HomeMy WebLinkAbout06/02/2021 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 inf ormation are posted on the C ity's website and include virtual
participation opportunities.
June 2, 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 May 19, 2021, Regular Meeting.
4.Public Hearings
A.Texas Roadhouse C onditional Use Permit - PC 21-14-C
C onsider a C onditional Use Permit to Allow On-Sale Liquor In
C onjunction With a Class I Restaurant
LO C AT IO N: Southwest Corner of 157th Street West and Pilot Knob
Road
PET IT IO N ER: Texas Roadhouse Holdings, LLC
5.Land Use / Action Items
6.Other Business
A.Review of Upcoming Schedule and Other Updates
Planning Commission - Wednesday, J une 16, 2021 - 7:00 p.m.
Planning Commission - Wednesday, J uly 21, 2021 - 7:00 p.m.
C ity Council - T hursday, J une 10, 2021 - 7:00 p.m.
C ity Council - T hursday, J uly 8, 2021 - 7:00 p.m.
B.Eagle Pointe - PC 21-05-SB
1. Sketch Plan Review of a Proposed Subdivision of 22.2 Acres for
Residential Development and Site Plan/Building Permit
Authorization to Allow for C onstruction of Villa Townhome
Dwellings
Location: 8661 140th Street West (Northwest C orner of 140th Street
West and Garden View Drive)
Petitioner: J . David Management, LLC and J oel Watrud
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:J une 2, 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:
B reanna Vincent, Department Assistant
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:J une 2, 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:
B reanna Vincent, Department Assistant
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:J une 2, 2021
S E C T I O N:Consent A genda
Description:
A pprove Minutes of May 19, 2021, Regular Meeting.
S taff Contact:
B reanna Vincent, 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 May 19, 2021.
S UM M ARY:
T he minutes of the last regular Planning Commission meeting 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
May 19, 2021
1. CALL TO ORDER
The City of Apple Valley Planning Commission Meeting was called to order by Chair Burke
at 7:00 p.m.
Members Present: Chair Tim Burke, Jodi Kurtz, David Schindler, Paul Scanlan,
Philip Mahowald, and Keith Deikmann*
Member(s) Absent: None
City staff members attending: Community Develo pment Director Bruce Nordquist, City
Planner Tom Lovelace, City Planner Kathy Bodmer, City Attorney
Sharon Hills, and Department Assistant Breanna Vincent.
* Present Virtually
2. APPROVAL OF AGENDA
Chair Burke asked if there were any changes to the agenda – None.
MOTION: Commissioner Scanlan moved, seconded by Commissioner Kurtz,
approving the agenda. Roll call vote: Ayes - 6 – Nays - 0.
3. CONSENT ITEMS
MOTION: Commissioner Kurtz moved, seconded by Commissioner
Scanlan, approving the minutes of the meeting of May 5, 2021. Roll call
vote: Ayes – 5 – Nays – 0, Abstained - 1.
4. PUBLIC HEARING
A. Chipotle Restaurant
Planner Tom Lovelace presented the staff report.
Action is not typically taken on the night of the public hearing, though since there have
been no comments/concerns from the public, the Commission was recommended to take
action.
Commissioner Scanlan asked if there had been any discussion to balance the east
elevation.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
May 19, 2021
Page 2 of 3
Planner Lovelace advised that the wall is short and the east side of the building will
include screening and landscape.
Commissioner Scanlan recommended looking at the US Bank project to explore further
enhancements for Chipotle.
Commissioner Kurtz asked if the applicant could incorporate more red on the building as
opposed to the gray brick.
Planner Lovelace advised that the petitioner is virtually present and could take a look at
possibly adding more red.
Chris Moe with HJ Development was present virtually for questions.
Chris Moe advised that he would need to consult with Chipotle regarding adding more
red to the building.
CD Director Nordquist commented that many times with painted panels, the sun will
change the color over time to pink so we typically avoided painted elements but brick
could be an acceptable option.
With no further comments, Chair Burke closed the public hearing. As there were no
comments from the public, Chair Burke advised that the Commission could make
recommendations.
MOTION: Commissioner Scanlan moved, seconded by Commissioner Kurtz approving
the conditional use permit for a 2,325 sq. ft. Class II restaurant with drive-
through window service on property located at 15600 English Avenue and
legally described as Lot 4, Block 1, Orchard Place 2nd Addition subject to
conditions outlined in the staff report. Roll call vote: Ayes - 6 – Nays - 0.
MOTION: Commissioner Scanlan moved, seconded by Commissioner Kurtz approving
the request for Site Plan Review/Building Permit Authorization for a 2,325
sq. ft. building with drive-through window service on property located at
15600 English Avenue and legally described as Lot 4, Block 1, Orchard
Place 2nd Addition subject to the conditions outlined in the staff report. Roll
call vote: Ayes - 6 – Nays - 0
5. LAND USE
A. My Salon Suite
Planner Kathy Bodmer presented the staff report.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
May 19, 2021
Page 3 of 3
Chair Burke asked if it was typical to have the trash enclosure so far from the building.
Planner Bodmer advised that the landscape plan was a bit deceiving and that it was in a
typical location.
MOTION: Commissioner Kurtz moved, seconded by Commissioner Scanlan approving
the request for Site Plan Review/Building Permit Authorization for a 9,600
sq. ft. 2-story My Salon Suite building on southeast corner of 153rd Street and
Galante Lane subject to the conditions listed in the staff report. Roll call vote:
Ayes - 6 – Nays - 0.
6. OTHER BUSINESS
A. Review of Upcoming Schedule and Other Updates
The next Planning Commission meeting is Wednesday, June 2, 2021, 7:00
p.m. The next City Council meeting is Thursday, May 27, 2021, 7:00 p.m.
CD Director Nordquist shared some updated elevations from Texas Roadhouse which
were made from the recommendations of the Commission at the previous meeting.
7. ADJOURNMENT
Hearing no further comments from the Planning Staff or Planning Commission, Chair Burke
asked for a motion to adjourn.
MOTION: Commissioner Schindler moved, seconded by Commissioner Scanlan,
to adjourn the meeting at 7:37 p.m. Roll call vote: Ayes – 6 – Nays – 0
Respectfully submitted,
______________________________________
Breanna Vincent, Planning Department Assistant
Approved by the Apple Valley Planning Commission
on 6/02/2021 . Tim Burke, 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 :J une 2, 2021
S E C T I O N:P ublic Hearings
Description:
Texas Roadhouse Conditional Use P ermit - P C21-14-C
S taff Contact:
Thomas L ovelace, City Planner
Department / Division:
Community Development Department
Applicant:
Texas Roadhouse Holdings, L L C
P roject Number:
P C21-14-C
Applicant Date: 5/6/2021 60 Days: 7/4/2021 120 Days: 9/2/2021
AC T I O N RE Q UE S T E D:
Open the public hearing, receive comments and close the public hearing. It is the policy of
the Planning Commission not to act on a public hearing item the night of the public hearing.
Because staff has not identified any outstanding issues and is not expecting any to arise
during the public hearing, we are requesting that the Planning Commission act on the night of
the public hearing. T herefore, if Planning Commission concurs, staff is recommending:
1. Approval of a C onditional Use Permit to allow for on-sale liquor in conjunction with a
Class I restaurant for Lot 1, Block 1, Orchard Place Second Addition, subject to the
following conditions:
Issuance of the conditional use permit shall be subject to the approval and
recording of the Orchard Place 2nd Addition.
Issuance of the conditional use permit shall be subject to the recording of a cross
access and parking agreement that allows all the lots and outlots within Orchard
Place 2nd Addition access to all internal streets and parking areas within the
development.
Operations shall be conducted in conformance with the site plan dated May 18,
2021, on file at the C ity offices.
Operations shall subject to compliance with all applicable City codes and
standards.
T he conditional use permit shall apply to a C lass I restaurant on the legally
described property and such operations shall be conducted in conformance with
the floor plan dated April 9, 2021.
S UM M ARY:
For your consideration is a request from Texas Roadhouse Holdings, LLC for a conditional
use permit (C UP) to allow for on-sale liquor sales in conjunction with a C lass I restaurant.
T he 7,750-sq. ft. will be located at the northwest corner of 157th Street West and Pilot Knob
Road and is part of the Orchard Place commercial/retail development.
T he site plan/building permit authorization request for the restaurant was recommended for
approval by the Planning C ommission on May 5, 2021, and approved by the C ity Council at
their May 27, 2021, meeting.
B AC K G RO UND:
A conditional use is a use permitted in a zoning district that is contingent upon complying
with all conditions as set forth by the approving agency, in this case the C ity of Apple
Valley. T he purpose of the C .U.P. procedure is to determine if the proposed site has any
unique characteristics which require special consideration to adequately accommodate the
proposed use without adverse effects upon the surrounding uses.
T he site is part of the 34-acre commercial/retail development and is adjacent to Pilot Knob
Road to the east, Apple Valley Transit Station to the south, and future commercial/retail
buildings to the west and north. A proposed restaurant on Lot 1, Block 1, Orchard Place 2nd
Addition that serves liquor as part of their operation should not have an adverse impact on
the adjacent properties or the surrounding area.
Approval of the C .U.P. shall be subject the approved site plan, a floor plan and the recording
of the Orchard Place 2nd Addition with Dakota County and cross access and parking
easement that allows access to the internal streets and parking areas within the Orchard Place
2nd Addition.
B UD G E T I M PAC T:
N/A
AT TAC HM E NT S :
L ocation Map
Comp Plan Map
Z oning Map
Site P lan
F loor Plan
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 :J une 2, 2021
S E C T I O N:Other Business
Description:
Review of Upcoming S chedule and Other Updates
S taff Contact:
B reanna Vincent, Department Assistant
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, J une 16, 2021 - 7:00 p.m.
Public hearing applications due by 9:00 a.m. on Wednesday, May 19, 2021.
Site plan, variance applications due by 9:00 a.m. on Wednesday, J une 2, 2021.
Wednesday, J uly 21, 2021 - 7:00 p.m.
Public hearing applications due by 9:00 a.m. on Wednesday, J une 23, 2021.
Site plan, variance applications due by 9:00 a.m. on Wednesday, J uly 7, 2021.
Next City Council Meetings:
T hursday, J une 10, 2021 - 7:00 p.m.
T hursday, J uly 8, 2021 - 7:00 p.m.
B AC K G RO UND:
N/A
B UD G E T I M PAC T:
N/A
I T E M: 6.B.
P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :J une 2, 2021
S E C T I O N:Other Business
Description:
E agle Pointe - P C21-05-S B
S taff Contact:
Thomas L ovelace, City Planner
Department / Division:
Community Development Department
Applicant:
J . David Management, L L C and J oel Watrud
P roject Number:
P C21-05-S B
Applicant Date: 3/17/2021 60 Days: 5/15/2021 120 Days: 7/14/2021
AC T I O N RE Q UE S T E D:
No official action is needed. T he owner wishes to receive feedback concerning the proposed
project. It is recommended that the Planning C ommission not state specifically whether or not
they would approve or deny the request, but rather, identify the specific zoning questions or
issues they might have with the proposed request.
S UM M ARY:
For your consideration is a request to subdivide 22.2 acres into one (1) single-family lot, 27
villa lots, 53 townhome lots, and one (1) lot for common open space, private streets, and
guest parking. T he property is located at 8661 140th Street West and is the site of the former
Apple Valley Golf C ourse. Adjacent uses include single-family residential to the north,
single-family, two-family and multi-family residential to the west and south, and multi-family
to the east.
T he site has slightly rolling terrain with the exception of a couple of elevation changes near
the second and ninth greens, and along the northern and eastern edges of the property. T he
site directly abuts single-family residential to the north and west, and two community
collector streets to the south and east.
B AC K G RO UND:
Comprehensiv e P lan: T he property is currently designated "LD F" (Low Density Flex)
residential, which allows for a range of three (3) to eight (8) units per acre, subject to the
following:
In areas near single family and two family dwellings it would seek to match uses and
types on parcels being redeveloped nearby. A land use response would be at the lower
end of the cited range.
On parcels with sufficient space that also abut higher volume roadways that are
forecasted to continue to increase in volume, a density at a higher end of the cited range
that could also provide a buffer next to adjacent lower density.
It encourages the design integration of natural site conditions such as wetlands and
elevation changes that may be unique to the site.
Zoning: T he zoning ordinance is used to create zoning districts and identify uses that are
allowed in each district. It also identifies area standards and performance standards that
regulate such things as the minimum lot area, size and location of a building or structure,
building setbacks from property lines, building height, lot coverage, maximum impervious
surface within a particular zoning district.
T he property is currently zoned “LD F” (Low Density Flex). T his zoning designation allows
for a variety of housing types that would include one-family detached dwellings, two-family
dwellings, detached one-unit townhomes, and attached townhomes at a density of 3-8 units
per acre. No building can exceed two stories or 35 feet in height, which is consistent with the
current single-family, two-family, and "M-1, "M-2", "M-3", and "M-4" multi-family zoning
districts.
T he distinction of this proposed zoning district from other typical residential zoning districts
are:
Only one-family and two-family dwellings may be constructed on parcels directly
abutting existing one-or two-family dwellings.
T he density may be increased in areas not directly abutting existing one- and two-family
dwellings as long as the overall density does not exceed eight (8) units per acre.
Use within this zoning district include:
Any permitted use in the R, single-family district as regulated therein;
Two-family residential dwelling;
Single-family detached townhome; and
Townhome dwellings, provided they are serviced by public sanitary sewer and water
systems and provided no single structure in excess of 12 dwelling units.
Conditional and permitted accessory uses currently allowed in the "R" zoning districts. Area
requirements within this district would be consistent with established residential districts in
the city.
Liv able Communities I mpact: T he City participates in the Metropolitan C ouncil's Livable
Communities program, which identifies housing goals for the community. T he proposed
development is consistent with the City's goal of providing a range of different housing styles
to provide more life-cycle housing within the community.
P reliminary P latting: Approximately 14 acres of the site is unplatted with remaining
property platted as outlots. Right-of-way for 140th Street West and Garden View Avenue
occupies about 1.4 acres of the property. T he applicant's original proposal was to subdivide
the property into 83 lots, which consist of one single-family, 34 villa, 47 townhome lots, with
the remaining lot being common open space that would include the locate of a private street
and guest parking.
A concept plan has been submitted that will reduce the number of villa lots from 34 to 27,
and increase the townhome lots from 47 to 53. It is expected that a preliminary plat based on
this concept will be the one moving forward to the J une 16th public hearing.
T he subdivision of this property will require the incorporation of the following:
A blanket drainage and utility easement shall be placed over and across all of the lot
designated for common open space.
Right-of-way for 140th Street West and Garden View Drive shall be dedicated.
Right-of-way for a right-turn lane shall be dedicated on 140th Street West.
An easement or right-of-way shall be dedicated to allow for installation of eight-foot
bituminous trail along the north side of 140th Street West.
An easement shall be dedicated that restricts vehicular access from Garden View
Drive.
An easement shall be dedicated that restricts vehicular access from 140th Street West,
except at a C ity approved location.
Site P lan: T he submitted concept plan identifies 27 villa lots, 53 townhome lots and one
single-family lot. Access to the villas and townhomes will be via a private street that will
intersect with 140th Street West. T his intersection shall be placed directly across from the
existing 138th/140th Street intersection. No other access will allowed to the site.
T he proposed private street shall have a minimum street width of 28 feet as measured from
the face of the curb. T he street will cross over an existing 80-foot wide Northern Natural
Gas C ompany pipeline easement at three locations, which will require approval from the gas
company. A lso, the private street shall be adequately designed to accommodate a fire truck.
T his will require that careful attention will be paid to the design of any turns, curves, and cul-
de-sacs in the street.
Twenty-one of the villa lots will be located to the adjacent to the existing single-family homes
along the north and east edge of the site. T he remaining three lots will be located just north
and south of the pipeline easement. T hese lots have a depth of 66 feet, with a lot width of
either 46 or 56 feet, depending on the number of garage stalls.
T he townhome lots will vary in size, depending on the number of units per building. T he
concept plans shows one 3-unit, ten 4-unit, and two 5-unit buildings. T hirty-three units will be
located on the northwest end of the site, between the pipeline easement and 140th Street
West. T he remaining 20 units will be located at southwest corner of 140th Street West and
Garden View Drive.
All lots will need to meet the minimum setback requirements set forth in the "LD F" zoning
ordinance. Dwelling units shall be set back 30 feet from the property line that abuts existing
single-family lots, with a ten-foot set back between the villa homes and 15 feet between the
townhome buildings. Both 140th Street West and Garden View Drive are classified as
collector streets. Buildings adjacent to the the two roadways shall be setback a minimum of
40 feet from the street right-of-way line. Buildings shall be set back a minimum of 25 feet
from the private street, as measured from the top of curb to the building elevation.
P ipeline E asement: As stated previously, an 80-foot wide Northern Natural Gas pipeline
easement is located on the property. T he applicant is proposing to construct a street that will
cross over the easement It is the pipeline company's philosophy to prevent encroachments,
when possible, by working with agencies and developers to design projects outside the
pipeline easement. Many of Northern’s easement agreements prohibit encroachments and
Northern will enforce applicable provisions in its easement agreements where it believes the
continued safe operation and maintenance of the pipeline could be threatened.
Where N orthern determines that an activity can be undertaken without jeopardy to the
pipeline system, they will require an encroachment agreement or issue an encroachment
permit depending on the type and scope of activity proposed. Some examples of
activities/work that may occur in the easement include:
Street and road crossings
Fencing, retaining walls and terracing
Landscaping and planting of trees
Residential water lines
Residential television cable
Small diameter drainage or sewer lines
Residential electrical lines
Fences that do not cross pipeline
Residential sprinkler systems
Residential driveway
Other activities subject to an encroachment agreement are determined on a case-by-case
basis. Finally, their ideal subdivision layout would be to have the entire easement width is
reserved as an open space trail or green belt. Use of the existing pipeline will be addressed
as part of a development proposal.
Wetlands: T here are currently three wetland on the subject property. A wetland delineation
report was submitted on J uly 25, 2018, and was approved by the Apple Valley City C ouncil
on September 27, 2018. T his report is valid for three years, with an end date of September
27, 2021. T he applicant's wetland consultant determined that "the Eagle Pointe project will
require 35,955 square feet (0.8254 acres) of permanent impact to isolated wetlands when
developed in a manner consistent with the developer's proposal. To offset the impact, the
applicant is proposing a wetland replacement which includes the purchase of 1.6508 acres of
Standard Wetland Credit.
T he applicant has submitted a wetland application to the City and will be requesting:
Re-approval of the 2018 delineated wetland boundaries.
Approval of the Level 1 no wetland determination.
Incidental wetland approval for portions of Wetland 1 and Wetland 3, and
Wetland Replacement Plan approval.
T he C ity C ouncil, as the Local Governmental Unit (LG U) responsible for administering the
Wetland C onservation Act (WC A) will need to approve the WC A items. T here will be two
items for them to approve via a “Notice of D ecision”, which is the state process under WC A
regulation:
Notice of Decision for the expiring wetland delineation and for the site boundary.
Notice of Decision for the Wetland Incidental Status and for A pproval of a
Replacement.
Any final approval of the land use application should include conditions on the WC A items
being approved, which are occurring concurrent to the land use application.
Grading and Storm Water Management: A final grading plan and Storm Water
Management Plan shall be reviewed and approved by C ity Engineer. Final locations and
sizes of storm sewer shall be reviewed with the final construction plans and approved by
City Engineer. Grading within Northern Natural Gas easement may require an encroachment
agreement.
T he site is located within the Alimagnet Lake Watershed. Alimagnet Lake is currently listed
as impaired for excess nutrients. In accordance with 2018 Surface Water Management Plan
(SWMP), several storm water policies will need to be addressed for new or redevelopment
of the site. T he site is also located adjacent to areas where localized flooding has occurred
during 10- and 100-year, 24 hour storm events. In accordance with policies set forth in the
SWMP, the C ity 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. T he City may impose more stringent rate control requirements if
the capacity of the downstream system is limited. T he downstream system from the site is
limited in storm water capacity and any new or redevelopment will require more stringent rate
control requirements.
City Ordinance 152.55(B) states that a maintenance agreement for the proposed storm water
management areas will be required and must be recorded.
Vegetated buffer zones of at least 16.5 feet in width will need to be established for
development and redevelopment activities on properties abutting storm water ponds that were
not constructed upon pre-existing or altered wetlands. Protective buffer zones will be subject
to the requirements and restrictions in this section 152.57 of the C ity code and should
include:
Memorializing the buffer zone in a written document approved by the City and recorded
on the plat.
Buffer restrictions on vegetation alterations, topographic alterations, dumping of
materials, placement of structures or impervious surface, etc.
Section 152.16 (4)(b)(5) requires that a protective buffer zone component (PBC) submitted
as part of the natural resource management plan. T he plan shall consider the proposed seed
mixes and recommended maintenance efforts to ensure the longevity and health of the buffer
overtime.
Elev ation Drawings: T he elevations for the villas and townhomes show a exterior finish
consisting of a combination of LP Smartside, a type of wood composite siding, and vinyl
siding, with 48-inch high stone face on the front elevation of the villas and and a stone face
that will vary from 42 inches to nine feet high on the front elevation of the townhomes.
Multiple residential buildings adjacent to R zones or occupied M zones shall have a vertical
exposed exterior finish consisting of at least 50% non-combustible, non-degradable and
maintenance-free construction materials (such as face brick or natural stone but excluding
such construction materials as sheet aluminum, iron or concrete block of any kind or similar),
with the balance being a non- manufactured natural construction material such as plank cedar
or redwood.
Landscaping: An approved landscape plan shall be required. For developments having a
construction value in excess of $1,000,000, the plan shall be prepared by a landscape
architect registered and licensed in the state. T he landscape plan shall include size, location,
quantity and species of all plant materials and the method of maintenance. T he minimum
cost of landscaping materials for the plan shall be equivalent to 2.5% of the estimated
building construction cost based on current Means construction data.
T here are a total of 267 trees on the site. It is likely that up to 70% of the trees could be
removed as part of development. T he applicant will need to submit a tree removal and
replacement plan for review and approval by the Natural Resources Coordinator.
Av ailability of Municipal Utilities: Sanitary sewer and watermain utilities are currently
located adjacent to the site. Development will include the extension of sanitary sewer and
watermain lines to serve the proposed dwelling units. Also, hydrants and valve locations
will be evaluated during final design to ensure adequate fire protection.
Street Classifications: T he site abuts Garden View Drive on the east, 140th Street West on
the west and Hollins Court on the north. Garden View Drive and 140th Street West are major
collectors, which are designed to collect traffic from neighborhoods and employment centers
and distribute it to the city arterial system. Hollins C ourt is a local street, whose primary use
is to serve local transportation needs such as gaining access to the property bordering it.
Local streets will likely serve any on-site development. Improvements to the abutting
collector roads will be evaluated as part of any development project on this property.
T he C ity Engineer has done the preliminary analysis on traffic impacts related to future
development of the subject property and his findings are included.
B UD G E T I M PAC T:
N/A
AT TAC HM E NT S :
Memo
L ocation Map
Comp Plan Map
Z oning Map
Site P lan
Site P lan
Elevations
2999 WEST C.R. 42, SUITE 100, BURNSVILLE, MN 55306
PHONE: 952.890.6044 www.jrhinc.com
PLANNERS / ENGINEERS / SURVEYORS
EAGLE POINTE APPLE VALLEY GOLF COURSE SITE
APPLE VALLEY, MINNESOTA
CONCEPT PLAN
FOR
BRAN'L AN'ERSON'RAWN BY'ATEREVISIONSPLM10/9/2020A. 1/11/21: TownhomesCA' FILE23810c.dwgPRO-ECT NO.23810SHEET 1 OF 1James R. Hill, Inc.