HomeMy WebLinkAbout10/06/2021 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.
October 6, 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 September 1, 2021, Regular Meeting.
4.Public Hearings
5.Land Use / Action Items
A.Eagle Brook Church - PC21-25-B
C onsider Site Plan/Building Permit Authorization to Allow for 58,139-Sq.
Ft. Building on 13.86-Acre Lot
LO C AT IO N: 14960 Florence Trail
PET IT IO N ER: Eagle Brook Church and Menard, Inc.
B.Whaley Detached Garage Variances - PC21-26-V
1. C onsider height variance to increase the height of a detached garage
from a maximum of 16' to 21' (5' variance).
2. C onsider side yard setback variance to reduce the side yard setback
for a detached garage from 20' to 11' (9' variance).
Location: 12724 Denmark Ave
Petitioner: Matt Whaley
6.Other Business
A.Review of Upcoming Schedule and Other Updates
Planning Commission - Wednesday, October 20, 2021 - 7:00 p.m.
Planning Commission - Wednesday, November 3, 2021 - 7:00 p.m.
C ity Council - T hursday, October 14, 2021 - 7:00 p.m.
C ity Council - T hursday, October 28, 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:October 6, 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:
Carol Kovacic, 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:October 6, 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:
Carol Kovacic, 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:October 6, 2021
S E C T I O N:Consent A genda
Description:
A pprove Minutes of September 1, 2021, Regular Meeting.
S taff Contact:
Carol Kovacic, 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 September 1, 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
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:October 6, 2021
S E C T I O N:L and Use / Action I tems
Description:
E agle B rook Church - P C21-25-B
Consider Site P lan/Building P ermit A uthorization to A llow for 58,139-Sq. Ft. B uilding on 13.86-
A cre L ot
S taff Contact:
Thomas L ovelace, City Planner
Department / Division:
Community Development Department
Applicant:
E agle Brook Church and Menard, I nc.
P roject Number:
P C21-25-B
Applicant Date: 9/8/2021 60 Days: 11/2/2021 120 Days: 1/1/2022
AC T I O N RE Q UE S T E D:
If the Planning C ommission concurs staff is recommending approval of the site plan/building
permit authorization to allow for construction of 58,139-sq. ft. building and 585-space
parking lot on Lot 1, Block 3, Fischer Market Place subject to the following conditions:
1. Construction shall occur in conformance with the site plan dated September 7, 2021,
including parking lot paving and a non-surmountable concrete curb and gutter around the
entire perimeter with a minimum driveway approach radius of 15' at each public street,
and a valley gutter at the edge of the street pavement; subject to moving the private
driveway intersection along Flagstaff Avenue approximately 65 south from its location
as shown on the plan.
2. Public improvements to the Flagstaff Avenue shall be made in accordance to the C ity's
Engineer's recommendations and shall be paid for by the applicant.
3. Any trees located in the Flagstaff Avenue/private driveway sight triangles shall be
removed.
4. Construction shall occur in conformance with the landscape plans dated September 7,
2021, (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
City’s 2½% landscaping requirement at the time of building permit application and the
changes recommended by the C ity's Natural Resources C oordinator contained in the
staff memo dated September 30, 2021.
5. A bike rack shall be located in front of the building at a location that will not impede
use of any sidewalk.
6. Construction shall occur in conformance with the elevation plan dated September 7,
2021.
7. T he trash storage area shall be completely screened by a wall or enclosed in a building
and any enclosure shall be architecturally compatible with the building's exterior finish.
8. 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 code.
9. Site grading shall occur in conformance with a N atural Resources Management Plan
(N RMP) which shall include a final grading plan to be submitted for review and
approval by the City Engineer; subject to the applicant submitting a copy of the General
Storm Water Permit approval from the Minnesota Pollution C ontrol A gency pursuant to
Minnesota Rules 7100.1000 - 7100.1100 regarding the State N P D ES Permit prior to
commencement of grading activity.
10. All filtration areas shall be constructed in conformance with the City standards.
11. 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 any onsite filtration
areas.
12. Utility construction shall occur in conformance with a final utility plan to be submitted
for C ity review and approval prior to issuance of any City permits.
13. Construction shall be in conformance with the lighting plan dated September 7, 2021.
14. Approval of a signage plan is not included with this site plan and building permit
authorization. A separate application and signage plan in conformance with the sign
regulations must be submitted for review and approval to the C ity prior to the erection
of any signs.
S UM M ARY:
Eagle Brook C hurch and Menard, Inc. has submitted an application requesting approval of
site plan/building permit authorization to allow for the construction of a 58,139-sq. ft. church
and 585 surface parking spaces on a 13.86-acre lot located at 14960 Florence Trail.
T he property is the location of the former Menard's building supply store. T he applicant is
proposing to remove a 102,657 sq. ft. of the existing 160,796-sq. ft. building and use what
remains for a 58,139-sq. ft. church and will add parking in the former outdoor yard area,
north and east of the building. All but 42 of the existing 453 surface parking spaces, parking
islands and cart corrals along the south side of the site will be removed; as well as the
buildings, concrete surface, racking and generator in the lumberyard area will be removed.
T he fence around the perimeter of the lumberyard. T he plans indicate that the applicant will
try to save any existing trees located along the perimeter of the site that do not conflict with
their redevelopment plans.
B AC K G RO UND:
Comprehensiv e P lan: T he C ity's 2040 C omprehensive Plan currently designates the
property "C " (C ommercial). T he C ommercial designation includes a wide variety of retail,
office, and service uses that vary in intensity and off-site impacts. T he C ity uses the zoning
ordinance to regulate the intensity and characteristics of development. Lower-intensity
commercial districts include Limited Business, Neighborhood C ommercial, General Business
and Retail. Religious centers are permitted uses in Limited Business zoning district and
religious facilities are permitted in the Retail Business zoning district.
Zoning: T he property is zoned "PD -646/zone 1" (Planned Development). Church, religious
facilities and religious centers are permitted uses within zone 1 of the planned development.
Site P lan: T he site is the current location of an 160,796-sq. ft. vacant Menards retail store,
453- space surface parking lot and 3.8-acre outdoor lumberyard. T he applicant is proposing
to remove all but 42 parking spaces, the east 102,657 sq. ft. of the existing building, the
lumberyard, and perimeter fencing surrounding the lumberyard. T hey will use the remaining
58,139 sq. ft. of the existing building for their church, reconfigure the south parking lot that
will include 219 spaces, add 186 parking spaces east of the proposed building and 180
spaces north of the building.
Vehicular access to the site will via the existing drive approach along Florence Trail and a
new driveway along Flagstaff Avenue. T he new driveway shall be placed at a location
acceptable to the C ity. T he applicant shall also be required to pay for modifications to the
Flagstaff Avenue that shall include adding a northbound left/through lane from Florence Trail
to the existing left turn lane at 147th Street West and adding a southbound right-turn lane at
the driveway.
Access will continue between the proposed church and adjacent Sam's C lub to the west.
Minor modifications will be made to make a smoother transition between the two properties.
T he site plan shows a "trash storage area" at the northwest corner of the building. T he plans
do not show how the area will be screened. All waste material, debris, refuse or garbage
shall be kept in an enclosed building or enclosed within a container. T he container shall be
completely screened by a wall or an equivalent visual screen. T he screen or enclosed
building shall be architecturally compatible with the principal building it serves.
A bike rack shall be installed in front of the building.
Grading P lan: Significant grading will be done to prepare the site for development. T his
will include the excavation of three filtration basins in the south parking area, two basins
along the north side of the property and one filtration swale along the east side of the
property. T he C ity Engineer has reviewed the grading plans and his comments are included
in his attached memo.
Site grading shall occur in conformance with a final grading plan to be submitted for review
and approval prior to issuance of any C ity permits for the proposed development.
Elev ation Drawings: T he building elevations will have an exterior finish consisting of face
brick, precast, prefinished architectural panel system. Staff has no issues with the proposed
elevations.
Roof P lan: T he applicant has submitted a roof plan that shows the location of the rooftop
units and exhaust fixtures. All rooftop mechanical equipment shall be fully screened by
either a parapet wall along the edge of the building or by a screen immediately surrounding
such equipment. T he height of the parapet wall or screen shall be at least the height of the
equipment. Parapet walls must be an extension of the primary building materials comprising
the outside walls of the building; screens must be constructed of durable, low-maintenance
materials and be either a light, neutral color or the same color as the primary building
materials of the outside walls. Rooftop equipment shall be set back from the edge of the roof
along the front building face a minimum of one times the equipment height.
Landscape P lan: T he applicant has submitted a preliminary landscape plan that shows the
size, location, quantity, caliper, species of all plant materials, and ground cover. T he plan has
been reviewed by the C ity's Natural Resources Coordinator and she is recommending the
following:
Provide additional detail on the proposed stormwater seed mix. T he detail shall
consider a minimum of a three year establishment period per the specific seed mix
specifications. Regular ongoing maintenance such as weeding, spot spraying, and inter-
planting are likely required to ensure the longevity and health of the basins functionality
long-term.
T he erosion control blanket does not extend fully north on the basin to the east (swale
filtration basin 3).
T he tree quantities shown on the plan do not match Plant Schedule.
Substitute a Black Hills Spruce variety for the proposed Colorado Spruce due to
common fungal problems with the Colorado Spruce species.
Diversify the tree plantings to follow the 30-20-10 rule. (T he rule suggests an urban
tree population should include no more than 10% of any one species, 20% of any one
genus, or 30% of any family.)
Provide exterior foundation planting plans. T he City encourages planting a variety of
native species (not cultivars) in the schedule. Plaza Area around the building requires
additional detail and plantings.
T he applicant's plans indicate that they will be saving 95 existing trees onsite, which includes
trees directly adjacent to the proposed Flagstaff Avenue driveway. T he City Engineer has
recommended that 30-foot site triangles be established at this location. A site triangle is a
portion of land at intersections in which nothing is erected, placed, planted, or allowed to
grow that will limit or obstruct the sight distance of drivers entering or leaving the
intersection. T his will require the removal of any existing trees within the intersection's sight
triangles.
Av ailability of Municipal Utilities: Sanitary sewer and watermain line to serve the building
are currently available onsite. C onnections will be made from the existing lines to the
proposed building.
Several stormwater filtration areas are being proposed on the site which will require
significant storm sewer construction. To ensure the proper construction and ongoing
maintenance of these areas, the C ity will require the execution of a construction and
maintenance agreement between the C ity and the developer.
Utility construction shall occur in conformance with a final utility plan to be submitted for
review and approval prior to issuance of any City permits.
Street Classifications/Accesses/Circulation: Primary access to the site will be via an
existing driveway along Florence Trail and a new driveway along Flagstaff Avenue. A
secondary access will be provided via a cross access and parking agreement with Sam's
Club, who has a retail store adjacent to west of the site. No access along the north side of
property will be allowed off 147th Street West.
Per the request of the City, the applicant has prepared a traffic impact study. T he study's
conclusions and recommendations are included in Section 7.0 on pages 7-1 and 7-2. T he
City's traffic consultant and Engineer have reviewed the traffic study and their comments are
included in the attached memo. T he proposed traffic mitigation should adequately address
any potential changes in traffic generated by the proposed change in use. T hese mitigation
measures include the following changes to the proposed access on Flagstaff Avenue:
Provide two exiting lanes and one entering lane.
Add a northbound left-turn lane on Flagstaff Avenue.
Add a southbound right-turn lane.
T he mitigation measures are shown on the applicant's plans. T he C ity Engineer has reviewed
the mitigation measures and is recommending some minor modifications, which are outlined
in his attached memo.
P edestrian Access: A sidewalk from the building to Florence Trail currently exists. T he
applicant is proposing a sidewalk along the north side of the Flagstaff Avenue driveway that
will connect to the existing sidewalk along the west side of the street. A sidewalk extension
should be considered from the building to the 147th Street West.
Lighting P lan: In commercial and industrial areas, any light or combination of lights that
cast light on any adjacent commercial or industrial property shall not exceed one foot candle
as measured at the property line. Also, any lighting used to illuminate an off-street parking
area or sign shall be arranged so as to deflect light away from any adjoining residential zone
or from the public streets. T he submitted lighting plan shows that the development will be in
compliance with the C ity's lighting requirements.
Signs: T he submitted plans show building signage and a monument sign north of the Flagstaff
Avenue driveway intersection. No signage details have been included with their submission.
Approval of the site plan/building permit authorization does not constitute sign approval. A
separate sign application will need to be submitted and approved prior to erecting any signs.
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
Existing Conditions
Demolition Plan
Site P lan
Grading P lan
Utilities Plan
Utilities Plan
L andscaping Plan
Elevations
F loor Plan
L ighting Plan
CITY OF
MEMO
Public Works
TO: Tom Lovelace, Planner
FROM: Brandon S. Anderson, PE, City Engineer
DATE: September 30, 2021
SUBJECT: Eagle Brook Church Site Plan Review per plans dated 09/07/2021
General
1. All work and infrastructure within public easements or right of way shall be to City
standards.
2. Provide a narrative of how the buildings will be constructed and any impacts. The
narrative shall include the following:
a. Shoring (if applicable)
b. Material Storage.
c. Haul routes to and from the site.
d. 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.
6. Plans should include reference to all used City of Apple Valley standard detail plates. All
Standard detail plates should be shown in the details section of the plans.
Permits
7. 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.
8. Department of Labor and Industry (DOLI) shall review private utilities.
9. A right of way permit will be required for all work within public easements or right of
way.
10. A Natural Resource Management Permit (NRMP) will be required prior to any land
disturbing activity commences.
11. Since the site will be disturbing more than 1 acre and creating more than 1 acre of new
impervious. The applicant will be subject to the requirements of the State NPDES
Construction Storm water Permit. The applicant must provide proof of permit.
12. A public infrastructure project is anticipated for the proposed improvements on
Flagstaff Avenue. 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.
13. City Ordinance 152.55(B): Maintenance agreement for the proposed storm water
management areas will be required and must be recorded.
Site
14. Include Auto turn drawing for service and emergency vehicles entering and leaving the
site.
15. Show the location of manholes and gate valves and hydrants on the site plan.
16. Show existing easements on the site/grading and utlity plans. Permanent structures are not
allowed in drainage and utility easements or private storm water facilities.
17. Show 30’ site line triangles at the main entrance access to Flagstaff to ensure additional
trees are not required to be removed for site lines.
18. Signage Plan and details should be included on site plan (i.e. pedestrian crossing signage,
ADA, directional signs, no parking, buffer/storm water signs, no snow storage in storm
water basins, etc…) for review
19. See attached layout for proposed public improvements required for traffic mitigation
(access) on Flagstaff Avenue.
• The proposed access drive to Flagstaff shall be shifted +65’ to the south to provide
approx. 400’ distance from 147th Street.
• The turn lane length shall be 150’ plus 8:1 taper to tie into Flagstaff curb line.
• Driveway Apron shall be per City of Apple Valley standard detail plate STR-
5.
20. See attached Memo from SRF regarding the review of Traffic Impact Study.
Grading & Drainage Plan
21. Final Grading Plans shall be reviewed and approved by City Engineer.
22. Provide the overall site composite Curve Number (CN) along with the impervious % on the
area tabulation.
23. Proposed filtration basins shall be privately owned and maintained. A filtration basin
Construction and Maintenance Agreement will be required.
24. Label the Normal Water Elevation for each filtration basin.
25. Provide a cross section of each proposed filtration basin, include depth and filter media.
26. Slopes on grading plan shall be a minimum of 2.0%.
27. The proposed storm sewer should be bold and stand out on the drainage plan.
28. Provide spot elevations for the filtration basin swale.
29. Filtration basins need to be named individually in accordance with SWMP with the
following naming convention:
• WVR P-100.1 – WVR P-100.5
Storm Sewer
30. Final Storm water Management Plan shall be reviewed and approved by City Engineer.
31. Final locations and sizes of Storm Sewer shall be reviewed with the final construction plans and
approved by City Engineer.
32. Provide storm sewer calculations for storm water requirements. (Rational method including
Hydraulic grade lines).
33. Provide a detail of all outlet structures.
• Additional underdrain valves and valve boxes per Dakota County SWCD details will
be required in the filtration basins.
• Reference Dakota County SWCD Details were applicable
34. Provide pretreatment device/s, such as a SAFL Baffle or approved equal and sump prior
to discharging into the public storm sewer in an additional separate MH. Sump
structures as shown in City “Catch Basin Manhole with Sump” detail STO-5S. Any
sumps shall be privately maintained and routinely cleaned as the accumulated sediment
will be from the private parking lots and roadways.
35. Show the HWL, NWL and pond bottom elevations on the storm sewer plan.
36. Label the basins and swale on the storm sewer plan.
37. Verify the elevation of the west invert from the swale to basin #3.
38. Number the structures for the storm sewer. These should correlate with the numbers provided
in the storm sewer calculations.
Sanitary Sewer and Water main
39. Final locations and sizes of Sanitary Sewer and Water main shall be reviewed with the final
construction plans and approved by City Engineer.
40. 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.
41. Remove all unused service stubs back to the main
42. Identify Irrigation service location(s) if applicable per SER-4.
43. Provide additional drawing showing required hydrant coverage for site.
44. 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.
45. No water main can be located within filtration basin area. The drainage swale along the east
side of parking may need to be regraded to separate water main from swale bottom.
Landscape and Natural Resources
46. Sheet 260.LP: Provide detail on the proposed stormwater seed mix. The detail shall consider a
minimum of a three year establishment period per the specific seed mix specifications. Regular
ongoing maintenance such as weeding, spot spraying, and inter-planting are likely required to
ensure the longevity and health of the basins functionality long-term.
47. Sheet 233.SW: Erosion control blanket does not extend fully north on the basin to the east
(swale filtration basin 3)
48. Sheet 260.LP: Quantities of trees shown on plan to not match Plant Schedule.
• Recommend substituting a Black Hills Spruce variety for the proposed Colorado
Spruce due to common fungal problems with Colorado Spruce.
• Diversify the tree plantings to follow the 30-20-10 rule. (The rule suggests an urban
tree population should include no more than 10% of any one species, 20% of any one
genus, or 30% of any family.)
49. Provide exterior foundation planting plans. The City encourages planting a variety of native
species (not cultivars) in the schedule.
50. Plaza Area around the building requires additional detail and plantings.
Review Summary
www.srfconsulting.com
3701 Wayzata Boulevard, Suite 100 | Minneapolis, MN 55416-3791 | 763.475.0010 Fax: 1.866.440.6364
An Equal Opportunity Employer
SRF No. 14868.00
To: Brandon Anderson, PE, City Engineer
City of Apple Valley
From: Tom Sachi, PE, Associate
Brent Clark, PE, Senior Engineer
Date: July 28, 2021
Subject: Review of Traffic Impact Study for Apple Valley Eagle Brook Church
Introduction
As requested, SRF has completed a review of the Traffic Impact Study – Apple Valley Eagle Brook Church
document, dated July 23, 2021 completed by Stantec Consulting Services. The proposed development
is located in the northwest quadrant of the Flagstaff Avenue and Florence Trail intersection in the
City of Apple Valley. A review of the memorandum identified the following questions and comments
for consideration.
Review Summary
Based on our review, the following items were identified:
Site Trip Generation/Distribution
1. The data collected at an existing Eagle Brook Church for entering/exiting percentages appear
reasonable based on SRF’s historical data collection efforts at other churches.
2. The vehicle occupancy data provided by the church appears reasonable. The attendance
projections represent a conservative estimate (approximately 1,000 attendees during peak service)
3. The peak hour trip generation using the Institute of Transportation Engineers Trip Generation Manual,
10th Edition is accurate for the previous land use. Note that the Menards trip generation (previous
land use) is only based on four (4) studies.
4. The time of day trip generation reductions for the previous land use are accurate.
5. The directional distribution percentages are reasonable for the previous land use and the approach
for the proposed land use is accurate.
6. The volume routing appears to be accurate. An assumption of 10 percent of church attendees
entering/exiting for the Sam’s Club parking lot appears to the accurate.
7. The proposed land use is expected to generate an additional 119 trips during the 8:15 to 9:15 a.m.
peak hour, 205 trips during the 10:00 to 11:00 a.m. peak hour, and 591 fewer trips during the 12:00
to 1:00 p.m. peak hour.
8. The background growth rate of two (2) percent is consistent with historical rates.
Review of Traffic Impact Study for Apple Valley Eagle Brook Church July 28, 2021
Page 2
Traffic Impact Analysis
9. PHF values were updated accordingly for the entering/exiting movements associated with the
development.
a. 8:15 to 9:15 a.m. – 0.46 for entering trips
b. 10:00 to 11:00 a.m. – 0.34 for entering trips, 0.54 for exiting trips
c. 12:00 to 1:00 p.m. – 0.48 for exiting trips
10. The traffic operations analysis results from the Highway Capacity Manual appear to be accurate
with the updated PHF information.
11. The queues identified in the analysis results are provided from a SimTraffic queuing report and
appear to be accurate.
Conclusions and Recommendations
12. A review of the proposed site plan geometrics indicate the recommendation of a southbound
right-turn lane along Flagstaff Avenue at the main access location in both site plan scenarios. This
is determined to be safety benefit for the peak entering volumes.
13. The other proposed geometrics appear to be adequate with the updated traffic analysis
information.
i. For Option B1, adequate No Turn and Do Not Enter signing will be necessary to prohibit
motorists from entering the site at both access driveways. However, a median may not be
feasible to allow for vehicles to exit the driveway via left-turns. Additionally, Option B1
would likely require exiting vehicles to exit through the newly developed northbound left-
turn lane, which can present safety issues.
14. The turn lane design along Flagstaff Avenue information appears to be accurate based on the 95th
percentile queueing results and the LRRB Turn Lane Design Criteria presented in the report.
15. The internal queues (max 95th queue identified was approximately 150 feet) as a result of the
proposed development should be noted to prohibit access from drive aisles during peak exiting
times. This could be further resolved within the future operations plan for the Church.
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(8:1)439'H:\APVA\0N1125555\CAD\C3D\MISC-2021-147-Proposed Flagstaff.dwg 9/29/2021 1:48:20 PMR
2021-147: Eagle Brook Church
City of Apple Valley
Flagstaff Avenue Improvements
September 2021
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(8:1)439'H:\APVA\0N1125555\CAD\C3D\MISC-2021-147-Proposed Flagstaff.dwg 9/29/2021 1:50:00 PMR
2021-147: Eagle Brook Church
City of Apple Valley
Flagstaff Avenue Improvements
September 2021
RFEETSCALE
0 40 80
HORZ.
File #227703971
July 23, 2021
Prepared by:
Stantec Consulting
Services Inc.
1800 Pioneer Creek Center
Maple Plain, MN 55359
Phone: 7963-479-4200
Fax: 763-479-4242
Prepared for:
Eagle Brook Church 7015 20th Avenue
Centerville, MN 55038
Traffic Impact Study for
Eagle Brook Church
in Apple Valley, MN
July 2021 i
Table of Contents
TABLE OF CONTENTS ..................................................................................... I
1.0 EXECUTIVE SUMMARY ...................................................................... 1-1
2.0 PURPOSE AND BACKGROUND ........................................................... 2-1
3.0 EXISTING SITE CONDITIONS ............................................................ 3-1
4.0 CHURCH OPERATIONAL CHARACTERISTICS ...................................... 4-1
5.0 TRAFFIC FORECASTS ........................................................................ 5-1
6.0 TRAFFIC ANALYSIS ........................................................................... 6-1
7.0 CONCLUSIONS AND RECOMMENDATIONS ......................................... 7-1
8.0 APPENDIX ........................................................................................ 8-1
FIGURES
FIGURE 1 PROJECT LOCATION .................................................................. 2-2
FIGURE 2 SITE PLAN – OPTION A1 ............................................................ 2-3
FIGURE 3 SITE PLAN – OPTION B1 ............................................................ 2-4
FIGURE 4 EXISTING CONDITIONS ............................................................. 3-3
I hereby certify that this 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.
__________________________________ DATE: July 23, 2021
Edward F. Terhaar
License No. 24441
July 2021 1-1
1.0 Executive Summary
The purpose of this Traffic Impact Study is to evaluate the traffic impacts of the proposed
Eagle Brook Church project in Apple Valley, MN. The project site is located west of Flagstaff
Avenue between 147th Street W. and Florence Trail. The proposed project location is
currently occupied by a vacant building which previously housed a Menards store .
This study examined Sunday peak hour traffic impacts of the proposed project at the
following intersections:
• CR 42/Flagstaff Avenue
• Flagstaff Avenue/Florence Trail
• 147th Street/Flagstaff Avenue
• 147th Street/Foliage Avenue
• 147th Street/Galaxie Avenue
• Florence Trail/Foliage Avenue
• CR 46/Flagstaff Avenue
Church services are held at 9 a.m. and 11 a.m. on Sunday and 4 p.m. and 6 p.m. on
Saturday. The Sunday services are expected to have the highest attendance and therefore
are the most critical from a traffic operations perspective. Wednesday night Student
Ministry takes place from 6 p.m.-9 p.m. which is outside of the peak hour of traffic on the
surrounding street system.
The Sunday peak hours of 8:15 – 9:15 a.m., 10:00 – 11:00 a.m., and 12:00 – 1:00 p.m.
were analyzed to coincide with peak church traffic during those time periods.
In addition to the church project, the traffic impact of the former 160,000 square foot
Menards store were also reviewed for comparison to the church impacts.
The proposed project will involve remodeling the existing vacant building into a 1,000 seat
church facility. On Sundays, the church plans to hold services at 9:00 a.m. and 11:00 a.m.
Two options have been developed for the site layout of the church. The options are
described below:
• Option A1 – The main access for the church is on the south side of the building. Full
access for the site is provided on Florence Trail at Flanders Path and on Flagstaff
Avenue approximately 400 feet south of 147th Street. Approximately 725 parking
spaces are provided in this option.
• Option B2 - The main access for the church is on the east side of the building. Full
access for the site is provided on Florence Trail at Flanders Path and on Flagstaff
Avenue. The access on Flagstaff is divided into an entrance location and an exit
location which are separated by approximately 300 feet. The entrance access is
located approximately 400 feet south of 147th Street. Approximately 650 parking
spaces are provided in this option.
The project is expected to be completed by the end of 20 22.
July 2021 1-2
The conclusions drawn from the information and analyses presented in this report are as
follows:
• The proposed project is expected to generate 457 trips during the Sunday 815-915
a.m. hour, 995 trips during the Sunday 1000-1100 a.m. hour, and 537 trips during
the Sunday 1200-100 p.m. hour.
• The Menards use generates 338 trips during the Sunday 815-915 a.m. hour, 790
trips during the Sunday 1000-1100 a.m. hour, and 1,128 trips during the Sunday
1200-100 p.m. hour.
• All movements and intersections operate at acceptable levels of service during 2021
conditions.
• Under the 2023 No Build scenario, the westbound left turn at the Florence
Trail/Foliage Avenue intersection operates at LOS F during the 12:00 -1:00 p.m. time
period. All other movements and intersections operate at acceptable levels of
service during all three time periods.
• During the 815-915 a.m. time period under the 2023 Build scenario, all movements
and all intersections operate at acceptable levels of service for the Menar ds and
Church land use scenarios.
• During the 1000-1100 a.m. time period under 2023 Build scenario, all movements
and all intersections operate at acceptable levels of service for the Menards and
Church Option B1 scenarios.
• Under the 2023 Build scenario with the Church Option A1, the following issue was
observed during the 10:00-11:00 a.m. time period:
o The eastbound left turn at the Flagstaff/access intersection operates at LOS E.
• Under the 2023 Build scenario with the Menards land use, the following issues were
observed during the 12:00-1:00 p.m. time period:
o The westbound left turn at the Florence Trail/Foliage Avenue intersection
operates at LOS F.
o The eastbound left turn at the Flagstaff Avenue/Florence Trail intersection
operates at LOS F.
• Under the 2023 Build scenario with either Church option, the following issues were
observed during the 12:00-1:00 p.m. time period:
o The westbound left turn at the Florence Trail/Foliage Avenue intersection
operates at LOS F.
• Vehicle queuing analysis indicates queues are not expected to impact traffic
operations at any intersection along Flagstaff Avenue. Under Church Option A1, the
400 foot spacing between 147th Street and the proposed Church access adequately
accommodates all queues without impacting operations at either intersection. Under
Church Option B1, the 300 foot spacing between Church access points adequately
accommodates all queues without impacting traffic operations.
July 2021 1-3
• For Church Option A1, the following lane geometrics are recommended for the
proposed access on Flagstaff Avenue:
o Provide a northbound left turn lane
o Provide a southbound right turn lane
o Provide two exiting lanes (left turn and right turn)
o Provide one entering lane
• For Church Option B1, the following lane geometrics are recommended for the
proposed access points on Flagstaff Avenue:
o North access (enter only)
▪ Provide a northbound left turn lane
▪ Provide a southbound right turn lane
▪ Provide one entering lane
o South access (exit only)
▪ Provide two exiting lanes (left turn and right turn)
• The following turn lane and taper lengths are recommended at the north access
intersection on Flagstaff Avenue:
o Northbound left turn lane – 210 foot turn lane with 60 foot taper
o Southbound right turn lane – 65 foot turn lane with 60 foot taper
• The exact location of new access points on Flagstaff Avenue must be coordinated
with City staff to determine the preferred location relative to turn lane requirem ents.
• We recommend that Church staff develop a detailed traffic operations plan tailored
for the proposed site to ensure efficient traffic and parking operations. This plan will
include coordination with the existing Sam’s Club store to determine the amount of
control needed at the drive aisle connection points within the parking lot.
July 2021 2-1
2.0 Purpose and Background
The purpose of this Traffic Impact Study is to evaluate the traffic impacts of the proposed
Eagle Brook Church project in Apple Valley, MN. The project site is located west of Flagstaff
Avenue between 147th Street W. and Florence Trail. The proposed project location is
currently occupied by a vacant building which previously housed a Menards store. The
project location is shown in Figure 1.
This study examined Sunday peak hour traffic impacts of the proposed project at the
following intersections:
• CR 42/Flagstaff Avenue
• Flagstaff Avenue/Florence Trail
• 147th Street/Flagstaff Avenue
• 147th Street/Foliage Avenue
• 147th Street/Galaxie Avenue
• Florence Trail/Foliage Avenue
• CR 46/Flagstaff Avenue
Church services are held at 9 a.m. and 11 a.m. on Sunday and 4 p.m. and 6 p.m. on
Saturday. The Sunday services are expected to have the highest attendance and therefore
are the most critical from a traffic operations perspective. Wednesday night Student
Ministry takes place from 6 p.m.-9 p.m. which is outside of the peak hour of traffic on the
surrounding street system.
The Sunday peak hours of 8:15 – 9:15 a.m., 10:00 – 11:00 a.m., and 12:00 – 1:00 p.m.
were analyzed to coincide with peak church traffic during those time periods.
In addition to the church project, the traffic impact of the former 160,000 square foot
Menards store were also reviewed for comparison to the church impacts.
Proposed Development Characteristics
The proposed project will involve remodeling the existing vacant building into a 1,000 seat
church facility. On Sundays, the church plans to hold services at 9:00 a.m. and 11:00 a.m.
Two options have been developed for the site layout of the church. The options are
described below:
• Option A1 – The main access for the church is on the south side of the building. Full
access for the site is provided on Florence Trail at Flanders Path and on Flagstaff
Avenue approximately 400 feet south of 147th Street. Approximately 725 parking
spaces are provided in this option.
• Option B2 - The main access for the church is on the east side of the building. Full
access for the site is provided on Florence Trail at Flanders Path and on Flagstaff
Avenue. The access on Flagstaff is divided into an entrance location and an exit
location which are separated by approximately 300 feet. The entrance access is
located approximately 400 feet south of 147th Street. Approximately 650 parking
spaces are provided in this option.
The current site plans are shown in Figures 2 and 3. The project is expected to be
completed by the end of 2022.
July 2021 2-2
July 2021 2-3
July 2021 2-4
July 2021 3-1
3.0 Existing Site Conditions
The proposed site is currently a vacant building. The site is bounded by 147th Street on the
north, Flagstaff Avenue on the east, Florence Trail on the south, and a Sam’s Club store and
parking lot on the west.
Near the site location, Flagstaff Avenue is a two lane roadway with at major intersections.
Flagstaff Avenue expands to a four-lane divided roadway south of Florence Trail. 147th
Street, Florence Trail, and Foliage Avenue are three-lane roadways. CR 42, CR 46, and
Galaxie Avenue are four-lane divided roadways with turn lanes and traffic signal control at
major intersections. Cutters Lane is a two lane roadway.
Existing site conditions are shown in Figure 3 and described below.
147th Street/Galaxie Avenue (traffic signal control)
This intersection has four approaches and is controlled with a traffic signal. All approaches
provide one left turn lane, one through lane, and one through/right turn lane.
147th Street/Foliage Avenue (minor street stop control)
This intersection has four approaches and is controlled with stop signs on the Foliage
Avenue approaches. All approaches provide one left turn lane and one through/right turn
lane.
147th Street/Flagstaff Avenue (all-way stop sign control)
This intersection has four approaches and is controlled with stop signs on all approaches.
The eastbound and northbound approaches provide one left turn lane and one through/right
turn lane. The westbound and southbound approaches provide one left turn lane, one
through lane, and one right turn lane.
Florence Trail/Foliage Avenue (minor street stop control)
This intersection has four approaches and is controlled with stop signs on the Florence Trail
approaches. All approaches provide one left turn lane and one through/right turn lane.
Flagstaff Avenue/Florence Trail (minor street stop control)
This intersection has three approaches and is controlled with a stop sign on the Florence
Trail approach. The eastbound approach provides one left turn lane and one right turn lane.
The northbound approach provides one left turn lane and two through lanes. The
southbound approach provides one through lane and one through/right turn lane.
CR 42/Flagstaff Avenue (traffic signal control)
This intersection has four approaches and is controlled with a traffic signal. The eastbound
and westbound approaches provide one left turn lane, two through lanes, and one right turn
lane. The northbound and southbound approaches provide one left turn lane, one through
lane, and one through/right turn lane.
July 2021 3-2
CR 46/Flagstaff Avenue (traffic signal control)
This intersection has four approaches and is controlled with a traffic signal. The eastbound
and westbound approaches provide one left turn lane, two through lanes, and one right turn
lane. The southbound approach provides one left turn lane, one through lane, and one right
turn lane. The northbound approach provides one left turn lane and one through/right turn
lane.
Traffic Volume Data
Sunday turn movement volumes were recorded from 8:00 a.m. – 1:00 p.m. in May 2021.
Traffic volumes recorded at the MnDOT Automatic Traffic Recording (ATR) station located on
CSAH 42 west of Portland Avenue were reviewed to determine if traffic volumes in the area
have returned to normal levels experienced before reductions due to the COVID-19
pandemic. Data at this location indicate that Sunday traffic volumes recorded in May 2021
were greater than Sunday volumes recorded in May 2019. Therefore, no adjustments were
made the traffic volumes collected for this study.
July 2021 3-3
July 2021 4-1
4.0 Church Operational
Characteristics
Information and detailed observations completed at an existing Eagle Brook Church location
in Blaine, MN were used to gain an understanding of church traffic and parking operations.
Operations were observed for both the 9:00 a.m. and 11:00 a.m. church services. Turn
movement volumes at the access point on 95th Avenue NE were recorded before and after
each service, giving us a clear understanding of the access operations and arrival and exit
times. Parking usage and on-site operations were recorded, including the amount of time it
took for the lot to empty after each service. Throughout all entering and exiting periods,
volunteers were stationed throughout the site to assist with on-site operations.
This detailed information gave us detailed information on the traffic operation characteristics
expected at the proposed location. The percentage of parishioners entering and exiting by
time period was determined from the turn movement data. The resulting percentages are
shown in Table 4-1.
Table 4-1
Entering and Exiting Percentages at Existing Eagle Brook Church
in Blaine, MN
Time Period Percent Entering Percent Exiting
815-830 a.m. 3.7 0
830-845 a.m. 19.9 0
845-900 a.m. 54.3 0
900-915 a.m. 22.1 0
1000-1015 a.m. 6.0 46.1
1015-1030 a.m. 22.2 43.8
1030-1045 a.m. 54.9 7.3
1045-1100 a.m. 16.9 2.8
1200-1215 p.m. 0 36.1
1215-1230 p.m. 0 52.0
1230-1245 p.m. 0 8.6
1245-100 p.m. 0 3.3
As shown in the table, all traffic was entering the site prior to the 9:00 a.m. service. After
the 9:00 a.m. service and before the 11:00 a.m. service, there was a combination of
entering and exiting traffic from both services. As shown, the majority of the exiting traffic
occurs during the first half hour, while the majority of the entering traffic occurs during the
last half hour. After the 11:00 a.m. service, all traffic was exiting the site.
Even though the Blaine site experienced high attendance on the observa tion date,
parishioners were able to enter and exit the site with minimal delays. Eagle Brook staff
understands the importance of effective on-site operations and strive to provide a positive
experience when entering and exiting the site. Church staff an d volunteers follow a detailed
traffic operations plan to ensure efficient traffic and parking operations.
July 2021 5-1
5.0 Traffic Forecasts
Traffic Forecast Scenarios
To adequately address the impacts of the proposed project, forecasts and analyses were
completed for the year 2023. As described earlier, traffic forecasts were developed for the
Options A1 and B1 for the church layout.
Specifically, traffic forecasts for the Sunday peak hours of 8:15 – 9:15 a.m., 10:00 – 11:00
a.m., and 12:00 – 1:00 p.m. were completed for the following scenarios:
• 2021 Existing. Turn movement volumes collected in May 2021 were used for
existing conditions. The existing volume inform ation includes trips generated by
uses near the project site.
• 2023 No-Build. Existing volumes at the subject intersections were increased to
account for background growth generated by other development within the area.
Based on historic traffic counts in the area, a growth rate of 2.0% per year was
applied to the 2021 volumes to develop the 2023 No-Build volumes.
• 2023 Build. Trips generated by the proposed use were added to the 2023 No-Build
volumes to determine 2023 Build volumes.
In addition to the church project, the traffic impact of the former 160,000 square foot
Menards store were also reviewed for comparison to the church impacts.
Trip Generation for the Church Use
The expected development trips were determined from detailed attendance information
provided by Eagle Brook Church. Attendance information from other existing church
locations was analyzed to establish the expected attendance at the proposed location.
Based on this data and growth estimates for this area, an attendance of 800 persons is
projected for the 9:00 a.m. service and 940 persons at the 11:00 a.m. service. Based on
vehicle occupancy data from the existing church locations, this equates to 457 vehicles for
the 9:00 a.m. service and 537 vehicles for the 11:00 a.m. service.
The entering and exiting percentages presented in Table 3-1 were applied to the forecasted
vehicle counts, resulting in the trip generation information in Table 5-1.
July 2021 5-2
Table 5-1
Sunday Trip Generation for Proposed Church
Time Period Trips
In Out
815-830 a.m. 17 0
830-845 a.m. 91 0
845-900 a.m. 248 0
900-915 a.m. 101 0
1000-1015 a.m. 33 211
1015-1030 a.m. 119 200
1030-1045 a.m. 295 33
1045-1100 a.m. 91 13
1200-1215 p.m. 0 194
1215-1230 p.m. 0 279
1230-1245 p.m. 0 46
1245-100 p.m. 0 18
Trip Generation for Menards Use
Sunday trip generation estimates for the Menards store were calculated based on data for
the Home Improvement Superstore presented in the tenth edition of Trip Generation,
published by the Institute of Transportation Engineers (ITE). The ITE data indicates the
Sunday peak hour occurs in the early afternoon, which aligns with the 12:00-1:00 p.m.
period used in this study. Traffic data from the surrounding streets was used to estimate
the percentage of trips that would occur during the other analysis hours. The data indicated
the 8:15-9:15 a.m. hour is approximately 30 percent of the peak hour and the 10:00-11:00
a.m. hour is approximately 70 percent of the peak hour. The resultant trip generation
estimates are shown in Table 5-2.
Table 5-2
Sunday Trip Generation for Menards
Land Use Size 815-915 AM 1000-1100 AM 1200-100 PM
In Out Total In Out Total In Out Total
Menards store 160,000 SF 176 162 338 411 379 790 587 541 1128
Note: SF=square feet
Trip Generation Comparison
Trip generated by the Church use and the Menards use are shown in Table 5-3 for
comparison purposes.
Table 5-3
Sunday Trip Generation for Menards
Land Use 815-915 AM 1000-1100 AM 1200-100 PM
In Out Total In Out Total In Out Total
Menards store 176 162 338 411 379 790 587 541 1128
Eagle Brook Church 457 0 457 538 457 995 0 537 537
July 2021 5-3
Trip Distribution Percentages for Church Use
Trip distribution percentages for the subject project trips were established based on detailed
analysis of existing and future parishioners that are expected to visit to the new site.
The distribution percentages for new trips generated by the proposed development are as
follows:
• 25 percent to/from the south on CSAH 23 via CSAH 42
• 8 percent to/from the west on CSAH 42
• 5 percent to/from the north on CSAH 23 via 147th Street
• 3 percent to/from the west on 147th Street
• 7 percent to/from the north on Galaxie Avenue
• 2 percent to/from the north on Foliage Avenue
• 5 percent to/from the north on Flagstaff Avenue
• 10 percent to/from the east on 147th Street
• 10 percent to/from the east on CSAH 42
• 25 percent to/from the south on Flagstaff Avenue
Trip Distribution Percentages for Menards Use
Trip distribution percentages for the Menards trips were established based on the nearby
roadway network, existing traffic patterns, location of the subject development in relation to
major attractions and population concentrations, and previous studies completed in the
area.
The distribution percentages for trips generated by the Menards use are as follows:
• 30 percent to/from the west on CSAH 42
• 5 percent to/from the west on 147th Street
• 5 percent to/from the north on Galaxie Avenue
• 5 percent to/from the north on Foliage Avenue
• 10 percent to/from the north on Flagstaff Avenue
• 15 percent to/from the east on 147th Street
• 20 percent to/from the east on CSAH 42
• 10 percent to/from the south on Flagstaff Avenue
Traffic Volumes
Project trips were assigned to the surrounding roadway network using the preceding trip
distribution percentages. Traffic volumes were established during the 8:15 – 9:15 a.m.,
10:00 – 11:00 a.m., and 12:00 – 1:00 p.m. hours for the following forecasting scenarios:
The resultant traffic volumes are presented in the Appendix.
July 2021 6-1
6.0 Traffic Analysis
Level of Service Analysis
Traffic analyses were completed for the subject intersection for all scenarios described
earlier during the weekday a.m. and p.m. peak hours using Synchro/SimTraffic software.
Initial analysis was completed using existing geometrics and intersection control.
Capacity analysis results are presented in terms of level of service (LOS), which is defined in
terms of traffic delay at the intersection. LOS ranges from A to F. LOS A represents the
best operation, with little delay for each vehicle using the intersection. LOS F represents
the worst operation with excessive delay. The following is a detailed description of the
conditions described by each LOS designation:
• Level of service A corresponds to a condition with motorists virtually unaffected by
the intersection control mechanism. For a signalized or an unsignalized intersection,
the average delay per vehicle would be approximately 10 seconds or less.
• Level of service B represents a condition with a high degree of freedom, but with
some influence from the intersection control device and the traffic volumes. For a
signalized intersection, the average delay ranges from 10 to 20 seconds. An
unsignalized intersection would have delays ranging from 10 to 15 seconds for this
level.
• Level of service C depicts a condition which remains stable, but with significant
influence from the intersection control device and the traffic volumes. The general
level of comfort and convenience changes noticeably at this level. The delay ranges
from 20 to 35 seconds for a signalized intersection and from 15 to 25 seconds for an
unsignalized intersection at this level.
• Level of service D corresponds to a condition in which speed and freedom are
significantly restricted. Though traffic flow remains stable, reductions in comfort and
convenience are experienced. The control delay for this level is 35 to 55 seconds for
a signalized intersection and 25 to 35 seconds for an unsignalized intersection.
• Level of service E represents a condition with traffic at or near the capacity of the
intersection with poor levels of comfort and convenience. The delay ranges from 55
to 80 seconds for a signalized intersection and from 35 to 50 seconds for an
unsignalized intersection at this level.
• Level of service F represents a condition in which the volume of traffic approaching
the intersection exceeds the volume that can be served. Chara cteristics often
experienced include long queues, stop-and-go waves, poor travel times, low comfort
and convenience, and increased accident exposure. Delays over 80 seconds for a
signalized intersection and over 50 seconds for an unsignalized intersection
correspond to this level of service.
July 2021 6-2
The LOS results for the study intersections are described below and are shown in the
Appendix. All LOS worksheets are included in the Appendix for further detail.
Menards Scenario
Menards Scenario – 815-915 a.m.
During the 815-915 a.m. time period under 2021, 2023 No-Build, and 2023 Build scenarios,
all movements and all intersections operate at acceptable levels of service.
Menards Scenario – 1000-1100 a.m.
During the 1000-1100 a.m. time period under 2021, 2023 No-Build, and 2023 Build
scenarios, all movements and all intersections operate at acceptable levels of service.
Menards Scenario – 1200-100 p.m.
During the 1200-100 p.m. time period under the 2021 scenario, all movements and all
intersections operate at acceptable levels of service.
Under the 2023 No-Build scenario, the following issues were observed:
• The westbound left turn at the Florence Trail/Foliage Avenue intersection operates at
LOS F.
Under the 2023 Build scenario, the following issues were observed:
• The westbound left turn at the Florence Trail/Foliage Avenue intersection operates at
LOS F.
• The eastbound left turn at the Flagstaff Avenue/Florence Trail intersection operates
at LOS F.
Church Option A1 Scenario
Church Option A1 Scenario – 815-915 a.m.
During the 815-915 a.m. time period under 2021, 2023 No-Build, and 2023 Build scenarios,
all movements and all intersections operate at acceptable levels of service.
Church Option A1 Scenario – 1000-1100 a.m.
During the 1000-1100 a.m. time period under 2021and 2023 No-Build scenarios, all
movements and all intersections operate at acceptable levels of service.
Under the 2023 Build scenario, the following issue was observed:
• The eastbound left turn at the Flagstaff/access intersection operates at LOS E.
Church Option A1 Scenario – 1200-100 p.m.
During the 1200-100 p.m. time period under the 2021 scenario, all movements and all
intersections operate at acceptable levels of service.
July 2021 6-3
Under the 2023 No-Build scenario, the following issues were observed:
• The westbound left turn at the Florence Trail/Foliage Avenue intersection operates at
LOS F.
Under the 2023 Build scenario, the following issues were observed:
• The westbound left turn at the Florence Trail/Foliage Avenue intersection operates at
LOS F.
Church Option B1 Scenario
Church Option B1 Scenario – 815-915 a.m.
During the 815-915 a.m. time period under 2021, 2023 No-Build, and 2023 Build scenarios,
all movements and all intersections operate at acceptable levels of service.
Church Option B1 Scenario – 1000-1100 a.m.
During the 1000-1100 a.m. time period under 2021, 2023 No-Build, and 2023 Build
scenarios, all movements and all intersections operate at acceptable levels of service.
Church Option B1 Scenario – 1200-100 p.m.
During the 1200-100 p.m. time period under the 2021 scenario, all movements and all
intersections operate at acceptable levels of service.
Under the 2023 No-Build scenario, the following issues were observed:
• The westbound left turn at the Florence Trail/Foliage Avenue intersection operates at
LOS F.
Under the 2023 Build scenario, the following issues were observed:
• The westbound left turn at the Florence Trail/Foliage Avenue intersection operates at
LOS F.
Overall Traffic Impacts
The 815-915 a.m. time period operates at acceptable levels under all scenarios.
During the 10:00-11:00 a.m. time period the only issue observed was LOS E for the
eastbound left turn at the Flagstaff Avenue/access intersection under Church Option A1.
This condition does not occur under Church Option B1. This issue is not expected to have a
significant impact on the intersection operations and does not impact the entering
movements.
The 1200-100 p.m. hour is the critical time period due to amount of background traffic
present in the area from other retail uses. Under all land use scenarios, the westbound left
turn at the Florence Trail/Foliage Avenue operates at LOS F under both the No-Build and
Build scenarios. This indicates the level of service issue exists even without any additional
development under 2023 conditions.
July 2021 6-4
Under the 2023 Build scenario with the Menards store, the eastbound left turn at the
Flagstaff Avenue/Florence Trail intersection operates at LOS F. This does not occur under
the 2023 No-Build scenario, which indicates poor level of service is cau sed by the Menards
store traffic.
Vehicle Queueing Impacts for the Church Scenarios
Vehicle queue length impacts on Flagstaff Avenue were reviewed for the Church scenarios
using SimTraffic software. The queue length information was developed based on detailed
15 minute volumes developed for each scenario. The queueing summary sheets are
included in the Appendix.
The SimTraffic simulations were carefully reviewed for all scenarios to determine if any
vehicle queues significantly impact traffic operations on Flagstaff Avenue related to the
proposed Church access locations. As described earlier, the proposed access locations for
each Church scenarios are:
• Option A1 – One full access point on Flagstaff Avenue located 400 feet south of 147 th
Street.
• Option B1 – One entrance only access on Flagstaff located 400 feet south on 147th
Street. One exit only access located 300 feet south of the entrance access.
The 95th percentile maximum queue lengths at each intersection on Flagstaff Avenue are
shown in Tables 6-1 and 6-2.
Table 6-1
Church Option A1 - 95th Percentile Queue Lengths (in feet)
Intersection 815-915 a.m. 1000-1100 a.m. 1200-100 a.m.
147th St/Flagstaff Ave –
northbound approach
52 63 81
Flagstaff Ave/Church access –
southbound approach
38 27 0
Flagstaff Avenue/Church access
– northbound approach
81 104 0
Flagstaff Ave/Florence Tr –
southbound approach
0 10 7
CSAH 42/Flagstaff Ave –
southbound approach
37 146 217
Table 6-2
Church Option B1 - 95th Percentile Queue Lengths (in feet)
Intersection 815-915 a.m. 1000-1100 a.m. 1200-100 a.m.
147th St/Flagstaff Ave –
northbound approach
51 78 83
Flagstaff Ave/Church north
access – southbound approach
18 28 0
Flagstaff Avenue/Church north
access – northbound approach
93 83 0
Flagstaff Ave/Florence Tr –
southbound approach
0 0 0
CSAH 42/Flagstaff Ave –
southbound approach
41 176 191
July 2021 6-5
The analysis results indicate vehicle queue are not expected to impact traffic operations at
any intersections along Flagstaff Avenue. Under Option A1, the 400 foot spacing between
147th Street and the proposed Church access adequately accommodates all queues without
impacting operations at either intersection. Under Option B1, the 300 foot spacing between
Church access points adequately accommodates all queues without impacting traffic
operations.
Recommended Flagstaff Avenue Access Lane Geometrics
The following lane geometrics are recommended for the Flagstaff Avenue access
intersections:
• For Church Option A1, the following lane geometrics are recommended for the
proposed access on Flagstaff Avenue:
o Provide a northbound left turn lane
o Provide a southbound right turn lane
o Provide two exiting lanes (left turn and right turn)
o Provide one entering lane
• For Church Option B1, the following lane geometrics are recommended for the
proposed access points on Flagstaff Avenue:
o North access (enter only)
▪ Provide a northbound left turn lane
▪ Provide a southbound right turn lane
▪ Provide one entering lane
o South access (exit only)
▪ Provide two exiting lanes (left turn and right turn)
Flagstaff Avenue Turn Lane Recommendations
The MnDOT publication “Design of Turn Lane Guidelines” was used to determine the
recommended length of the northbound left turn and southbound right turn lanes at the
proposed access. The methodology presented in this publication, which was developed
through the Minnesota Local Road Research Board (LRRB), accounts for specific roadway
characteristics such as speed, traffic volume, and facility type when determining turn lane
lengths. Based on the methodology presented in this publication, the following turn lane
and taper lengths are recommended:
• Northbound left turn lane – 210 foot turn lane with 60 foot taper
• Southbound right turn lane – 65 foot turn lane with 60 foot taper
The corresponding calculation worksheets are included in the Appendix.
Internal Site Operations
Eagle Brook staff understands the importance of effective on-site operations and strive to
provide a positive experience when entering and exiting the site. We recommend that
Church staff develop a detailed traffic operations plan tailored for the proposed site to
ensure efficient traffic and parking operations. This plan will include coordination with the
existing Sam’s Club store to determine the amount of control needed at the drive aisle
connection points within the parking lot.
July 2021 6-6
Church staff and trained volunteers will be utilized to direct entering and exiting traffic in
order to fill and empty the parking lot efficiently.
July 2021 7-1
7.0 Conclusions and
Recommendations
The conclusions drawn from the information and analyses presented in this report are as
follows:
• The proposed project is expected to generate 457 trips during the Sunday 815-915
a.m. hour, 995 trips during the Sunday 1000-1100 a.m. hour, and 537 trips during
the Sunday 1200-100 p.m. hour.
• The Menards use generates 338 trips during the Sunday 815-915 a.m. hour, 790
trips during the Sunday 1000-1100 a.m. hour, and 1,128 trips during the Sunday
1200-100 p.m. hour.
• All movements and intersections operate at acceptable levels of service during 2021
conditions.
• Under the 2023 No Build scenario, the westbound left turn at the Florence
Trail/Foliage Avenue intersection operates at LOS F during the 12:00 -1:00 p.m. time
period. All other movements and intersections operate at acceptable levels of
service during all three time periods.
• During the 815-915 a.m. time period under the 2023 Build scenario, all movements
and all intersections operate at acceptable levels of service for the Menar ds and
Church land use scenarios.
• During the 1000-1100 a.m. time period under 2023 Build scenario, all movements
and all intersections operate at acceptable levels of service for the Menards and
Church Option B1 scenarios.
• Under the 2023 Build scenario with the Church Option A1, the following issue was
observed during the 10:00-11:00 a.m. time period:
o The eastbound left turn at the Flagstaff/access intersection operates at LOS E.
• Under the 2023 Build scenario with the Menards land use, the following issues were
observed during the 12:00-1:00 p.m. time period:
o The westbound left turn at the Florence Trail/Foliage Avenue intersection
operates at LOS F.
o The eastbound left turn at the Flagstaff Avenue/Florence Trail intersection
operates at LOS F.
• Under the 2023 Build scenario with either Church option, the following issues were
observed during the 12:00-1:00 p.m. time period:
o The westbound left turn at the Florence Trail/Foliage Avenue intersection
operates at LOS F.
July 2021 7-2
• Vehicle queuing analysis indicates queues are not expected to impact traffic
operations at any intersection along Flagstaff Avenue. Under Church Option A1, the
400 foot spacing between 147th Street and the proposed Church access adequately
accommodates all queues without impacting operations at either intersection. Under
Church Option B1, the 300 foot spacing between Church access points adequately
accommodates all queues without impacting traffic operations.
• For Church Option A1, the following lane geometrics are recommended for the
proposed access on Flagstaff Avenue:
o Provide a northbound left turn lane
o Provide a southbound right turn lane
o Provide two exiting lanes (left turn and right turn)
o Provide one entering lane
• For Church Option B1, the following lane geometrics are recommended for the
proposed access points on Flagstaff Avenue:
o North access (enter only)
▪ Provide a northbound left turn lane
▪ Provide a southbound right turn lane
▪ Provide one entering lane
o South access (exit only)
▪ Provide two exiting lanes (left turn and right turn)
• The following turn lane and taper lengths are recommended at the north access
intersection on Flagstaff Avenue:
o Northbound left turn lane – 210 foot turn lane with 60 foot taper
o Southbound right turn lane – 65 foot turn lane with 60 foot taper
• The exact location of new access points on Flagstaff Avenue must be coordinated
with City staff to determine the preferred location relative to turn lane requirem ents.
• We recommend that Church staff develop a detailed traffic operations plan tailored
for the proposed site to ensure efficient traffic and parking operations. This plan will
include coordination with the existing Sam’s Club store to determine the amount of
control needed at the drive aisle connection points within the parking lot.
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:October 6, 2021
S E C T I O N:L and Use / Action I tems
Description:
W haley Detached Garage Variances - P C21-26-V
1. Consider height variance to increase the height of a detached garage from a maximum of
16' to 21' (5' variance).
2. Consider side yard setback variance to reduce the side yard setback for a detached garage
from 20' to 11' (9' variance).
S taff Contact:
K athy Bodmer, A I C P, Planner
Department / Division:
Community Development Department
Applicant:
Matt W haley
P roject Number:
P C21-26-V
Applicant Date: 9/22/2021 60 Days: 11/21/2021 120 Days: 1/20/2022
AC T I O N RE Q UE S T E D:
Staff finds that the subject property is heavily wooded, with varied topography, which limits
the buildable locations for a detached garage. T hus staff recommends approval of the
variances to construct a 21' tall detached accessory garage 11' from the side property line
based on the following findings:
Findings:
1. T he site is heavily wooded and has significant changes in topography.
2. T he site is 1.33 acres (57,737 sq. ft.).
3. T he home is 28' tall; the proposed detached garage would be 21' tall.
4. T he design of the detached garage will complement the design of the home with an
eyebrow roof overhang, lap siding and similar roof pitch.
5. T he construction site selected will minimize tree removal and site grading.
6. T he site selected will be screened from the view of the street and neighboring
properties.
7. Resulting impervious coverage will be 11.6%, well below the required maximum
coverage.
8. T he taller roof allows for a rafter system with additional storage. Storage is increased
while retaining the maximum footprint allowed for a detached accessory building.
Recommended Action:
If the Planning C ommission concurs, the following actions are recommended.
1. Recommend approval of the variance to increase the maximum height of a detached
garage from 16' to 21' subject to compliance with all City C odes, construction standards
and the conditions listed below:
2. Recommend approval of the variance to decrease the side yard setback from 20' to 11'
for a detached garage subject to compliance with all C ity C odes, construction standards
and the conditions listed below:
Conditions of Approval:
1. T he existing 246 sq. ft. detached accessory building shall be removed prior to the
issuance of the building permit.
2. No tree removal, site work or any other land-disturbing activity shall occur until the
Natural Resources Management Permit (N RMP) is issued.
3. Site grading is subject to final review and approval by the City Engineer.
4. No part of the structure, including roof overhangs, may encroach into an easement of
record.
5. T he floor drain shall be addressed in accordance with the building code requirements.
S UM M ARY:
Matt Whaley, 12724 Denmark Ave, requests consideration of two variances to construct a
750 sq. ft. detached garage on his property. He seeks a height variance to increase the height
of the building from 16' to 21' (5' variance) and a side yard setback variance reducing the
side yard from 20' to 11' (9' variance).
T he Whaley property is 1.33 acres, heavily wooded with varying topography. T he property
is located in T HE WO O D S subdivision on the northeast side of the City and is zoned "R-1"
(Single family residential, minimum lot size 40,000 sq. ft.). T he petitioner requests the
variances to construct the building in the location shown to minimize grading and tree
removal. He states that the area he has selected to construct the garage will require no tree
removal and does not exceed 2' of topographic change.
Mr. Whaley points out that his house is currently 28' tall, so the building will not loom above
or look out of scale with the existing home. In addition, he plans to construct the exterior of
the building with lap siding and will incorporate an "eyebrow" roof overhang to mimic the
design of the house. T he pitch of the garage roof will match the pitch of the home's roof. By
placing the garage forward of the front of the house, he will be able to use the existing
driveway, minimizing impervious surface coverage.
B AC K G RO UND:
Definition of “Practical difficulties”:
T he applicant proposes to use the property in a reasonable manner not permitted by the
zoning provisions of the code;
T he plight of the applicant is due to circumstances unique to the property not created by
the applicant; and
T he variance, if granted, will not alter the essential character of the locality.
Economic considerations alone do not constitute practical difficulties.
In order to grant a variance, the C ity considers the following factors to determine whether the
applicant established that there are practical difficulties in complying with the provision(s) of
this C hapter:
1. Special conditions apply to the structure 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;
2. T he granting of the proposed variance will not be contrary to the intent of this chapter;
3. T he special conditions or circumstances do not result from the actions of the
owner/applicant;
4. T he 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
5. T he variance requested is the minimum variance necessary to alleviate the practical
difficulty.
B UD G E T I M PAC T:
N/A
AT TAC HM E NT S :
Background Material
Map
Plan S et
Memo
PROJECT REVIEW
WHALEY GARAGE HEIGHT VARIANCE
Existing
Conditions
Property Location: 12724 Denmark Ave
Legal Description: Lot 2, Block 1 THE WOODS
Comprehensive Plan
Designation
LD-Low Density Residential, 3 – 6 units/acre
Zoning
Classification
R-1, Single family residential, minimum lot size 40,000 sq. ft.
Existing Platting Platted lot.
Current Land Use Single family residential.
Size: 57,737 sq. ft. (1.33 acres)
Topography: Rolling
Existing Vegetation Wooded single family home site.
Other Significant
Natural Features
None.
djacent
Properties/Land
Uses
NORTH 12674 Denmark Ave (Lot 1, Block 1, THE WOODS)
Comprehensive Plan LD-Low Density Residential (0-6 units/acre)
Zoning/Land Use R-1 Single Family 40,000 s.f.
EAST 12775 Deepwoods Court, Rosemount
Comprehensive Plan
Zoning/Land Use
SOUTH 12756 Denmark Ave (Lot 3, Block 1, THE WOODS)
Comprehensive Plan LD-Low Density Residential (0-6 units/acre)
Zoning/Land Use R-1 Single Family 40,000 s.f.
WEST 12737 Denmark Ave (Lot 1, Block 3, THE WOODS)
Comprehensive Plan LD-Low Density Residential (0-6 units/acre)
Zoning/Land Use R-1 Single Family 40,000 s.f.
SITE APPLE VALLEYROSEMOUNTDOVER DR
DIAMOND PATH DORY AVE129TH ST W DENMARK AVEDORCHESTERTRLDRIFTWOOD LN128TH ST W
D U R H A M W A YDURANGO PLWHALEY GARAGEVARIANCES
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LOCATION MAP
^
SITE
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P
R-1
R-3
R-5
R-3 R-3R-3
PD-
R-3
R-3 R-3
R-3
R-1
R-1
R-3
R-1
R-3
R-3
R-1
R-3
M-4C
M-7C
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M-7C
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PD-681PILOT KNOB RDMCANDREWS RD
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D U R H A M WAYCAMPSACACCESSRDELDERBERRYCTEDEN CTµ
WHALEY GARAGEVARIANCES
ZONING MAP
^
FARQUARLAKE
12724 Denmark Ave Aerial Photo Detached Garage Approximate Location
12724 Denmark Ave
Oblique Aerial
Denmark Ave
To: City of Apple Valley Planning Commission
7100 147th St. W.
Apple Valley, MN 55124
From: Matt Whaley
12724 Denmark Ave.
Apple Valley, MN 55124
--
Re: Variance Request Submission
All,
This letter and the accompanying material relate to plans I have submitted to the
building inspector regarding building an accessory building at the above listed address. My goal
is to obtain a variance to locate the structure in front of the current house as well as to exceed
the 16’ maximum height. My goal in this process is twofold:
1-To maintain the character of the property. The main house peak is ~28 feet tall. (See
photo of house on page 2) This accessory building roof would be ~21 feet tall at the peak.
Shorter so as to not dominate the look of the property, but tall enough to match the existing
structure so the pair align well aesthetically. The accessory building would have lap siding and
asphalt shingles and look more like a ‘detached addition’ rather than an outbuilding. (See
similar examples on page 3)
2-To maintain the character of the neighborhood. Large mature trees dominate the lots
in our area, and the location in front of the house is the only practical location. By placing it in
front of the house, we will not have to remove any trees, or endanger any root systems as
would be necessary for other locations on the lot. The grade on the lot is a challenge as well.
The proposed location is minimally sloped (~2’ maximum elevation change) while all other
locations would require large amounts of fill , and alterations to current grading to level off a
suitable location. An additional positive of this location is minimizing impervious paved surface
needed to reach the building.
Thank you all for your consideration in this matter, I look forward to speaking with you
in the near future.
Matt
12724 Denmark Ave
5230 132nd St. W.
13105 132nd St. W.
City of
MEMO
Building Inspections
TO: Kathy Bodmer, Planner
FROM: Chris Andrejka, Building Inspector
DATE: 10/1/2021
SUBJECT: 12724 Denmark Ave- Whaley Garage Height Variance
• Construction shall comply with the 2020 Minnesota Residential Code.
• Braced wall panels must either be designed from the 2020 Minnesota Residential Code or a
MN Licensed Engineer.
• A signed engineered plan is required for any walls constructed that are over 12’ in height.
12’ high walls are beyond the scope of the 2020 Minnesota Residential Code referenced in
table R602.10.5.
• Engineered truss specifications for light, medium or heavy storage are required based on the
use.
• Thickened slab on grade footings require rebar to be installed per figure R403.1.3 and
comply with section R403.1.3.3 of the 2020 Minnesota Residential Code.
• When possible, floor drains for residential garages shall be connected to the sanitary
building drain. If connection to the sanitary is technically infeasible, such floor drains may
be allowed to exit the building to daylight if doing so can be done in such a way as to not
create a nuisance for neighboring properties or City storm sewers.
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:October 6, 2021
S E C T I O N:Other Business
Description:
Review of Upcoming S chedule and Other Updates
S taff Contact:
Carol Kovacic, 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, October 20, 2021 - 7:00 p.m.
Wednesday, November 3, 2021 - 7:00 p.m.
Public hearing applications due by 9:00 a.m. on Wednesday, October 6, 2021.
Site plan, variance applications due by 9:00 a.m. on Wednesday, October 20, 2021.
Next City Council Meetings:
T hursday, October 14, 2021 - 7:00 p.m.
T hursday, October 28, 2021 - 7:00 p.m.
B AC K G RO UND:
N/A
B UD G E T I M PAC T:
N/A