as
using existing available T IF funds from C D A T IF Districts No. 3 and No. 11 in Apple
Valley.
B UD G E T I M PAC T:
T he Dakota County C D A will use proceeds from the sale of the property as well as existing
T IF funds from T IF Districts 3 and 11 in Apple Valley to provide financial assistance for the
affordable housing. Using existing resources means the C D A will not establish a new
housing T IF district for this development. T he attached financial summary reports the
development has a $44 million value upon completion, private equity contribution and
reasonable rates of return to ensure success. Roers is known to hold their housing portfolios
long-term.
AT TAC HM E NT S :
Resolution
Report
L ocation Map
Plan S et
CITY OF APPLE VALLEY
RESOLUTION NO. 2021-
APPROVAL OF THE LOCATION OF A HOUSING PROJECT UNDERTAKEN BY THE
DAKOTA COUNTY COMMUNITY DEVELOPMENT AGENCY IN THE CITY OF APPLE
VALLEY
WHEREAS, pursuant to Minnesota Statues, §383D.41, the Dakota County Community
Development Agency (the “Agency”) is authorized to exercise the powers and duties of a
housing and redevelopment authority under the provisions of the Municipal Housing and
Redevelopment Act, including the utilization of a tax increment financing program to provide
monies to finance a housing program; and
WHEREAS, a proposal has been made to the Agency by Roers Development (the
“Developer”) that the Agency utilize an Agency financing program for the development of a
housing project as defined under Minnesota Statute §469.002 (the “Founders Circle
Development”) located in the City of Apple Valley on the real property legally described as Lot
1, Block 1, Village at Founders Circle 2nd Addition (the “Property; and
WHEREAS, Minnesota Statute §469.002, Subd.12, a Project is defined to include a
“housing project” and that the term is also applied to all real and personal property, assets, cash,
or other funds, held, or used in connection with the development or operation of a project; and
WHEREAS, Minnesota Statute §469.002, Subd, 13, a Housing Project is defined to
mean any work to provide decent, safe and sanitary dwellings for persons of low income; such
work to include acquisition of land, equipment, facilities, and other property for necessary and
convenient appurtenances, utilities, site preparation or other purposes; and includes the planning
of buildings, acquisition of property, construction of improvements and all other work in
connection therewith; and
WHEREAS, the Property is situated within the boundaries of the City of Apple Valley;
and
WHEREAS, pursuant to Minnesota Statute §383D.41, as a condition to exercising the
Agency’s powers within the boundaries of the City of Apple Valley, the location of the housing
project must be approved by the Apple Valley Economic Development Authority (the “EDA”);
and
WHEREAS, the Agency and Developer have provided the EDA with the terms and
conditions of the Agency’s financing for the Founders Circle Development,
WHEREAS, the EDA has reviewed the proposed land use, development, and
improvements to be constructed on the Property.
2
NOW THEREFORE, the EDA upon review of the Agency’s housing project proposal
does hereby approve the Founders Circle Development location.
______________________ ___
Thomas O. Melander, President
ATTEST:
___________________________________
Pamela J. Gackstetter, Secretary
CERTIFICATION
I, Pamela J. Gackstetter, Secretary of the Apple Valley Economic Development
Authority, Dakota County, Minnesota, do hereby certify that the foregoing resolution was duly
passed and adopted by the Commissioners of the Authority in a regular meeting thereof
assembled this 25 day of February, 2021.
___________________________________
Pamela J. Gackstetter, Secretary
DAKOTA COUNTY COMMUNITY DEVELOPMENT AGENCY REQUEST FOR BOARD ACTION
Authorization Of Tax Increment Financing Loan And Execution Of Related Documents
For Roers Founders Circle 2nd Senior Development (Apple Valley)
Fiscal/FTE Impact:
Meeting Date: 2/16/2021 None
Department: Community & Economic Development Amount included in current budget
Prepared By: Maggie Dykes Budget amendment requested
Contact: Lisa Alfson FTE included in current complement
Contact Phone: 651-675-4467 New FTE(s) requested
Other:
PURPOSE/ACTION REQUESTED
Authorize Tax Increment Financing (TIF) loan using pooled TIF funds for the Roers Founders Circle 2nd Senior
Development.
Authorize budget amendment.
Authorize execution of related documents.
SUMMARY
In 2014, the CDA acquired a tax-forfeited 4.77-acre parcel located northwest of the intersection of Founders Lane and
Galaxie Avenue in the Apple Valley (the Property) for the purpose of developing affordable housing. As part of the
acquisition, the CDA paid $1.5 million to the City of Apple Valley (the City) for canceled special assessments. The CDA
used pooled increment generated from existing housing TIF districts in Apple Valley (CDA TIF Districts No. 3 – Apple
Valley Villa, and No. 11 – Pennock, Timbers, Regatta, Legacy) for the payment to the City. The CDA entered into a
pre-development agreement with the City in 2014 stipulating that at least 20% but not more than 25% of the units
would be affordable to residents earning not more than 50% Area Median Income (AMI) and/or not more than at least
40% but not more than 45% of the units affordable to residents at 60% AMI.
By Resolution 20-6289 (July 14, 2020), the Board authorized the Executive Director to enter into a purchase
agreement with Roers Companies (the Developer) for the Property. The resolution included a clause noting that the
Developer would request financial assistance to support the affordable units. The purchase price is $3 million. The
Developer is proposing to construct a 172-unit senior apartment building with a mix of 1-, 2-, and 3-bedroom units; 36
units (21%) will be affordable to tenants earning 50% AMI. Development costs for the Project total approximately $43.7
million. The Developer submitted a request for financial assistance in the amount of $3.8 million to support the
affordable units in the development; the Developer will finance the remaining costs privately. Northland Securities
reviewed the Developer’s request and determined the Developer has a gap of $2.885 million due to the affordable
units; Northland’s analysis is attached. The Developer has reduced the request based on Northland’s review.
Northland Securities proposes that financial assistance be structured as a loan payable over 15 years.
If the Board is supportive of financial assistance for the project, the proceeds from the sale of the Property could be
used to provide the assistance to the Developer. Any loan would be contingent on the Developer meeting the rent and
income requirements, and the Developer being current with all property taxes. The loan would be repayable upon sale
or transfer of interest in the property, or if the rent and income requirements are not met for the period of affordability.
The financial assistance will require a budget amendment to allow for the funds from CDA TIF Districts No. 3 and No.
11 to be used for the loan to Roers Companies.
RECOMMENDATION
Staff recommends the Board authorize a budget amendment for CDA TIF Districts No. 3 and No. 11 for a loan in the
amount up to $2.885 million to Roers Companies for the construction of a 172-unit senior apartment building in the City
of Apple Valley with not less than 20% of the units (36 units) affordable to residents earning not more than 50% of
Area Median Income, and authorize the Executive Director to execute and deliver all related documents as to form.
EXPLANATION OF FISCAL/FTE IMPACT
The budget amendment will allow the proceeds from the sale of the Property to be used for a loan to support the
affordable units in the Roers senior development. These are funds that were not programmed for other affordable
housing developments in Apple Valley.
63
Supporting Documents: Previous Board Action(s):
Attachment A: Financial Request from Roers
Companies
20-6289; (7/14/2020)
Attachment B: Memo from Northland Securities
Attachment C: Site Plan and Building Elevations
Resolution No. 21-XXXX
Authorization Of Tax Increment Financing Loan And Execution Of Related Documents
For Roers Founders Circle 2nd Senior Development (Apple Valley)
WHEREAS, in 2014, the Dakota County Community Development Agency (the CDA) acquired a 4.77-acre parcel
located northwest of the intersection of Founders Lane and Galaxie Avenue in the City of Apple Valley and legally
described as Lot 1, Block 1 Village at Founders Circle 2nd Addition (the Property); and
WHEREAS, the CDA acquired the Property through tax-forfeiture for the purpose of causing a private owner to
develop high quality, Class A mixed-income residential development; and
WHEREAS, the CDA used pooled increment from two existing Tax Increment Financing (TIF) districts in Apple Valley
to pay $1.5 million in canceled special assessments to the City of Apple Valley; and
WHEREAS, by Resolution 20-6289, the CDA Board of Commissioners authorized the execution of a purchase
agreement with Roers Companies for the sale of the Property for $3 million; and
WHEREAS, Roers Companies (the Developer) has proposed to construct a172-unit development senior development
on the Property with at least 20% of the units affordable to residents earning not more than 50% of Area Median
Income (the Project); and
WHEREAS, the Developer has requested financial assistance in the amount of $2.885 million for 36 affordable units;
and
WHEREAS, Northland Securities has reviewed the Developer’s request and determined that the Project is feasible
only with financial assistance; and
WHEREAS, the proceeds from the sale of the Property could be used as a funding source for a $2.885 million loan to
the Developer payable over 15 years contingent on meeting rent and income requirements, and paying property taxes.
NOW, THEREFORE, BE IT RESOLVED by the Dakota County Community Development Agency Board of
Commissioners, That:
1. A Tax Increment Financing Loan is approved in an amount up to $2.885 million to Roers Companies for
the construction of a 172-unit senior apartment building with at least 36 units affordable to residents
earning not more than 50% of Area Median Income.
2. Staff is authorized to prepare, execute, and deliver all documentation necessary or convenient to provide a
Tax Increment Financing Loan between the Dakota County Community Development Agency and the
Developer.
3. A budget amendment is approved for FYE21 to incorporate this loan into TIF budgets.
4. The Chair of the Dakota County Community Development Agency Board of Commissioners and the
Executive Director of the Dakota County Community Development Agency are authorized to execute said
documents upon such release.
Executive Director’s Comments: Strategic Plan Priorities:
Recommend Action Item Type-Consent Focused Housing Programs
Do Not Recommend Action Item Type-Discussion Collaboration
Reviewed-No Recommendation Item Type-Informational Development/Redevelopment
Reviewed-Information Only Financial Sustainability
Submitted at Commissioner Request Operational Effectiveness
____________________________________________
Executive Director
_____________________________________________
Department Director
64
1
APPLE VALLEY 55+ TIF Request
Founders Lane and Garrett Avenue – Apple Valley
Project Narrative
September 2, 2020
Project Vision
Roers is proposing a new construction, high quality, approximately 172‐unit, mixed‐income active 55+
building that places an emphasis on street presence, trail connections, and diversity in housing types. The
project will cater to the demand both in the immediate area and the City for a middle ground product
between market rate and senior. The active 55+ product type is at its core a market rate project with a self‐
imposed age restriction. These projects historically have catered to working individuals who may have kids
that have moved out of the house, still have a home up north or down south, and want to live an active
lifestyle in the community without having to maintain a single family home. We would anticipate over half
of the renters to still be employed.
Additionally, 20% of the units in the development will be affordable at or below 50% AMI. This will diversify
the housing available in the market and provide an affordable option for 55+ renters in the community.
65
5B - Attachment A
2
The product will be high quality construction with an engaging design that complements the adjacent
buildings but creates its own unique identity. Private walkups for first floor units will enhance the
pedestrian connection and create a neighborhood feel while extensive landscaping will capitalize on the
adjacency to greenery and walking paths to create a park like setting. Roers will be extending the current
walking path to connect with the site – this connection will help complete the development and give all
residents of the community enhanced walkability.
Through City of Apple Valley 2040 Comprehensive plan review and planning staff engagement, Roers has
developed a plan that provides a thoughtful and strategic approach to accommodating all interests needs.
This project will bring new life and vitality to the currently underutilized vacant land and continue to
support a diversified housing stock of new residential development.
FINANCIAL ANALYSIS
The proposed project as is has an approximately $2.9 million dollar financing gap. This is driven by the
returns required to raise equity for the project coupled with the lost revenue resulting from 20% of the
units being affordable at 50% AMI. Additionally, numerous public improvements, streetscape
enhancements, public trail connections, and other site improvements increase the project costs without
increasing sources.
The project as previously described will not bee able to proceed without financial assistance in the form of
TIF. Enclosed, please find a financial overview of the project and the gap that currently exists. While the
request for TIF is higher than the $2,900,000 note agreed to in the Purchase Agreement, the TIF request is
still less than the total increment produced by the project and is necessary for the project to move forward
with the public improvements and affordable units. The total netted to the project as a source will also be
around $2,900,000. We look forward to discussing receiving your feedback.
Thank you,
Andy Bollig, Developer
Roers Companies
110 Cheshire Lane, Suite 120
Minnetonka, MN 55305
66
Project Costs (Uses)Amount PER UNIT
Residential Construction 32,160,000$ 186,977$
Architecture 838,867 4,877
Construction Management 86,000 500
Legal 150,000 872
Acquisition Cost (Land + Building)3,000,000 17,442
Leasing/Marketing 250,000 1,453
SAC/WAC & City Fees 780,880 4,540
Builders Risk Insurance 245,000 1,424
Property Taxes ‐ Construction Period 15,000 87
Carried Equity*1,037,497 6,032
Construction Period Interest 1,410,757 8,202
Title Insurance 125,000 727
Financing Fees 187,467 1,090
3rd Party Due Diligence 12,000 70
Geotech/Phase I ESA/Civil Survey 85,000 494
Inspecting Architect 12,500 73
FF&E 400,000 2,326
Leaseup Operating Reserve 175,000 1,017
Investor Pref Return 898,316 5,223
Developer Fee 554,179 3,222
Contingency 1,336,400 7,770
Total Uses:43,759,864$ 254,418$
Construction Financing Package (Sources)
Construction Loan 28,593,411$ 166,241$
TIF Loan 2,900,000 16,860
Equity 12,266,452 71,317
Total Sources: 43,759,864$ 254,418$
Sources & Uses Summary
67
Investment Overview
Total Project Costs $43,989,864
Number of Units 172
$28,593,411
Equity Raise $12,266,452
Operating Assumptions
Rental Growth 2.50%
General Vacancy/Credit Loss 5.00%
Operating Expense Growth 3.00%
Construction Loan Permanent Loan
Loan Amount $28,593,411 Loan Amount 30,781,609$
Loan to Cost %65% Amortization Period 30 Years
Interest Rate 4.00% Interest Rate 4.00%
Guaranty Loan to Value %70%
Interest Only Yes Cap Rate 5.50%
Proforma Summarization
Average Return During Operations (No Sale)7.0%
Internal Rate of Return with Sale Year 10 10.6%
Apple Valley
172 Units
Overview
Construction Loan Amount
72
SITE
GARRETT AVEFOUNDERS LANE
152ND ST W
FOLIAGE AVEGALAXIE AVE151ST ST WGARRETT AVEFOUNDERS L N
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GABEL LA ST
GALANTE LNGARNET WAY
153RD ST W
155TH ST W FROST PATHGALLIVANT PLFONTANA TRL151ST ST W
GALAXIE AVE153RD ST W
ROERS SENIORAPARTMENTS
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Jan 20, 2021 - 4:38pm - User:Csyverson L:\PROJECTS\22356\CAD\Civil\Sheets\22356 - C3 - SITE.dwg
C3.01
SITE PLAN
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
ROERS
INVESTMENTS
110 CHESHIRE LN #120,
MINNETONKA, MN 55305
APPLE VALLEY
55+ SENIOR
LIVING
APPLE VALLEY,
MN
MLL JGP
GDA
PRELIMINARY 10/21/20
22356
Registration No.Date:
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
10/21/202043505
George D. Abernathy
PRELI
MI
N
A
R
Y
10/21/20 MLL SITE PLAN SUBMITTAL
12/08/20 MLL CITY COMMENT RESPONSE
12/15/20 MLL CITY COMMENT RESPONSE
12/22/20 CJS FIRE COMMENTS
12/29/20 JGP PLANNING & FIRE COMMENTS
1.ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT.
2.ALL DIMENSIONS SHOWN ARE TO THE FACE OF CURB TO FACE OF CURB UNLESS OTHERWISE NOTED.
3.CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT “GUTTER OUT” WHERE WATER
DRAINS AWAY FROM CURB. ALL OTHER AREAS SHALL BE CONSTRUCTED AS “GUTTER
IN” CURB. COORDINATE WITH GRADING CONTRACTOR.
4.ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT.
5.ALL PARKING STALLS TO BE 9' IN WIDTH AND 18' IN LENGTH UNLESS OTHERWISE INDICATED.
6.CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF
EXIT PORCHES, RAMPS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE
LOCATIONS.
7.SEE ARCHITECTURAL PLANS FOR PYLON SIGN DETAILS
8.SEE ARCHITECTURAL PLANS FOR LIGHT POLE FOUNDATION DETAIL AND FOR EXACT LOCATIONS OF LIGHT
POLE.
9.REFER TO FINAL PLAT FOR LOT BOUNDARIES, LOT NUMBERS, LOT AREAS, AND LOT DIMENSIONS.
10.ALL GRADIENTS ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM LONGITUDINAL SLOPE
OF 5% (1:20), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 2.08% (1:48). THE
MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE SHALL BE 2.08%
(1:48). THE CONTRACTOR SHALL REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA
ROUTES PRIOR TO PLACING CONCRETE OR BITUMINOUS PAVEMENT. THE CONTRACTOR SHALL NOTIFY
THE ENGINEER IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS
THE DESIGN GRADIENT AND COORDINATE WITH GRADING CONTRACTOR.
11."NO PARKING" SIGNS SHALL BE PLACED ALONG ALL DRIVEWAYS AS REQUIRED BY CITY.
12.STREET NAMES ARE SUBJECT TO APPROVAL BY THE CITY.
LEGEND
EASEMENT
CURB & GUTTER
BUILDING
RETAINING WALL
SAWCUT LINE
NUMBER OF PARKING
STALLS PER ROW
SIGN
PIPE BOLLARD
STANDARD DUTY
ASPHALT PAVING
HEAVY DUTY
ASPHALT PAVING
CONCRETE PAVING
PROPERTY LIMIT
EXISTINGPROPOSED
KEY NOTE
DEVELOPMENT NOTES
KEY NOTES
WETLAND LIMITS
TREELINE
A.BUILDING, STOOPS, STAIRS (SEE ARCHITECTURAL PLANS)
B.B-612 CONCRETE CURB AND GUTTER (SEE DETAIL 01, SHEET C8.01)
C.MNDOT D412 CONCRETE CURB AND GUTTER (SEE DETAIL 06, SHEET C8.01)
D.VALLEY CURB (SEE DETAIL 08, SHEET C8.01)
E.FLAT CURB SECTION (SEE DETAIL 07, C8.01)
F.CONCRETE APRON (SEE CITY DETAIL STR-5, SHEET C8.01)
G.CONCRETE SIDEWALK (SEE DETAIL 02, C8.01)
H.SEGMENTAL BLOCK RETAINING WALL (SEE DETAIL 01, SHEET C8.03)
I.ACCESSIBLE RAMP (SEE MNDOT DETAILS, SHEET C8.04)
J.ACCESSIBLE STALL STRIPING (SEE DETAIL 04, SHEET C8.01)
K.ACCESSIBLE PARKING SIGN (SEE DETAIL 09, SHEET C8.01)
L.TRANSFORMER
M.DOG RUN
N.AMENITY AREA
O.B-412 CONCRETE CURB AND GUTTER (SEE DETAIL 10, SHEETC8.01)
P.INTEGRAL CURB (SEE DETAIL 05, SHEET C8.01)
Q.FENCE
XX
XX
THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL XX. THIS QUALITY LEVEL WAS DETERMINED
ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING
SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING
UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE
CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY
HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).
IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,
INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.
IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED
IMPROVEMENTS SHOWN ON THE PLANS.
CONCRETE SIDEWALK
AREA
GROSS SITE AREA
IMPERVIOUS (CURVE NUMBER 98)
PERVIOUS (CURVE NUMBER 61)
COMPOSITE CURVE NUMBER
IMPERVIOUS COVERAGE
BUILDING SETBACKS
MINIMUM
MAXIMUM
ALONG FOUNDERS LANE
ZONING
EXISTING ZONING
PROPOSED ZONING
PARKING SUMMARY
SENIOR BUILDING
SURFACE PARKING
SUBSURFACE PARKING
TOTAL
TOWNHOMES
PROPOSED PARKING
PARKING SUMMARY
207,757 SF 4.77 AC
163,629 SF 3.76 AC
44,128 SF 1.01 AC
90
79%
15 FEET
25 FEET
10 FEET
PUD
PUD
90 STALLS
174 STALLS
264 STALLS
18 STALLS
PAVEMENT BY OTHERS
(SEE ARCHITECTURAL
PLANS)
1.NO CONSTRUCTION WORK SHALL BEGIN PRIOR TO A PRECONSTRUCTION MEETING CONFERENCE WITH A
PUBLIC WORKS AND BUILDING INSPECTIONS REPRESENTATIVE
CITY OF APPLE VALLEY NOTES
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
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