HomeMy WebLinkAbout10/19/2022 Agenda Packet
M eeting L ocation: M unicipal Center
7100 147th Street West
Apple Valley, M innesota 55124
The Planning C ommission meeting is both a web broadcast and on a virtual
access template to allow remote public participation. The meeting is always open
to the public at the Municipal C enter.
October 19, 2022
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
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 21, 2022 Regular Meeting
4.Public Hearings
A.Zoning Ordinance Amendment - §155.999 Penalties
C onsider ordinance amending §155.999 penalties by (1) renumbering and
relocating existing §155.999 to §155.294 the "SG" (Sand & Gravel)
zoning district and (2) establishing a new §155.999 regarding general
penalties in the Zoning chapter.
LO C AT IO N: C ity-Wide
PET IT IO N ER: C ity of Apple Valley
B.Apple Valley Square 7th Addition
1. C onsider subdivision by preliminary plat of Lot 2, Block 1, Apple
Valley Square 4th Addition into two lots by Apple Valley Square 7th
Addition.
2. C onsider a site parking variance of 65 parking stalls for Lot 1, Block
1, Apple Valley Square 7th Addition.
3. C onsider a conditional use permit for a C lass-II restaurant with
drive-through on Lot 2, Block 1, Apple Valley Square 7th Addition.
4. C onsider a setback variance to allow a C lass-II restaurant within
1,000 feet of a residential use.
5. C onsider a site plan and building permit authorization for a 2,347 sq.
ft. Popeyes restaurant on Lot 2, Block 1, Apple Valley Square 7th
Addition.
LO C AT IO N: 7575 153rd St W.
A PPLIC A N T: Apple Valley Minnesota Realty LLC
5.Land Use / Action Items
6.Other Business
A.Review of Upcoming Schedule and Other Updates
Planning Commission - Wednesday, November 2, 2022 - 7:00 p.m.
Planning Commission - Wednesday, December 7, 2022 - 7:00 p.m.
C ity Council - T hursday, October 27, 2022 - 7:00 p.m.
C ity Council - T hursday, November 10, 2022 - 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: 3.A.
P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :October 19, 2022
S E C T I O N:Consent A genda
Description:
A pprove Minutes of September 21, 2022 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 September 21, 2022.
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
September 21, 2022
1. CALL TO ORDER
The City of Apple Valley Planning Commission Meeting was called to order by Chair Kurtz
at 7:00 p.m.
Members Present: Jodi Kurtz, Paul Scanlan, Keith Diekmann, David Schindler, Phil
Mahowald, Becky Sandahl, and Jeff Prewitt
Member(s) Absent: None
City staff members attending: City Planner Tom Lovelace, Civil Engineer Jodie Scheidt, City
Attorney Sharon Hills, and Department Assistant Breanna Vincent.
2. APPROVAL OF AGENDA
Chair Kurtz asked if there were any changes to the agenda.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan,
approving the agenda. Roll call vote: Ayes - 7 – Nays - 0.
3. CONSENT ITEMS
MOTION: Commissioner Diekmann moved, seconded by Commissioner
Scanlan, approving the minutes of the meeting of August 17, 2022. Roll
call vote: Ayes – 7 – Nays – 0.
4. PUBLIC HEARING
A. Apple Valley Square 7th Addition
The public hearing for this item is being continued to the October 19, 2022, meeting.
5. LAND USE
A. Floor & Decor
Planner Lovelace presented the staff report.
Commissioner Scanlan asked if the parking calculation included the north lot.
Planner Lovelace said yes.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
September 21, 2022
Page 2 of 3
Commissioner Scanlan asked if there would be additional landscaping in the north lot.
Planner Lovelace stated that there would be no additional landscaping as there is already
existing landscaping.
Commissioner Scanlan asked what the bump-out on the southwest corner was for.
Kelton McCoy with CenterPoint Integrated Solutions stated that this area was for
customer order pickup.
Commissioner Scanlan asked what the outdoor storage along the front of the building
was for.
Mr. McCoy stated that they were lockers where smaller orders would be placed for
customer pickup during COVID. He stated that this program was not in service any
longer and would not be part of the plans.
Commissioner Scanlan asked if there was a rack for propane storage on the south end of
the building and if it was something that should be in the back of the building as it’s for
internal use and not customer use.
Mr. McCoy stated that this could likely be moved to the back towards the loading dock.
Planner Lovelace stated that this could be stated as a condition.
Commissioner Mahowald asked if there would be overnight deliveries as stated in the
memo provided with the staff report as the PD zone allows deliveries only during normal
business hours.
Petitioner Aaron Douglas was present virtually and stated that they have solutions for
offloading trucks during the day. Overnight is typically during the 7:00-11:00 pm range.
Planner Lovelace stated that it would need to be during business hours as the location
faces residential areas.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan,
to recommend approval of a zoning amendment to PD No. 507/Zone 1 to
include building materials sales as a permitted use. Roll call vote: Ayes – 7
– Nays – 0.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Schindler,
to recommend approval of a zoning amendment to PD No. 507/Zone 1 to
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
September 21, 2022
Page 3 of 3
increase the building coverage from 20% to 30%. Roll call vote: Ayes – 7 –
Nays – 0.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan,
to recommend approval of Site Plan/Building Permit Authorization to allow
for the construction of a 80,000 sq. ft. building on 6.45 acres subject to
conditions 1 through 17 with the addition of the amendment regarding
propane storage. Roll call vote: Ayes – 7 – Nays – 0.
6. OTHER BUSINESS
A. Review of Upcoming Schedule and Other Updates
The next Planning Commission meeting is scheduled for Wednesday, October 5, 2022,
7:00 p.m. The next City Council meeting is Thursday, September 22, 2022, 7:00 p.m.
7. ADJOURNMENT
Chair Kurtz asked for a motion to adjourn.
MOTION: Commissioner Schindler moved, seconded by Commissioner Scanlan,
to adjourn the meeting at 7:24 p.m. Roll call vote: Ayes – 7 – Nays – 0.
Respectfully submitted,
______________________________________
Breanna Vincent, Planning Department Assistant
Approved by the Apple Valley Planning Commission
on 10/19/2022 . Jodi Kurtz, 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 :October 19, 2022
S E C T I O N:P ublic Hearings
Description:
Zoning Ordinance A mendment - §155.999 P enalties
S taff Contact:
K athy Bodmer, A I C P, Planner
Department / Division:
Community Development Department
Applicant:
City of Apple Valley
P roject Number:
P C22-18-Z
Applicant Date: 60 Days: 120 Days:
AC T I O N RE Q UE S T E D:
1. Open public hearing, receiv e comments, close public hearing.
It is the policy of the Planning Commission to not take action on an item on the same
night as its public hearing.
While the Planning C ommission's policy is to not act on an item on the same night as its
public hearing, the requested ordinance amendment is a fairly simple and administrative
amendment. If there are no outstanding issues or questions, the Planning Commission may
wish to move this item forward. T he following motion is suggested to recommend approval
of the ordinance amendment:
2. Recommend approv al of draft ordinance amending zoning code §155.999
P enalties.
S UM M ARY:
T he Planning C ommission is requested to consider an ordinance that would amend §155.999
of the C ity C ode regarding penalties. C hapter 155 of the City C ode regulates zoning
districts and provides performance standards within those districts. T he current provisions
are incorrectly numbered and confusing and are suggested to be reorganized and revised to
clarify. T he following amendments are accomplished with the draft ordinance amendment.
T he existing §155.999 is proposed to be renumbered to §155.294 to relocate it to the
"SG" (Sand & Gravel) zoning designation.
T he proposed 155.294 is edited slightly to refine and update the existing language.
A new §155.999 is proposed to be added to establish a general penalty provision for
Chapter 155, Zoning, of the C ity Code.
B AC K G RO UND:
T he Apple Valley C ity C ode book contains 8 main sections and 44 individual chapters. In 15
of the chapters, the Code contains a section related to penalties. For easier reference, when
the penalty clause is used, the section is numbered with the chapter number ending in *.99.
For example, C hapter 111, regulating A lcohol contains a final paragraph listed as Section
111.99, Penalty. T he same type of paragraphs are found for Chapters 10 (10.99), 33 (33.99),
90 (90.99), 93 (93.99), 96 (96.99), 110 (110.99), etc. T he *.99 paragraphs cross-reference
§10.99 of the City C ode, G eneral Penalty, which is the main penalty clause of the City
Code.
In the case of the zoning chapter, there are a number of sections, so the codifiers use three
numbers after the period (155.###). T he penalty paragraph, following the convention
discussed above, is 155.999. T he issue is that 155.999 discusses penalty requirements that
are narrowly focused on only the "SG" (Sand & Gravel) zoning district. Staff recommends
simply renumbering the existing provisions of §155.999 to correctly place them under the SG
zoning district. A new §155.999 is established to provide a new general penalty clause for
Chapter 155. T he proposed ordinance amendment is a fairly simple ordinance clean-up item
intended to correct a codification error.
B UD G E T I M PAC T:
N/A
AT TAC HM E NT S :
Ordinance
CITY OF APPLE VALLEY
ORDINANCE NO. ___
AN ORDINANCE OF THE CITY OF APPLE VALLEY, MINNESOTA, AMENDING TITLE
XV OF THE CITY CODE ENTITLED "LAND USAGE” BY AMENDING SECTION 155.999
TO CORRECTLY BE ADDED AS NEW SECTION 155.294 UNDER THE S&G DISTRICT
REGULATIONS AND ADDING NEW SECTION 155.999 AS A GENERAL PENALTY
PROVISION
The City Council of Apple Valley ordains:
Section 1. Title XV of the Apple Valley City Code is amended by deleting Section 155.999
in its entirety.
§ 155.999 PENALTY.
(A) Any person violating the provisions of §§ 155.285 through 155.293 or any
permit issued therefrom, shall be guilty of a misdemeanor and shall be subject to the penalty
prescribed in § 10.99 and/or shall be subject to revocation of all pertinent permits.
(B) Violations of conditions stipulated in a sand gravel mining conditional use
permit shall be considered as violations of the code and are subject to the penalty prescribed in
§ 10.99.
Section 2. Title XV of the Apple Valley City Code is amended by adding Section 155.999
to read as follows:
§ 155.999 PENALTY.
(A) Any person violating any provision of this Chapter shall be guilty of a misdemeanor
and shall be subject to the penalties thereof and as prescribed in Section 10.99. Each day a
violation occurs constitutes a separate violation.
Section 3. Title XV of the Apple Valley City Code is amended by adding Section 155.294
to read as follows:
§ 155.294 PENALTY.
(A) Any person violating the provisions of Sections 155.285 through 155.293 or any
permit issued therefrom, shall be guilty of a misdemeanor and shall be subject to the penalty
prescribed in Section 10.99 of this Code and shall be subject to revocation of all pertinent permits.
(B) A violation of any condition of a sand and gravel mining conditional use permit shall
be deemed as violations of the Code and subject to the penalty prescribed in Section 10.99.
2
Section 4. Effective date. This ordinance shall take effect upon its passage and the
publication of its title and the official summary.
PASSED by the City Council this ____ day of ________, 2022.
Clint Hooppaw, Mayor
ATTEST:
Pamela J. Gackstetter, City Clerk
I T E M: 4.B.
P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :October 19, 2022
S E C T I O N:P ublic Hearings
Description:
A pple Valley Square 7th A ddition
S taff Contact:
A lex Sharpe, Planning and Economic Dev. S pec.
Department / Division:
Community Development Department
Applicant:
A pple Valley Minnesota Realty L L C
P roject Number:
P C22-16-B C S V
Applicant Date: 7/20/2022 60 Days: 9/18/2022 120 Days: 11/17/2022
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 C ommission to not take action on an item the evening of the public hearing.
S UM M ARY:
T he applicant has been updating their application and preparing a traffic study for the
Commission's review. T hey have completed this work and are seeking the Commission and
the public's comments on their updated application. T he applicant has provided the C ity an
additional 60-days from their 120-day review period while they refined their application and
provided the traffic study.
T he applicant has requested the following actions:
1. Consider subdivision by preliminary plat of Lot 2, Block 1, Apple Valley Square 4th
Addition into two lots by Apple Valley Square 7th Addition.
2. Consider a site parking variance of 65 parking stalls for Lot 1, Block 1, Apple Valley
Square 7th Addition.
3. Consider a conditional use permit for a Class-II restaurant with drive-through on Lot 2,
Block 1, Apple Valley Square 7th Addition.
4. Consider a setback variance to allow a C lass-II restaurant within 1,000 feet of a
residential use.
5. Consider a site plan and building permit authorization for a 2,347 sq. ft. Popeyes
restaurant on Lot 2, Block 1, Apple Valley Square 7th Addition.
In 2018, the Planning C ommission reviewed and recommended approval of a subdivision on
this lot. City C ouncil approved the subdivision by preliminary plat in March of 2019. By
state law, preliminary plats are valid for one-year from the date of approval. T he applicant
did not move forward with a final plat and thus the preliminary plat approval lapsed.
B AC K G RO UND:
Comprehensiv e Guiding:
T he site is guided "C" (Commercial) in the 2040 Comprehensive Plan. C ommercial areas
include a wide variety of retail, office and service uses that vary in intensity. T he use of this
site for a Class-II Restaurant is consistent with the property's guiding.
Zoning:
T he site is zoned "RB" (Retail Business) which allows Class-II restaurants as a conditional
use when 1,000 feet from a residential or institutional use. Popeyes is defined as a Class-II
restaurant, which includes drive-through window service. T he site is within 1,000 feet of a
residential use to the south, and as such the applicant has applied for a variance. Other
restaurants in the area have applied for, and been granted a variance to this code provision.
Examples include C hick-fil-A and Pennock C enter. Chick-fil-A is located on the east side of
Cedar Ave across from the same residential development as the proposed Popeyes, but a
sound wall on the west side of Cedar Ave helps to prevent noise disruption to residents.
T he proposed Popeyes location would be significantly farther from the residential use than
the existing Arby's location. Arby's was not issued a variance, but was likely constructed
prior to the provision in code. T he residential townhomes to the south were constructed in the
mid 1970s where Arby's was constructed in 1986.
T he primary purpose of the 1,000 foot setback to residential is to prevent the negative affects
of sound, smell, and traffic from affecting the residential use. T his project would likely not
increase the amount of noise or traffic in the residential neighborhood, but there is some
potential for additional smell. T hat said, there are several similar land uses closer to these
homes than the proposed development.
T he applicant has prepared a narrative which presents their case for the practical difficulty
presented by the site and code provision which outlines most of the points above. When
reviewing a variance application, the Planning C ommission must consider the practical
difficulties presented by the site and ordinance provision.
Site P lan and Subdiv ision:
T he applicant is proposing to subdivide the 6.94 acre property by preliminary plat into two
lots. T he primary lot, which would include the Aldi and Burlington C oat Factory, would be
6.42 acres and the new lot for Popeyes is proposed to be .52 acres.
Primary access to the site would be from a shared drive on Cedar Ave to the north, and from
153rd St. W. No direct access to C edar Ave is permitted and no new access points are
proposed as part of this development. Popeyes is primarily a drive-through window service
restaurant and by code does not generate a need for significant parking. A bicycle rack shall
be provided near the main entrance to the Popeyes facility but shall not impede pedestrian
traffic.
T he proposed new lot is nearly 100% impervious as it is existing parking lot. If approved, the
newly created .52 acre lot would include additional landscaping areas. T he Retail Business
district allows for 30% building coverage on a lot. T he proposed Popeyes would cover
approximately 10% of the lot and the existing lot would cover approximately 32% of the lot
after subdivision.
City C ode requires that parking lots include landscape islands when in excess of 25 parking
stalls. T he existing lot currently does not meet this provision and is proposing the installation
of eight new landscape islands. T he landscaping in these does not count towards the
landscaping required for the Popeyes building. T he installation of these islands is consistent
with other recent developments, including the Chase Bank and Pennock C enter projects.
Staff is recommending that a condition of the preliminary plat be that a cross access and
cross parking agreement be recorded between Lot 1 and Lot 2 of Apple Valley Square 7th
Addition. In the event that the Popeyes lot were sold, this allows the site access to a public
roadway.
A trash enclosure is proposed in the north west corner of the site. T he applicant has not
provided architectural drawings of the proposed enclosure material, or height. Additional
information is sought prior to the Planning Commission providing a recommendation.
P arking Variance:
T he applicant has applied for a 75 stall parking variance for the existing Aldi/Burlington lot,
which if the subdivision is approved would become Lot 2. T he site currently has 405 parking
spaces where code requires 397 spaces for the existing tenants and unused area in the
Burlington store. T he proposed plans reduce the site parking to 304 parking spaces.
T he applicant has included a variance narrative including their analysis of the practical
difficulties presented by the site, which is attached. At staff's request, the analysis includes
use of unused space that currently exists in Burlington store as a new tenant could potentially
occupy this space in the future. Popeyes has minimal internal seating and does not have an
outdoor patio. Because of this code only requires that the Popeyes lot have 8 parking spaces.
T he applicant has proposed that the lot include 18 spaces, well above code requirements.
T he C ity has evaluated a significant parking variance in the recent past with the C hase Bank
site. Similarly to this proposal the parcel with Chase Bank is compliant with ordinance
requirements, but the existing lot required a variance. T he City approved a 106 parking stall
variance for the Regency C enters site to the north of this property in 2021. However, there
are differences. In the case of the property to the north a cross parking agreement was
required with the other lots in the center and there is substantial unused parking area in the
rear of the building. In this case, a cross parking agreement may not be possible as the lot to
the north is owned by Regency C enters, and this lot is under the ownership of Apple Valley
Minnesota Realty LLC . At a minimum staff is suggesting that a cross parking agreement be
recorded with Lot 1 and Lot 2 of Apple Valley Square 7th Addition, which is consistent with
the Chase Bank development to the north.
T he applicant presents the case that the site parking is adequate now, and in the future if the
tenant mix changes. As noted previously, Popeyes is primarily a drive-through restaurant with
minimal seating. T he existing users, Aldi and Burlington have not fully utilized the existing
parking field. If the Planning Commission is supportive of a variance, conditions about tenant
mix can be added to limit the types of users to those with similar parking requirements as
those that currently exist.
A portion of the 75 stall variance is due to the new landscape islands being installed in the
existing parking lot. Staff is supportive of the reduction of these spaces as there are multiple
benefits to these parking islands which have been identified in other portions of this report.
Traffic Study:
At the C ity's request, the applicant has conducted a traffic study to determine impacts of the
proposed development. T he study found that this use will increase traffic, but not
significantly enough to warrant mitigation, or changes to the existing roadway system. Up to
50% of the traffic to this site would already be on adjacent roadways. T he study does not
provide information on the direction of new traffic, which has been requested by the City
Engineer for additional analysis. T he C ity Engineer's memo provides additional information
on the study, both of which are attached to this report for reference.
Interior traffic is not formally evaluated by the City, but recommendations are often made to
better the development. T he addition of the landscape islands in the existing lot will help
channel traffic and reduce speed in the lot. Due to the one-way configuration of the Popeyes
lot, a directional signage plan is being requested.
Site Utilities:
T he C ity Engineer has provided a more detailed utility analysis in their memo attached.
Stormwater treatment is improved from existing conditions with the addition of an
underground system and additional green space. T he sewer and water utilities will remain
private and connect to the public system through the existing lot connections. T he City
Engineer has identified some issues with the sanitary sewer depth and will continue to work
with the applicant to bring these into compliance with C ity and State codes. Storm water will
require the dedication of easements to connect to the public line as stormwater traverses the
existing lot to the public system. T he C ity Engineer's memo provides additional information
and conditions.
Building E lev ations:
T he primary building material is EFIS, other materials include Nichiha brick and wood
siding. EF IS is a common commercial building material, but not one that the C ity promotes
as a primary material. T he applicant has worked with the C ity to add additional brick,
particularly towards the lower portion of the building as this area is the most commonly
damaged. When EFIS is damaged it is difficult to repair.
Many other buildings in the downtown area utilize EFIS as a primary façade material. T he
City's downtown design guidelines encourage additional brick, stone, or other masonry
materials. As the C ity requires that buildings be equally attractive on all sides, additional
brick or other accent materials are encouraged on the building face. A dditionally, as noted in
the landscaping section of the report, screening of the utilities is also sought.
Landscape P lan:
T he site is currently 100% impervious with the exception of the landscaping adjacent to
Cedar Ave. Ordinance requires that 2.5% of the means construction cost of Popeyes is put
towards landscaping on the site. T he applicant has provided a more robust landscape plan
since their initial submittal but there are items which staff will work with the applicant to
correct. New trees are shown along C edar Ave, but the C ity has discouraged additional
plantings along Cedar in the past as they compete with the existing trees in this corridor.
Additionally, the C edar corridor has a multitude of utilities and very limited space. T he
Natural Resources Coordinator has recommended removing the proposed trees in this area
and focusing on protection of the existing trees. One of the species proposed, J apanese
Barberry, is not an acceptable species as it is listed as a noxious weed in Minnesota and will
be required to be substituted with a different species.
As this is a small site, it can be difficult to fit all of the landscaping required. T he C ity has
allowed landscape budgets to be put towards other site improvements such as decorative
sidewalks, private art for public view, or in the case of Chase Bank, additional screening of
utilities. Staff is recommending that the applicant further screen the building utilities
similar to the C hase Bank screening, which was counted towards the landscape budget on the
site.
P edestrian Access:
T he applicant has proposed a sidewalk out to the Cedar Ave trail. T his is consistent with
nearby developments such as C hase Bank. T he Comprehensive Plan encourages pedestrian
connectivity wherever possible. T he zoning code also requires bike rack installation near the
main entrance to facilitate multi-modal transportation.
Signage:
Signage is not reviewed by the Planning C ommission. However, the submission by the
applicant notes several wall signs on the same wall. C ity ordinance allows one sign per wall
face. Murals and other non-signage options may not constitute a sign and will require
evaluation at the time of a sign permit. A common condition of approval from the Planning
Commission is that no sign approvals are granted by the site plan and building permit
authorization.
Env ironmental Considerations:
T he site is currently 100% impervious and does not treat any stormwater on site. T he
proposed project will include an underground stormwater infiltration basin which is a
significant improvement from existing conditions. Additionally, the addition of landscaping on
both the newly created lot, and on the existing lot is a benefit for stormwater and urban heat
island affects. T he applicant is encouraged to provide additional details on any architectural
or site considerations they have made that have positive environmental impacts.
B UD G E T I M PAC T:
All new lots are subject to park dedication. T he existing lot has previously paid park
dedication fees but the newly created lot for Popeyes will be subject to park dedication. T his
is consistent with nearby developments, including Chase Bank.
AT TAC HM E NT S :
Area Map
Z oning Map
Plan S et
Plan S et
Elevations
Applicant L etter
Applicant L etter
Background Material
Memo
150TH ST W
CEDAR AVEPENNOCK LN153RD ST W GARRETT AVEWHITNEY DR
FRONTAGE RD
151ST ST WGLEASON PATH150TH ST W
CEDAR AVESITE
Apple Valley Square7th Addition
Proposed Popeyes Location
¯
^
150TH ST W
CEDAR AVEPENNOCK LN153RD ST W GARRETT AVEWHITNEY DR
FRONTAGE RD
151ST ST WGLEASON PATH150TH ST W
CEDAR AVE8C
M-
RB
RB
RB
PD-M-7C
M-6C
PD-244
PD-507
PD-244SITE
Apple Valley Square7th Addition
Zoned "RB" Retail Business
Proposed Popeyes Location
¯
^
CEDAR AVENUE (CO. RD. NO. 23)REVISIONDATENo.
SITE PLAN VICINITY MAP SHEET INDEX
PROJECT No.:
PRELIMINARY SITE IMPROVEMENT PLANS
POPEYES - APPLE VALLEY, MINNESOTA
NORTHWEST CORNER OF CEDAR AVENUE & 153RD STREET WEST
APPLE VALLEY, DAKOTA COUNTY, MINNESOTA 55124
JULY 2022
THE PARIKH NETWORK
100 MENLO PARK MALL, SUITE 500, EDISON, NJ 08837
C000
1815 South Meyers Road
Suite 950
Oakbrook Terrace, IL 60181
630.424.9080
FAX: 630.495.3731
NN
CONTACT: ED BAKSH
EMAIL: ED.BAKSH@PNRESTAURANTS.COM
Know what's below.
before you dig.Call
R
Utility Easementper platCEDAR AVENUE (CO. RD. NO. 23)10
15
20 CKD.DR.DES.DATEPROJECT No:REVISIONDATENo.SITE IMPROVEMENT PLANSPOPEYES - APPLE VALLEY, MINNESOTANORTHWEST CORNER OF CEDAR AVENUE & 153RD STREET WESTAPPLE VALLEY, DAKOTA COUNTY, MINNESOTA 551241815 South Meyers RoadSuite 950Oakbrook Terrace, IL 60181630.424.9080FAX: 630.495.3731N
Know what's below.
before you dig.Call
R
C200 SITE PLANSITE DATA
SITE LEGEND
SITE KEY NOTES
SITE NOTES
CEDAR AVENUE (CO. RD. NO. 23)GRADING LEGEND
PROPOSED ELEVATIONS LEGEND
EXISTING ELEVATIONS LEGEND CKD.DR.DES.DATEPROJECT No:REVISIONDATENo.SITE IMPROVEMENT PLANSPOPEYES - APPLE VALLEY, MINNESOTANORTHWEST CORNER OF CEDAR AVENUE & 153RD STREET WESTAPPLE VALLEY, DAKOTA COUNTY, MINNESOTA 551241815 South Meyers RoadSuite 950Oakbrook Terrace, IL 60181630.424.9080FAX: 630.495.3731N
Know what's below.
before you dig.Call
R
C300 PRELIMINARY GRADING PLANGRADING NOTES
CEDAR AVENUE (CO. RD. NO. 23)CKD.DR.DES.DATEPROJECT No:REVISIONDATENo.SITE IMPROVEMENT PLANSPOPEYES - APPLE VALLEY, MINNESOTANORTHWEST CORNER OF CEDAR AVENUE & 153RD STREET WESTAPPLE VALLEY, DAKOTA COUNTY, MINNESOTA 551241815 South Meyers RoadSuite 950Oakbrook Terrace, IL 60181630.424.9080FAX: 630.495.3731N
Know what's below.
before you dig.Call
R
C310 EROSION CONTROL PLANEROSION CONTROL LEGEND
EROSION CONTROL NOTES
SEQUENCE OF MAJOR CONSTRUCTION ACTIVITIES
Utility Easementper platCEDAR AVENUE (CO. RD. NO. 23)10
15
20
TAG QTY SCIENTIFIC NAME COMMON NAME
TREE
AF 4 Acer x freemanii 'Armstrong'Armstrong Red Maple
EVERGREEN SHRUB
BU 54 Buxus x 'Glencoe'Chicagoland Green Boxwood
GROUNDCOVER
Ilex x 'Red Beauty'Red Beauty HollyIO17
SEED 4,975 SF
CA 42 Clethra alnifolia Summersweet Clethra
BT 76 Berberis thunbergii Japanese Barberry
GD 5 Gymnocladus dioicus Kentucky Coffeetree
APPROXIMATE ESTIMATED BUILDING VALUE:+/-$900,000.00 2.5% BUILDING VALUE = +/-$22,500.00 PLANT MATERIAL REQUIRED
PG 8 Picea glauca 'Densata'Black Hills Spruce CKD.DR.DES.DATEPROJECT No:REVISIONDATENo.SITE IMPROVEMENT PLANSPOPEYES - APPLE VALLEY, MINNESOTANORTHWEST CORNER OF CEDAR AVENUE & 153RD STREET WESTAPPLE VALLEY, DAKOTA COUNTY, MINNESOTA 551241815 South Meyers RoadSuite 950Oakbrook Terrace, IL 60181630.424.9080FAX: 630.495.3731N
Know what's below.
before you dig.Call
R
C500 LANDSCAPE PLANLANDSCAPE NOTES
PERMANENT SEED BLEND
SHRUB PLANTING2'(MIN.)TAG QTY SCIENTIFIC NAME COMMON NAME COND.SIZE REMARKS
TREE
AF 4 Acer x freemanii 'Armstrong'Armstrong Red Maple B&B 2.5" cal. 14'ht. 4'wd Full, well shaped
EVERGREEN SHRUB
BU 54 Buxus x 'Glencoe'Chicagoland Green Boxwood #5 cont.36"ht. x 36"wd.Full, vigorous
GROUNDCOVER
Ilex x 'Red Beauty'Red Beauty Holly #3 cont.36"ht. x 24"wd.Full, vigorousIO17
SEED 4,975 SF
CA 42 Clethra alnifolia Summersweet Clethra #5 cont.36"ht. x 36"wd.Full, vigorous $50
BT 76 Berberis thunbergii Japanese Barberry #5 cont.36"ht. x 24"wd.Full, vigorous $70
GD 5 Gymnocladus dioicus Kentucky Coffeetree B&B Full, well shaped2.5" cal. 6-8'ht. 4'wd $600
PRICE
$590
$90
$100
APPROXIMATE ESTIMATED BUILDING VALUE:+/-$900,000.00 2.5% BUILDING VALUE = +/-$22,500.00 PLANT MATERIAL REQUIRED TOTAL PLANT MATERIAL COST: +/-$25,527.00
$0.25/SF
PG 8 Picea glauca 'Densata'Black Hills Spruce B&B Full, well shaped2.5" cal. 6-8'ht. 4'wd $618
TREE PLANTINGEVERGREEN PLANTING DETAIL
$2,360
$3,000
$4,944
$4,860
$5,320
$1,700
$2,100
$1,243
CEDAR AVENUE (CO. RD. NO. 23)REVISIONDATENo.
SITE PLAN VICINITY MAP SHEET INDEX
PROJECT No.:
PRELIMINARY SITE IMPROVEMENT PLANS
POPEYES - APPLE VALLEY, MINNESOTA
NORTHWEST CORNER OF CEDAR AVENUE & 153RD STREET WEST
APPLE VALLEY, DAKOTA COUNTY, MINNESOTA 55124
JULY 2022
THE PARIKH NETWORK
100 MENLO PARK MALL, SUITE 500, EDISON, NJ 08837
C000
1815 South Meyers Road
Suite 950
Oakbrook Terrace, IL 60181
630.424.9080
FAX: 630.495.3731
NN
CONTACT: ED BAKSH
EMAIL: ED.BAKSH@PNRESTAURANTS.COM
Know what's below.
before you dig.Call
R
Utility Easementper platCEDAR AVENUE (CO. RD. NO. 23)10
15
20 CKD.DR.DES.DATEPROJECT No:REVISIONDATENo.SITE IMPROVEMENT PLANSPOPEYES - APPLE VALLEY, MINNESOTANORTHWEST CORNER OF CEDAR AVENUE & 153RD STREET WESTAPPLE VALLEY, DAKOTA COUNTY, MINNESOTA 551241815 South Meyers RoadSuite 950Oakbrook Terrace, IL 60181630.424.9080FAX: 630.495.3731N
Know what's below.
before you dig.Call
R
C200 SITE PLANSITE DATA
SITE LEGEND
SITE KEY NOTES
SITE NOTES
CEDAR AVENUE (CO. RD. NO. 23)GRADING LEGEND
PROPOSED ELEVATIONS LEGEND
EXISTING ELEVATIONS LEGEND CKD.DR.DES.DATEPROJECT No:REVISIONDATENo.SITE IMPROVEMENT PLANSPOPEYES - APPLE VALLEY, MINNESOTANORTHWEST CORNER OF CEDAR AVENUE & 153RD STREET WESTAPPLE VALLEY, DAKOTA COUNTY, MINNESOTA 551241815 South Meyers RoadSuite 950Oakbrook Terrace, IL 60181630.424.9080FAX: 630.495.3731N
Know what's below.
before you dig.Call
R
C300 PRELIMINARY GRADING PLANGRADING NOTES
CEDAR AVENUE (CO. RD. NO. 23)CKD.DR.DES.DATEPROJECT No:REVISIONDATENo.SITE IMPROVEMENT PLANSPOPEYES - APPLE VALLEY, MINNESOTANORTHWEST CORNER OF CEDAR AVENUE & 153RD STREET WESTAPPLE VALLEY, DAKOTA COUNTY, MINNESOTA 551241815 South Meyers RoadSuite 950Oakbrook Terrace, IL 60181630.424.9080FAX: 630.495.3731N
Know what's below.
before you dig.Call
R
C310 EROSION CONTROL PLANEROSION CONTROL LEGEND
EROSION CONTROL NOTES
SEQUENCE OF MAJOR CONSTRUCTION ACTIVITIES
Utility Easementper platCEDAR AVENUE (CO. RD. NO. 23)10
15
20
TAG QTY SCIENTIFIC NAME COMMON NAME
TREE
AF 4 Acer x freemanii 'Armstrong'Armstrong Red Maple
EVERGREEN SHRUB
BU 54 Buxus x 'Glencoe'Chicagoland Green Boxwood
GROUNDCOVER
Ilex x 'Red Beauty'Red Beauty HollyIO17
SEED 4,975 SF
CA 42 Clethra alnifolia Summersweet Clethra
BT 76 Berberis thunbergii Japanese Barberry
GD 5 Gymnocladus dioicus Kentucky Coffeetree
APPROXIMATE ESTIMATED BUILDING VALUE:+/-$900,000.00 2.5% BUILDING VALUE = +/-$22,500.00 PLANT MATERIAL REQUIRED
PG 8 Picea glauca 'Densata'Black Hills Spruce CKD.DR.DES.DATEPROJECT No:REVISIONDATENo.SITE IMPROVEMENT PLANSPOPEYES - APPLE VALLEY, MINNESOTANORTHWEST CORNER OF CEDAR AVENUE & 153RD STREET WESTAPPLE VALLEY, DAKOTA COUNTY, MINNESOTA 551241815 South Meyers RoadSuite 950Oakbrook Terrace, IL 60181630.424.9080FAX: 630.495.3731N
Know what's below.
before you dig.Call
R
C500 LANDSCAPE PLANLANDSCAPE NOTES
PERMANENT SEED BLEND
SHRUB PLANTING2'(MIN.)TAG QTY SCIENTIFIC NAME COMMON NAME COND.SIZE REMARKS
TREE
AF 4 Acer x freemanii 'Armstrong'Armstrong Red Maple B&B 2.5" cal. 14'ht. 4'wd Full, well shaped
EVERGREEN SHRUB
BU 54 Buxus x 'Glencoe'Chicagoland Green Boxwood #5 cont.36"ht. x 36"wd.Full, vigorous
GROUNDCOVER
Ilex x 'Red Beauty'Red Beauty Holly #3 cont.36"ht. x 24"wd.Full, vigorousIO17
SEED 4,975 SF
CA 42 Clethra alnifolia Summersweet Clethra #5 cont.36"ht. x 36"wd.Full, vigorous $50
BT 76 Berberis thunbergii Japanese Barberry #5 cont.36"ht. x 24"wd.Full, vigorous $70
GD 5 Gymnocladus dioicus Kentucky Coffeetree B&B Full, well shaped2.5" cal. 6-8'ht. 4'wd $600
PRICE
$590
$90
$100
APPROXIMATE ESTIMATED BUILDING VALUE:+/-$900,000.00 2.5% BUILDING VALUE = +/-$22,500.00 PLANT MATERIAL REQUIRED TOTAL PLANT MATERIAL COST: +/-$25,527.00
$0.25/SF
PG 8 Picea glauca 'Densata'Black Hills Spruce B&B Full, well shaped2.5" cal. 6-8'ht. 4'wd $618
TREE PLANTINGEVERGREEN PLANTING DETAIL
$2,360
$3,000
$4,944
$4,860
$5,320
$1,700
$2,100
$1,243
SEPTEMBER 20 , 2022
Alex Sharpe
Planning and Economic Development Specialist
City of Apple Valley
7100 147th St W,
Apple Valley, MN 55124
7900 International Drive + Suite 550 + Bloomington, MN 55425
952.426.0699 + ISGInc.com
Architecture + Engineering + Environmental + Planning
RE: SEPARATION BUFFER VARIANCE APPLICATION NARRATIVE
TLM COMMERCIAL DEVELOPMENT – 7575 153RD STREET W , APPLE VALLEY, MINNESOTA
Alex,
Thank you for reviewing the following project description and variance request for the TLM Apple Valley project. The subject
property is located at Apple Valley Square at 7575 153rd Street West (PID: 01-11783-01-020) on an existing 6.94 acre parcel
and is currently zoned RB – Retail Business. A description of the currently proposed project follows along with a narrative
specific for a reduction to the buffer distance between the proposed use and residential.
PROJECT DESCRIPTIO N
TLM Realty is proposing to split and replat the parking lot of Lot 2, Block 1 portion of the Apple Valley Square 4th Addition to
create an additional lot in the northeastern portion of the site to facilitate development of a Popeye’s. Proposed site
improvements include installation of an underground on-site stormwater system, utilities, and site grading. It is expected that
the existing parking stalls within the newly created lot will need to be removed to allow construction of the Popeyes. Further, the
remaining parking areas within the parcel will need to be restriped to accommodate the proposed layout and parking, and
parking islands will be constructed to meet current landscaping standards. A separate variance request has been filed for this
property for a parking reduction.
Apple Valley Realty, LLC is the landowner, located at 295 Madison Avenue, 37 th floor, New York, NY 10017. The primary contact
from Apple Valley Realty is Michael Oestreich and he can be reached at 212.753.4576 and at mikeo@tlmltd.com. ISG, located
at 7900 International Drive, Suite 550, Bloomington, MN 55425, is the engineering and architectural firm, as well as the
surveyor. The primary contact from ISG is Claire Roth, and she can be reached at 952.426.0699 and at
Claire.Roth@ISGInc.com.
VARIANCE NARRATIVE
Popeye’s is considered a Class II Restaurant Use, which is allowed as a Conditional Use in the Retail Business (RB) zone dist rict
if it is located no closer than 1,000 feet from a residential or institutional use (Section 155.157 (H). While the proposed
Popeye’s restaurant complies with the separation buffer requirement to the north, east and west of its site, it would be
approximately 400-ft from existing residential to the south. Therefore, in accordance with the following findings, Apple Valley
Minnesota Realty, LLC requests a variance to allow for a reduction of the minimum separation distance of 1,000 from a Class II
restaurant to residential as stated in Section 155.157 (H) of the City Zoning Code.
155.397 (b) In considering a request for a variance and whether the applicant established that there are practical
difficulties in complying with provision(s) of this chapter, the Board and City Council shall consider the following
factors:
(i) Special conditions apply to the structures or land in question that are particular to the property and do not apply
generally to other land or structures in the district or vicinity in which the land is located.
This request is unique because the surrounding existing conditions serve as a sufficient separation buffer to ensure the existing
residential is not negatively impacted by the proposed use. Between the proposed Popeye’s restaurant and the residential to
the south is an existing Arby’s (another Class II restaurant that is only ~ 200-ft separated from the residential), 153rd St W
(approximately 60-ft of right-of way), and then a robust ~ 140-ft of landscaped area between 153rd St W and the residential that
Page 2 of 3
952.426.0699 + ISGInc.com
includes a line of trees, then a detention pond, and then another line of mature trees. Below is an aerial photo showing these
existing conditions that separate the Popeye’s site to the existing residential. (Yellow = Proposed Popeye’s, Orange = Existing
Type II Restaurants within 1,000-ft of residential, Blue = Residential)
Additionally, included is a site photo from the Popeye’s site looking south to the residential. The resid ential is not visible
because the Arby’s building (the white structure) blocks any visibility between Popeye’s and the residential. Arby’s will also
serve as a buffer to any noise generated from the Popeye’s site as well.
Page 3 of 3
952.426.0699 + ISGInc.com
In addition, it is important to note the traffic memo concluded there are no impacts from the proposed Popeye’s nor are any
street improvements needed to accommodate this additional use. Moreover, the traffic to Popeye’s does not encroach into the
residential as 153rd Street separates the commercial to the north and residential uses to the south, and the residential is only
accessed from Whitney Drive to the south.
(ii) The granting of the proposed variance will not be contrary to the intent of this chapter.
The granting of this variance request is not contrary to the intent of code Chapter 155: Zoning. The intent of zoning regulations
are to protect from incompatible uses mixing and to uphold the public health, safety and welfare of the community. In no way
does granting this separation buffer reduction request cause any encroachment of retail/restaurant uses closer to the
residences than the existing conditions. As previously mentioned, the Arby’s is approximately 200-ft to the north of the
residences, acting as a buffer to the residential. Additionally, there are other Class II restaurants that also encroach int o the
1,000-ft separation buffer to these residences, and other residences, that have been approved by the City. Specifically, Chick
Fil A is located directly east of the residences approximately 150-ft, but was granted a separation buffer reduction variance by
the City because the natural separation of uses by Cedar Ave/SH 23. Therefore, the existing buildings and roadways between
the residential and Popeye’s provide adequate separation of uses.
(iii) The special conditions or circumstances do not result from the actions of the owner/applicant.
The special conditions do not result from the actions of the owner. The retail uses and residential areas are already established
as adjacent uses with less than 1,000-ft of separation buffer from other Type II Restaurants. The large exiting parking lot where
Popeye’s is proposed is a prime location for a Type II Restaurant, adjacent to a high -traffic arterial road, and fully within an
existing retail development.
(iv) The granting of the variance will not merely serve as a convenience to the applicant but is necessary to alleviate
practical difficulties in complying with the zoning provisions of this Code.
The variance to allow for the separation buffer reduction is necessary to allow for not just Popeye’s but any Type II restaur ant in
this location.
(v) The variance requested is the minimum variance necessary to alleviate the practical difficulty.
The variance requested is the minimum necessary to allow for the proposed use to locate on the new lot.
Please contact me at 952.426.0699 with any questions or if there is any additional information we can provide in support of
this project
Sincerely,
Claire Roth
Project Coordinator
Claire.Roth@ISGInc.com
SEPTEMBER 21 , 2022
Alex Sharpe
Planning and Economic Development Specialist
City of Apple Valley
7100 147th St W,
Apple Valley, MN 55124
7900 International Drive + Suite 550 + Bloomington, MN 55425
952.426.0699 + ISGInc.com
Architecture + Engineering + Environmental + Planning
RE: PARKING VARIANCE APPLICATION NARRATIVE
TLM COMMERCIAL DEVELOPMENT – 7575 153RD STREET W , APPLE VALLEY, MINNESOTA
Alex,
Thank you for reviewing the following project description and variance request for the TLM Apple Valley project. The subject
property is located at Apple Valley Square at 7575 153rd Street West (PID: 01-11783-01-020) on an existing 6.94 acre parcel
and is currently zoned RB – Retail Business. A description of the currently proposed project follows along with a narrative
specific to a variance request regarding parking.
PROJECT DESCRIPTIO N
TLM Realty is proposing to split and replat the parking lot of Lot 2, Block 1 portion of the Apple Valley Square 4th Addition to
create an additional lot in the northeastern portion of the site to facilitate development of a Popeye’s. It is expected that the
existing parking stalls within the newly created lot will need to be removed to allow construction of the Popeyes. Proposed site
improvements include installation of an underground on-site stormwater system, utilities, and site grading. Further, the
remaining parking areas within the parcel will need to be restriped to accommodate the proposed layout and parking, and
parking islands will be constructed to meet current landscaping standards.
Apple Valley Realty, LLC is the landowner, located at 295 Madison Avenue, 37 th floor, New York, NY 10017. The primary contact
from Apple Valley Realty is Michael Oestreich and he can be reached at 212.753.4576 and at mikeo@tlmltd.com. ISG, located
at 7900 International Drive, Suite 550, Bloomington, MN 55425, is the engineering and architectural firm, as well as the
surveyor. The primary contact from ISG is Claire Roth, and she can be reached at 952.426.0699 and at Claire.Roth@ISGInc.com
VARIANCE NARRATIVE
The development for Popeyes is situated in a portion of an existing parking lot that is associated with a general retail center. As
a result, there will be a reduction of parking spaces associated with the retails center, bringing the current site out of
compliance with code section 155.379 (O). Thus, a variance from the minimum parking requirement is requested.
The current retail site consists of ALDI, Burlington and a vacant space, totaling 72,716 SF of actual retail area and 405 parking
spaces. Therefore, the existing parking ratio is 5.6 spaces/1,000 SF of actual retail area. The Popeye’s development proposes
to subdivide the property so that a portion of the parking lot will become a separate lot for Popeyes. Popeye’s will be on the
proposed Lot 1 and the existing retail will be on the proposed Lot 2. The proposed platting and development of Popeye’s would
result in Popeye’s having 18 spaces, when only 8 are required, and the existing retail area to have 322 parking spaces, when
397 spaces are required by code. This would result in a new parking ratio of 4.42 spaces/1,000 SF of actual r etail area for the
retail uses on Lot 2. The table below summarizes these findings.
Page 2 of 4
952.426.0699 + ISGInc.com
ISG has conducted a utilization study of the lot which includes the area in front of ALDI and Burlington. Data collection for the
study occurred at varying times of the day and it's narrated in detail in the Parking Study of Lot 2, Block 1, Apple Valley Square
4th Addition. It was found that the average parking demand for the retailers is 85 stalls at any given time of day. The largest
number of stalls observed to be utilized throughout the 15 observations was 125, which only equates to a rate of 31%
occupancy for the lot. The parking study demonstrates that city parking standards dictate that far more parking is necessary
than what is being utilized by the customer based on the findings from the study, and by corporate standards of the business
themselves, therefore the proposed amount of parking stalls is suffici ent for the development. While the study reflects a tenant
with low traffic and another vacant tenant, it is still noteworthy that during the peak parking count of 125 utilized spaces, there
would still be an excess of 197 vacant spaces of the new 322 parking spaces associated with the retail center. Even with full
occupancy on a bustling shopping day, 197 excess spaces would be more than adequate to provide sufficient parking.
It is also important to consider how future tenants in the retail center would impact the parking. The most likely tenants other
than general retail to occupy the buildings that are permitted in the RB zoned district would be a medical clinic, athletic
club/gym or worship center based on past trends. A medical clinic has the same parking requirements as a general retails
center so there should be no change in demand, and an athletic club/gym or worship center typically have peak hours opposite
of retail (early mornings/late evenings, or Sunday mornings), when the other retail stores are closed or at the lowest traffic
counts. Therefore, the reduced parking counts proposed would still be adequate to support a potential mix of different uses
beyond the existing retail today.
Page 3 of 4
952.426.0699 + ISGInc.com
Popeye's Restaurants are typically designed with 10 - 15 stalls, which has been exceed by providing at least 18 stalls with ease
of access to the main door. Further, the design for the new Popeyes, includes a double lane drive-thru which is anticipated to
serve a majority of the establishment’s customers . Due to the convenience of the drive-thru, It is expected that there will be less
customers purchasing their food and utilizing on-site facilities than there will be customers utilizing the drive-thru option and
taking it to go. Referencing Table 1, Popeyes will exceed the required number of stalls b y code.
Similarly to Popeye's Restaurant, ALDI has a corporate requirement of 95 stalls which leaves open 230 stalls in Lot 2. Those
may be utilized by Burlington and the future tenant of the open space adjacen t. The provided parking stalls in the lot are all
within close proximity to the entrances of the retailers and thus the allotted parking is of good quality because it provides ease
of access.
Further, it should be noted how retail business and consumers have changed their operational and consumer habits in a post-
covid world have not yet been reflected in city codes. Due to the rise of E -commerce and online shopping / delivery options, not
as many people drive to stores to do their shopping in person. Retailers have adapted to these post -covid changes, including
ALDI, who has implemented a curbside pick-up option along the southern side of their store, as many others, which reduces the
amount of customers requiring parking spaces while shopping in the store . Not as many parking stalls are required for pickup
and delivery options and this changing trend has not yet been reflected in city code.
In accordance with the following findings, Apple Valley Minnesota Realty, LLC requests a variance to allow for a reduction in
parking requirements.
155.397 (b) In considering a request for a variance and whether the applicant established that there are practical
difficulties in complying with provision(s) of this chapter, the Board and City Council shall consider the following
factors:
(i) Special conditions apply to the structures or land in question that are particular to the property and do not apply
generally to other land or structures in the district or vicinity in which the land is located.
Based upon the findings of the parking study, the current parking lot has provided enough stalls for the parking area required by
the customers of Aldi and Burlington. As the parking lot is over capacity, this means that valuable land that holds potential for
additional uses is not being used and is currently serving as an empty space at points. The current over-sized parking lot is an
inefficient use of land for the community, and adding a retail tenant allows for a stronger streetscape presence along Cedar
Avenue..
(ii) The granting of the proposed variance will not be contrary to the intent of this chapter.
The granting of the variance to accommodate the loss of parking stalls in order to construct a new Popeyes is not contrary to the
intent of code Chapter 155: Zoning. The purpose and intent of zoning is to regulate land use and development to protect the
health, safety and welfare of the community. There will be no negative impacts to neighboring properties from granting a
parking reduction variance. As demonstrated, there will be more than adequate parking to accommodate uses of higher
intensity in a more robust retail environment without causing parking to overflow onto adjacent lots.
(iii) The special conditions or circumstances do not result from the actions of the owner/applicant.
The special conditions do not result from the actions of the owner as the number of stalls requested by tenants is met in the
new proposed parking layout and will not affect current customers.
(iv) The granting of the variance will not merely serve as a convenience to the applicant but is necessary to alleviate
practical difficulties in complying with the zoning provisions of this Code.
Page 4 of 4
952.426.0699 + ISGInc.com
As the outlot where the Popeyes has been proposed to be constructed is located in the section of the Apple Valley Square
parking lot serving the businesses ALDI and Burlington, the total number of stalls in the parking area must be decrease in order
to allow construction of the new building. Bringing down the numb er of stalls is not a convenience but necessary to allow the
construction and commercial operation of Popeyes.
(v) The variance requested is the minimum variance necessary to alleviate the practical difficulty.
The minimum number of stalls as feasible will be removed in the construction of the Popeyes. Popeyes is proposed to be
approximately 2,300 sq. ft. in the NE section of the lot. Only the minimum number of stalls required will be removed. Further,
the remaining number of stalls is more than sufficient to meet the demands of retailer’s and exceed the counts observed in the
parking study.
Please contact me at 952.426.0699 with any questions or if there is any additional information we can provide in support of
this project
Sincerely,
Claire Roth
Project Coordinator
Claire.Roth@ISGInc.com
KLOA, Inc. Transportation and Parking Planning Consultants
9575 West Higgins Road, Suite 400 | Rosemont, Illinois 60018
p: 847-518-9990 | f: 847-518-9987
MEMORANDUM TO: Tim Reber, P.E.
Woolpert. Inc.
FROM: Shahrzad Ainkeshavarzi
Consultant
Luay R. Aboona, PE, PTOE
Principal
DATE: September 15, 2022
SUBJECT: Traffic Evaluation
Proposed Popeyes Restaurant
Apple Valley, Minnesota
This report summarizes the methodologies, results, and findings of a traffic impact study
conducted by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) for a proposed Popeyes drive-
through restaurant to be located in Apple Valley, Minnesota. The site, which currently is part of
the parking lot of the Apple Valley Square, is located in the northwest quadrant of the intersection
of Cedar Avenue with 153rd Street. As proposed, the plans call for an approximately 2,519 square
foot drive-through Popeyes restaurant with dual (side-by-side) drive-through ordering boards and
18 parking spaces. Access to the proposed restaurant will be provided via the existing access drives
which serve the shopping center including a full movement access drive off 153rd Street and a
right-in/right-out access off Cedar Avenue. The internal access to the restaurant will be provided
via the existing driving aisles within the shopping center. A copy of the site plan depicting the
proposed restaurant is included in the Appendix.
The purpose of this study was to examine background traffic conditions, assess the impact that the
proposed restaurant will have on traffic conditions in the area, and determine if any roadway or
access improvements are necessary to accommodate traffic generated by the proposed restaurant.
Figure 1 shows an aerial view of the site.
Existing Roadway System Characteristics
The characteristics of the existing roadways near the development are described below and
illustrated in Figure 2.
Cedar Avenue is a north-south principal arterial roadway that in the vicinity of the site provides
three lanes in each direction. At its signalized intersection with 153rd Street, Cedar Avenue
provides an exclusive left-turn lane, three through lanes and an exclusive right-turn lane on both
approaches. High visibility crosswalks and pedestrian count signals are present on both
approaches. At its right-in/right-out intersection with the North Access Drive to the Apple Valley
Square, Cedar Avenue provides three through lanes and an exclusive right-turn lane on the
southbound approach. Cedar Avenue has a posted speed limit of 45 miles per hour, is under the
jurisdiction of the Dakota County, and carries an Annual Average Daily Traffic (AADT) volume
of 41,000 vehicles (MnDOT 2019).
153rd Street is an east-west minor collector roadway that in the vicinity of the site provides two
through lanes in each direction. At its signalized intersection with Cedar Avenue, 153rd Street
provides an exclusive left-turn lane, an exclusive through lane and a shared through/right-turn lane
on the eastbound approach and an exclusive left-turn lane, two through lanes and an exclusive
right-turn lane on the westbound approach. High visibility cross walks and pedestrian countdown
signals are present on both approaches. At its unsignalized intersection with the ALDI Access
Drive, 153rd Street provides a through lane and a shared through/right-turn lane on the eastbound
approach and a through lane and an exclusive right-turn lane on the westbound approach. 153rd
Street has a posted speed limit of 30 miles per hour, is under the jurisdiction of the City of Apple
Valley, and carries an AADT volume of 11,400 vehicles (MnDOT 2019) east of Cedar Avenue
and an AADT volume of 7,500 vehicles (MnDOT 2019) west of Cedar Avenue.
3
Aerial View of Site Figure 1
SITE
SITE
ALDI
STONE
COLD
PANERA
BURLINGTON
ARBY'S WALGREENS
RESIDENTIAL CHICK-FIL-A
CASTLE
WHITE
SHOPPING MALL
APPLE VALLEY SQUARE
Existing Roadway Characteristics
Figure: 2Job No: 22-285
- TRAVEL LANE
- TRAFFIC SIGNAL
- STOP SIGN
- NO PARKING
- SPEED LIMIT
P
XX
Kenig,Lindgren,O'Hara,Aboona,Inc.
30
N
NOT TO SCALE
LEGEND
ACCESS DRIVE
NORTH
STREET
153RD AVENUECEDARMinnesota
Apple Valley,
Popeyes
45 P
45P
ACCESS DRIVESOUTH- STANDARD CROSSWALK
5
Existing Traffic Volumes
To determine current traffic conditions within the study area, KLOA, Inc. conducted peak period
traffic, pedestrian, and bicycle counts at the following intersections:
• Cedar Avenue with the Northerly Access Drive of the Apple Valley Square
• 153rd Street with ALDI Access Drive
The counts were conducted on Wednesday, August 24, 2022 during the midday (11:30 A.M. to
1:30 P.M.) and evening (4:00 P.M. to 6:00 P.M.) peak periods.
The results of the traffic counts indicated that the peak hours of traffic generally occur between
12:30 P.M. and 1:30 P.M. during the weekday midday peak period and between 4:15 P.M. and
5:15 P.M. during the weekday evening peak period. Copies of the traffic count summary sheets
are included in the Appendix.
Figure 3 illustrates the Year 2022 existing peak hour traffic volumes.
Directional Distribution
The directions from which traffic will approach and depart the proposed development were
estimated based on existing travel patterns of vehicles utilizing the access drives, as determined
from the traffic counts.
Trip Generation Estimates
The number of peak hour trips estimated to be generated by the proposed restaurant was based on
vehicle trip generation rates contained in Trip Generation Manual, 11th Edition, published by the
Institute of Transportation Engineers (ITE). The “Fast-Food Restaurant with Drive-Through
Window” (Land-Use Code 934) rate was utilized for the proposed restaurant. Copies of the ITE
trip generation summary sheets are included in the Appendix.
It is important to note that surveys conducted by ITE have shown that a considerable number of
trips made to restaurants are diverted from the existing traffic on the roadway system. Such
diverted trips are referred to as pass-by traffic. Based on information published in the ITE Trip
Generation Manual, approximately 50 percent of trips generated by fast-food restaurants with
drive-throughs are pass-by trips. As such, the trips anticipated to be generated by the proposed
Popeyes were reduced by 50 percent.
Table 5 summarizes the estimated peak hour trips.
SITE
Figure: 3Job No: 22-285
Kenig,Lindgren,O'Hara,Aboona,Inc.Existing Traffic Volumes
N
NOT TO SCALE
LEGEND
00
(00)157 (168)166 (167)
213 (233)
223 (262)156 (154)ACCESS DRIVE
NORTH
STREET
153RD AVENUECEDAR- WEEKDAY AFTERNOON PEAK HOUR (12:30-1:30 PM)
- WEEKDAY EVENING PEAK HOUR (4:15-5:15 PM)ACCESS DRIVESOUTH29 (35)47 (57)1470 (1543)1353 (2323)Minnesota
Apple Valley,
Popeyes
95 (95)
7
Table 1
PEAK HOUR SITE-GENERATED TRAFFIC VOLUMES
ITE
Land-Use
Code
Type
Weekday Midday
Peak Hour
Weekday Evening
Peak Hour Weekday Daily
In Out Total In Out Total In Out Total
934
Fast Food Restaurant
with Drive-Through
Window
(2,519 s.f.)
55 57 112 40 38 78 550 550 1100
50% Pass-By Trips -27 -28 -55 -20 -19 -39 -275 -275 -550
Total New Trips 28 29 57 20 19 39 275 275 550
8
Restaurant Traffic Assignment
The estimated weekday midday and weekday evening peak hour traffic volumes that will be
generated by the proposed restaurant were assigned to the roadway system in accordance with the
previously described directional distribution. The new traffic assignment for the restaurant is
illustrated in Figure 4. The pass-by traffic assignment for the restaurant is illustrated in Figure 5.
Total Projected Traffic Volumes
Based on the growth rate published on the World Population Review Website, the population of
Apple Valley is increasing by 1.28 percent per year, therefore an increase of approximately 1.28
percent per year for three years (buildout year plus two years) was applied to the existing
conditions. The restaurant-generated traffic was added to the existing traffic volumes accounting
for background growth to determine the Year 2025 total projected traffic volumes, as shown in
Figure 6.
Traffic Analyses
Roadway intersection analyses were performed for the weekday midday and weekday evening
peak hours for the existing (Year 2022) and future projected (Year 2025) traffic volumes.
The traffic analyses were performed using the methodologies outlined in the Transportation
Research Board’s Highway Capacity Manual (HCM), 6th Edition and analyzed using
Synchro/SimTraffic computer software.
The analysis for an unsignalized intersection determines the average control delay to vehicles at
an intersection. Control delay is the elapsed time from a vehicle joining the queue at a stop sign
(includes the time required to decelerate to a stop) until its departure from the stop sign and
resumption of free flow speed. The methodology analyzes each intersection approach controlled
by a stop sign and considers traffic volumes on all approaches and lane characteristics.
Summaries of the traffic analysis results showing the level of service and overall intersection delay
(measured in seconds) for the existing and Year 2025 total projected conditions are presented in
Tables 2 and 3. A discussion of the intersection follows. Summary sheets for the capacity analyses
are included in the Appendix.
SITE
Figure: 4Job No: 22-285
Kenig,Lindgren,O'Hara,Aboona,Inc.Site-Generated Traffic Volumes
N
NOT TO SCALE
LEGEND
00
(00)
ACCESS DRIVE
NORTH
STREET
153RD AVENUECEDAR- WEEKDAY AFTERNOON PEAK HOUR (12:30-1:30 PM)
- WEEKDAY EVENING PEAK HOUR (4:15-5:15 PM)ACCESS DRIVESOUTHMinnesota
Apple Valley,
Popeyes
3 (2)
14 (10)6 (4)14 (9)11 (8)9 (6)
SITE
Figure: 5Job No: 22-285
Kenig,Lindgren,O'Hara,Aboona,Inc.Pass-By Traffic Volumes
N
NOT TO SCALE
LEGEND
00
(00)
+14 (+10)
-14 (-10)
ACCESS DRIVE
NORTH
STREET
153RD AVENUECEDAR- WEEKDAY AFTERNOON PEAK HOUR (12:30-1:30 PM)
- WEEKDAY EVENING PEAK HOUR (4:15-5:15 PM)ACCESS DRIVESOUTH+2 (+2)
Minnesota
Apple Valley,
Popeyes
-2 (-2)+14 (+10)+2 (+2)+11 (+8)-11 (-8)+11 (+8)
SITE
Figure: 6Job No: 22-285
Kenig,Lindgren,O'Hara,Aboona,Inc.
N
NOT TO SCALE
Year 2028 Total Projected Traffic Volumes
LEGEND
00
(00)
108 (105)177 (184)187 (184)
222 (242)
232 (272)173 (168)ACCESS DRIVE
NORTH
STREET
153RD AVENUECEDAR- WEEKDAY AFTERNOON PEAK HOUR (12:30-1:30 PM)
- WEEKDAY EVENING PEAK HOUR (4:15-5:15 PM)
Minnesota
Apple Valley,
Popeyes ACCESS DRIVESOUTH33 (38)55 (63)1529 (1605)1407 (2416)
12
Table 2
CAPACITY ANALYSIS RESULTS – EXISTING CONDITIONS
Intersection
Weekday Midday
Peak Hour
Weekday Evening
Peak Hour
LOS Delay LOS Delay
Cedar Avenue with North Access Drive
• Eastbound Approach C 20.0 F 72.1
153rd Street with ALDI Access Drive
• Southbound Left Turn C 16.7 C 19.1
• Eastbound Left Turn A 8.2 A 8.3
LOS = Level of Service
Delay is measured in seconds.
Table 3
CAPACITY ANALYSIS RESULTS – TOTAL PROJECTED CONDITIONS
Intersection
Weekday Midday
Peak Hour
Weekday Evening
Peak Hour
LOS Delay LOS Delay
Cedar Avenue with North Access Drive
• Eastbound Approach C 21.9 F 98.0
153rd Street with ALDI Access Drive
• Southbound Left Turn C 19.0 C 21.9
• Eastbound Left Turn A 8.3 A 8.4
LOS = Level of Service
Delay is measured in seconds.
13
Discussion and Recommendations
The following summarizes how the intersections are projected to operate and identifies any
roadway and traffic control improvements necessary to accommodate the development-generated
traffic.
Cedar Avenue with North Access Drive
The results of the capacity analysis indicate that currently the eastbound approach operates at LOS
C during the weekday midday peak hour and LOS F during the weekday evening peak hour with
a v/c ratio of less than one.
Under Year 2028 total projected conditions, the eastbound approach will continue to operate at
LOS C during the midday peak hour with an increase in delay of less than two seconds and will
operate at LOS F during the weekday evening peak hour with an increase in delay of approximately
sixteen seconds with a v/c ratio of less than one and 95th percentile queue of one to two vehicles
more than the existing conditions. As such, the traffic that will be generated by the proposed
restaurant will have a limited impact on the operation of this intersection.
153rd Street with ALDI Access Drive
The results of the capacity analysis indicate that currently the southbound left-turn movements
operate at LOS C during both peak hours and the eastbound left-turn movements operate at LOS
A during both peak hours.
Under Year 2028 total projected conditions, the southbound left-turn movements will continue
operating at LOS C during both peak hours with increases in delay of less than three seconds. The
eastbound left-turn movements are projected to continue operating at LOS A during both peak
hours with increases in delay of less than one second. As such, this intersection has the reserve
capacity accommodating the traffic that will be generated by the proposed development efficiently.
Restaurant Operations and Circulation
The restaurant building will be located south of the site with the parking lot providing 14 parallel
parking spaces located on the east border and five angled parking spaces located on the north border
of the site. The site will be designed with one-way counterclockwise circulation which will be
reinforced via signage, pavement marking, and angled parking.
Restaurant Drive-Through Stacking
According to the site plan, the proposed drive-through operations will occur on the north, west,
and south sides of the building with the entrance to the drive-through located on the north side of
the building with the pay and pick-up windows located on the south side of the building.
There will be stacking for a total of approximately 16 vehicles to queue within the drive-through
with five vehicles to queue after the dual ordering boards and eleven vehicles able to queue before
the dual ordering boards. It should be noted that additional stacking can occur along the north side
of the building without impeding the on-site circulation. As mentioned before, the proposed drive-
14
through will provide stacking for a total of approximately 16 vehicles which exceeds the City of
Apple Valley Codes of Ordinances requirements of six stacking spaces for each drive through
window. In the unlikely event that queues at the drive-through facility are longer, the additional
vehicles can queue internally within the site without impacting traffic operations on the Shopping
Center driving aisles.
Parking Evaluation
As proposed, the restaurant will provide a total of 18 parking spaces, resulting in a parking supply
of 7.15 spaces per 1,000 square feet. Based on the City of Apple Valley Code of Ordinances, fast-
food restaurants are required to provide parking at a ratio of one space per three customer seats.
As such, the proposed Popeyes is required to provide 8 parking spaces, resulting in a surplus of 10
parking spaces.
Conclusion
Based on the preceding evaluation, the following conclusions and recommendations have been
made:
• The new traffic projected to be generated by the proposed restaurant will be reduced due
to the volume of pass-by traffic generated by fast-food restaurants and internal capture.
• The results of the capacity analysis indicated that the existing access drives will have
sufficient reserve capacity to accommodate the traffic that will be generated by the
proposed restaurant and no roadway or traffic control improvements are required.
• The proposed drive-through stacking of 16 vehicles will be adequate in accommodating
the peak drive-through demand based on City of Apple Valley Code of Ordinances.
• The proposed 18 parking spaces will be adequate in accommodating the peak parking
demand based on City of Apple Valley Code of Ordinances.
Appendix
Traffic Count Summary Sheets
Site Plan
ITE Trip Generation Summary Sheets
Level of Service Criteria
Capacity Analysis Summary Sheets
Traffic Count Summary Sheets
Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume
LOCATION: LOCATION: Cedar Ave -- Northeast Apple Valley Square Dwy QC JOB #: QC JOB #: 15919503
CITY/STATE: CITY/STATE: Apple Valley, MN DATE: DATE: Wed, Aug 24 2022
1509 1470
156 1353 0
156 0 0 0
0 0.980.98 0
95 95 0 0
0 1470 0
1448 1470
Peak-Hour: 12:15 PM -- 1:15 PMPeak-Hour: 12:15 PM -- 1:15 PM
Peak 15-Min: 12:30 PM -- 12:45 PMPeak 15-Min: 12:30 PM -- 12:45 PM
5.2 5
1.3 5.6 0
1.3 0 0 0
0 0
0 0 0 0
0 5 0
5.2 5
0
0 4
0
0 1 0
0 0
0 0
0 0
0 1 0
N/A
N/A N/A
N/A
N/A
N/A N/A
N/A
15-Min Count15-Min CountPeriod Period Beginning AtBeginning At
Cedar Ave Cedar Ave
(Northbound)(Northbound)
Cedar Ave Cedar Ave
(Southbound)(Southbound)
Northeast Apple Valley SquareNortheast Apple Valley Square
DwyDwy
(Eastbound)(Eastbound)
Northeast Apple Valley SquareNortheast Apple Valley Square
DwyDwy
(Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotals
LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU
11:30 AM 0 330 0 0 0 239 30 0 0 0 17 0 0 0 0 0 616
11:45 AM 0 366 0 0 0 301 39 0 0 0 23 0 0 0 0 0 729
12:00 PM 0 370 0 0 0 316 41 0 0 0 18 0 0 0 0 0 745
12:15 PM 0 387 0 0 0 340 39 0 0 0 16 0 0 0 0 0 782 2872
12:30 PM 0 394 0 0 0 323 46 0 0 0 24 0 0 0 0 0 787 3043
12:45 PM 0 345 0 0 0 338 37 0 0 0 27 0 0 0 0 0 747 3061
1:00 PM 0 344 0 0 0 352 34 0 0 0 28 0 0 0 0 0 758 3074
1:15 PM 0 345 0 0 0 353 43 0 0 0 18 0 0 0 0 0 759 3051
Peak 15-MinPeak 15-Min
FlowratesFlowrates
NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU
All Vehicles 0 1576 0 0 0 1292 184 0 0 0 96 0 0 0 0 0 3148
Heavy Trucks 0 92 0 0 84 0 0 0 0 0 0 0 176
Buses
Pedestrians 0 0 0 0 0
Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0
Scooters
Comments:
Report generated on 9/6/2022 7:32 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212
Page 1 of 1
Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume
LOCATION: LOCATION: Cedar Ave -- Northeast Apple Valley Square Dwy QC JOB #: QC JOB #: 15919504
CITY/STATE: CITY/STATE: Apple Valley, MN DATE: DATE: Wed, Aug 24 2022
2477 1543
154 2323 0
154 0 0 0
0 0.940.94 0
95 95 0 0
0 1543 0
2418 1543
Peak-Hour: 4:15 PM -- 5:15 PMPeak-Hour: 4:15 PM -- 5:15 PM
Peak 15-Min: 4:30 PM -- 4:45 PMPeak 15-Min: 4:30 PM -- 4:45 PM
2.8 2.8
0.6 2.9 0
0.6 0 0 0
0 0
0 0 0 0
0 2.8 0
2.8 2.8
0
2 0
0
0 0 1
0 0
0 0
0 0
0 0 0
N/A
N/A N/A
N/A
N/A
N/A N/A
N/A
15-Min Count15-Min CountPeriod Period Beginning AtBeginning At
Cedar Ave Cedar Ave
(Northbound)(Northbound)
Cedar Ave Cedar Ave
(Southbound)(Southbound)
Northeast Apple Valley SquareNortheast Apple Valley Square
DwyDwy
(Eastbound)(Eastbound)
Northeast Apple Valley SquareNortheast Apple Valley Square
DwyDwy
(Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotals
LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU LeftLeft ThruThru RightRight UU
4:00 PM 0 341 0 0 0 587 36 0 0 0 30 0 0 0 0 0 994
4:15 PM 0 397 0 0 0 557 33 0 0 0 26 0 0 0 0 0 1013
4:30 PM 0 425 0 0 0 606 41 0 0 0 21 0 0 0 0 0 1093
4:45 PM 0 391 0 0 0 534 26 0 0 0 26 0 0 0 0 0 977 4077
5:00 PM 0 330 0 0 0 626 54 0 0 0 22 0 0 0 0 0 1032 4115
5:15 PM 0 393 0 0 0 483 50 0 0 0 21 0 0 0 0 0 947 4049
5:30 PM 0 406 0 0 0 509 49 0 0 0 28 0 0 0 0 0 992 3948
5:45 PM 0 391 0 0 0 473 36 0 0 0 24 0 0 0 0 0 924 3895
Peak 15-MinPeak 15-Min
FlowratesFlowrates
NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU
All Vehicles 0 1700 0 0 0 2424 164 0 0 0 84 0 0 0 0 0 4372
Heavy Trucks 0 52 0 0 72 0 0 0 0 0 0 0 124
Buses
Pedestrians 0 0 0 0 0
Bicycles 0 0 0 4 0 0 0 0 0 0 0 0 4
Scooters
Comments:
Report generated on 9/6/2022 7:32 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212
Page 1 of 1
Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume
LOCATION: LOCATION: South Apple Valley Square Dwy -- 153rd St W QC JOB #: QC JOB #: 15919501
CITY/STATE: CITY/STATE: Apple Valley, MN DATE: DATE: Wed, Aug 24 2022
204 195
47 0 157
260 29 166 379
223 0.920.92 213
252 0 0 380
0 0 0
0 0
Peak-Hour: 12:30 PM -- 1:30 PMPeak-Hour: 12:30 PM -- 1:30 PM
Peak 15-Min: 1:00 PM -- 1:15 PMPeak 15-Min: 1:00 PM -- 1:15 PM
2 1
0 0 2.5
1.5 0 1.2 1.6
2.2 1.9
2 0 0 2.4
0 0 0
0 0
0
0 0
0
1 0 2
0 0
0 1
0 0
0 0 0
N/A
N/A N/A
N/A
N/A
N/A N/A
N/A
15-Min Count15-Min CountPeriod Period Beginning AtBeginning At
South Apple Valley Square DwySouth Apple Valley Square Dwy
(Northbound)(Northbound)
South Apple Valley Square DwySouth Apple Valley Square Dwy
(Southbound)(Southbound)
153rd St W153rd St W
(Eastbound)(Eastbound)
153rd St W153rd St W
(Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotalsLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU
11:30 AM 0 0 0 0 28 0 11 0 10 53 0 0 0 32 27 1 162
11:45 AM 0 0 0 0 41 0 11 0 7 50 0 0 0 52 41 0 202
12:00 PM 0 0 0 0 45 0 6 0 10 60 0 0 0 68 43 0 232
12:15 PM 0 0 0 0 41 0 12 0 11 46 0 0 0 40 44 1 195 791
12:30 PM 0 0 0 0 38 0 8 0 8 54 0 0 0 46 42 0 196 825
12:45 PM 0 0 0 0 44 0 10 0 10 51 0 0 0 57 38 0 210 833
1:00 PM 0 0 0 0 35 0 15 0 8 71 0 0 0 53 44 0 226 827
1:15 PM 0 0 0 0 40 0 14 0 3 47 0 0 0 57 42 0 203 835
Peak 15-MinPeak 15-Min
FlowratesFlowrates
NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU
All Vehicles 0 0 0 0 140 0 60 0 32 284 0 0 0 212 176 0 904
Heavy Trucks 0 0 0 8 0 0 0 4 0 0 0 0 12
Buses
Pedestrians 0 0 0 0 0
Bicycles 0 0 0 0 0 0 0 0 0 0 4 0 4
Scooters
Comments:
Report generated on 9/6/2022 7:32 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212
Page 1 of 1
Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume
LOCATION: LOCATION: South Apple Valley Square Dwy -- 153rd St W QC JOB #: QC JOB #: 15919502
CITY/STATE: CITY/STATE: Apple Valley, MN DATE: DATE: Wed, Aug 24 2022
225 206
57 0 168
296 37 169 409
275 0.940.94 239
312 0 1 444
0 0 0
0 0
Peak-Hour: 4:45 PM -- 5:45 PMPeak-Hour: 4:45 PM -- 5:45 PM
Peak 15-Min: 5:30 PM -- 5:45 PMPeak 15-Min: 5:30 PM -- 5:45 PM
0.9 0.5
0 0 1.2
1 0 0.6 1
2.2 1.3
1.9 0 0 1.8
0 0 0
0 0
1
0 0
0
0 0 1
0 0
0 0
0 0
0 0 0
N/A
N/A N/A
N/A
N/A
N/A N/A
N/A
15-Min Count15-Min CountPeriod Period Beginning AtBeginning At
South Apple Valley Square DwySouth Apple Valley Square Dwy
(Northbound)(Northbound)
South Apple Valley Square DwySouth Apple Valley Square Dwy
(Southbound)(Southbound)
153rd St W153rd St W
(Eastbound)(Eastbound)
153rd St W153rd St W
(Westbound)(Westbound)TotalTotal HourlyHourlyTotalsTotalsLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU
4:00 PM 0 0 0 0 30 0 10 0 13 59 0 0 0 56 30 0 198
4:15 PM 0 0 0 0 40 0 14 0 11 63 0 0 0 58 53 0 239
4:30 PM 0 0 0 0 38 0 10 0 7 58 0 0 0 63 44 0 220
4:45 PM 0 0 0 0 43 0 14 0 7 79 0 0 0 70 38 0 251 908
5:00 PM 0 0 0 0 47 0 19 0 10 62 0 0 0 42 32 0 212 922
5:15 PM 0 0 0 0 32 0 8 0 7 68 0 0 0 63 52 1 231 914
5:30 PM 0 0 0 0 46 0 16 0 13 66 0 0 0 64 47 0 252 946
5:45 PM 0 0 0 0 51 0 19 0 6 61 0 0 0 53 50 0 240 935
Peak 15-MinPeak 15-MinFlowratesFlowrates
NorthboundNorthbound SouthboundSouthbound EastboundEastbound WestboundWestbound TotalTotalLeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUULeftLeftThruThruRightRightUU
All Vehicles 0 0 0 0 184 0 64 0 52 264 0 0 0 256 188 0 1008
Heavy Trucks 0 0 0 4 0 0 0 4 0 0 0 0 8
Buses
Pedestrians 0 0 0 0 0
Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0
Scooters
Comments:
Report generated on 9/6/2022 7:32 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212
Page 1 of 1
Site Plan
Utility Easementper platCEDAR AVENUE (CO. RD. NO. 23)10
15
20 CKD.DR.DES.DATEPROJECT No:REVISIONDATENo.SITE IMPROVEMENT PLANSPOPEYES - APPLE VALLEY, MINNESOTANORTHWEST CORNER OF CEDAR AVENUE & 153RD STREET WESTAPPLE VALLEY, DAKOTA COUNTY, MINNESOTA 551241815 South Meyers RoadSuite 950Oakbrook Terrace, IL 60181630.424.9080FAX: 630.495.3731N
Know what's below.
before you dig.Call
R
C200 SITE PLANSITE DATA
SITE LEGEND
SITE NOTES
ITE Trip Generation Summary Sheets
Land Use: 934
Fast-Food Restaurant with Drive-Through Window
Description
This land use includes any fast-food restaurant with a drive-through window. This type of
restaurant is characterized by a large drive-through and large carry-out clientele, long hours of
service (some are open for breakfast, all are open for lunch and dinner, some are open late at
night or 24 hours a day) and high turnover rates for eat-in customers. The restaurant does not
provide table service. A patron generally orders from a menu board and pays before receiving the
meal. A typical duration of stay for an eat-in patron is less than 30 minutes. Fast casual restaurant
(Land Use 930), high-turnover (sit-down) restaurant (Land Use 932), fast-food restaurant without
drive-through window (Land Use 933), and fast-food restaurant with drive-through window and no
indoor seating (Land Use 935) are related uses.
Additional Data
Users should exercise caution when applying statistics during the AM peak periods, as the sites
contained in the database for this land use may or may not be open for breakfast. In cases where
it was confirmed that the sites were not open for breakfast, data for the AM peak hour of the
adjacent street traffic were removed from the database.
If the restaurant has outdoor seating, its area is not included in the overall gross floor area. For
a restaurant that has significant outdoor seating, the number of seats may be more reliable than
GFA as an independent variable on which to establish a trip generation rate.
The technical appendices provide supporting information on time-of-day distributions for this
land use. The appendices can be accessed through either the ITETripGen web app or the trip
generation resource page on the ITE website (https://www.ite.org/technical-resources/topics/trip-
and-parking-generation/).
The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in Alaska, Alberta
(CAN), California, Colorado, Florida, Indiana, Kentucky, Maryland, Massachusetts, Minnesota,
Montana, New Hampshire, New Jersey, New York, North Carolina, Ohio, Pennsylvania, South
Dakota, Texas, Vermont, Virginia, Washington, and Wisconsin.
Source Numbers
163, 164, 168, 180, 181, 241, 245, 278, 294, 300, 301, 319, 338, 340, 342, 358, 389, 438, 502, 552,
577, 583, 584, 617, 640, 641, 704, 715, 728, 810, 866, 867, 869, 885, 886, 927, 935, 962, 977, 1050,
1053, 1054
724 Trip Generation Manual 11th Edition • Volume 5
Fast-Food Restaurant with Drive-Through Window(934)
Vehicle Trip Ends vs:1000 Sq.Ft.GFA
On a:Weekday
Setting/Location:General Urban/Suburban
Number of Studies:71
Avg.1000 Sq.Ft.GFA:3
Directional Distribution:50%entering,50%exiting
Vehicle Trip Generation per 1000 Sq.Ft.GFA
Average Rate Range of Rates Standard Deviation
467.48 98.89 -1137.66 238.62
Data Plot and Equation
0 2 4 6 8 100
1000
2000
3000
4000
5000
Average RateStudySite
Fitted Curve Equation:Not Given R²=***
X =1000 Sq.Ft.GFAT = Trips Ends725General Urban/Suburban and Rural (Land Uses 800–999)
Fast-Food Restaurant with Drive-Through Window(934)
Vehicle Trip Ends vs:1000 Sq.Ft.GFA
On a:Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location:General Urban/Suburban
Number of Studies:190
Avg.1000 Sq.Ft.GFA:3
Directional Distribution:52%entering,48%exiting
Vehicle Trip Generation per 1000 Sq.Ft.GFA
Average Rate Range of Rates Standard Deviation
33.03 8.77 -117.22 17.59
Data Plot and Equation
0 2 4 6 8 100
100
200
300
400
Average RateStudySite
Fitted Curve Equation:Not Given R²=***
X =1000 Sq.Ft.GFAT = Trips Ends727General Urban/Suburban and Rural (Land Uses 800–999)
Level of Service Criteria
LEVEL OF SERVICE CRITERIA
Signalized Intersections
Level of
Service
Interpretation
Average Control
Delay
(seconds per vehicle)
A
Favorable progression. Most vehicles arrive during the
green indication and travel through the intersection without
stopping.
≤10
B
Good progression, with more vehicles stopping than for
Level of Service A.
>10 - 20
C
Individual cycle failures (i.e., one or more queued vehicles
are not able to depart as a result of insufficient capacity
during the cycle) may begin to appear. Number of vehicles
stopping is significant, although many vehicles still pass
through the intersection without stopping.
>20 - 35
D
The volume-to-capacity ratio is high and either progression
is ineffective, or the cycle length is too long. Many
vehicles stop and individual cycle failures are noticeable.
>35 - 55
E Progression is unfavorable. The volume-to-capacity ratio
is high, and the cycle length is long. Individual cycle
failures are frequent.
>55 - 80
F The volume-to-capacity ratio is very high, progression is
very poor, and the cycle length is long. Most cycles fail to
clear the queue.
>80.0
Unsignalized Intersections
Level of Service Average Total Delay (SEC/VEH)
A 0 - 10
B > 10 - 15
C > 15 - 25
D > 25 - 35
E > 35 - 50
F > 50
Source: Highway Capacity Manual, 2010.
Capacity Analysis Summary Sheets
Existing Weekday Midday Peak Hour
HCM 6th TWSC
6: Cedar Avenue & North Access Drive 09/15/2022
MDEX 22-285 Popeye`s Restaurant - MN 10:06 am 09/15/2022 Existing Weekday Midday Peak Hour Synchro 11 Report
sa Page 1
Intersection
Int Delay, s/veh 0.6
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 95 0 1470 1353 156
Future Vol, veh/h 0 95 0 1470 1353 156
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length - 0 - - - 130
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 98 98 98 98 98 98
Heavy Vehicles, % 0 00561
Mvmt Flow 0 97 0 1500 1381 159
Major/Minor Minor2 Major1 Major2
Conflicting Flow All - 691 - 0 - 0
Stage 1 ------
Stage 2 ------
Critical Hdwy - 7.1 ----
Critical Hdwy Stg 1 ------
Critical Hdwy Stg 2 ------
Follow-up Hdwy - 3.9 ----
Pot Cap-1 Maneuver 0 336 0 - - -
Stage 1 0 - 0 - - -
Stage 2 0 - 0 - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - 336 ----
Mov Cap-2 Maneuver ------
Stage 1 ------
Stage 2 ------
Approach EB NB SB
HCM Control Delay, s 20 0 0
HCM LOS C
Minor Lane/Major Mvmt NBTEBLn1 SBT SBR
Capacity (veh/h) - 336 - -
HCM Lane V/C Ratio - 0.289 - -
HCM Control Delay (s) - 20 - -
HCM Lane LOS - C - -
HCM 95th %tile Q(veh) - 1.2 - -
HCM 6th TWSC
9: 153rd Street & ALDI Access Drive 09/15/2022
MDEX 22-285 Popeye`s Restaurant - MN 10:06 am 09/15/2022 Existing Weekday Midday Peak Hour Synchro 11 Report
sa Page 2
Intersection
Int Delay, s/veh 4.4
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 29 223 213 166 157 47
Future Vol, veh/h 29 223 213 166 157 47
Conflicting Peds, #/hr 0 00000
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 -
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 0 22130
Mvmt Flow 32 242 232 180 171 51
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 412 0 - 0 507 206
Stage 1 - - - - 322 -
Stage 2 - - - - 185 -
Critical Hdwy 4.1 - - - 6.86 6.9
Critical Hdwy Stg 1 - - - - 5.86 -
Critical Hdwy Stg 2 - - - - 5.86 -
Follow-up Hdwy 2.2 - - - 3.53 3.3
Pot Cap-1 Maneuver 1158 - - - 493 807
Stage 1 - - - - 704 -
Stage 2 - - - - 825 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1158 - - - 477 807
Mov Cap-2 Maneuver - - - - 477 -
Stage 1 - - - - 681 -
Stage 2 - - - - 825 -
Approach EB WB SB
HCM Control Delay, s 1 0 16.7
HCM LOS C
Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1
Capacity (veh/h) 1158 - - - 527
HCM Lane V/C Ratio 0.027 - - - 0.421
HCM Control Delay (s) 8.2 0.1 - - 16.7
HCM Lane LOS A A - - C
HCM 95th %tile Q(veh) 0.1 - - - 2.1
Capacity Analysis Summary Sheets
Existing Weekday Evening Peak Hour
HCM 6th TWSC
6: Cedar Avenue & North Access Drive 09/15/2022
PMEX 22-285 Popeye`s Restaurant - MN 10:25 am 09/15/2022 Existing Weekday Evening Peak Hour Synchro 11 Report
sa Page 1
Intersection
Int Delay, s/veh 1.7
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 95 0 1543 2323 154
Future Vol, veh/h 0 95 0 1543 2323 154
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length - 0 - - - 130
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 94 94 94 94 94 94
Heavy Vehicles, % 0 00331
Mvmt Flow 0 101 0 1641 2471 164
Major/Minor Minor2 Major1 Major2
Conflicting Flow All - 1236 - 0 - 0
Stage 1 ------
Stage 2 ------
Critical Hdwy - 7.1 ----
Critical Hdwy Stg 1 ------
Critical Hdwy Stg 2 ------
Follow-up Hdwy - 3.9 ----
Pot Cap-1 Maneuver 0 146 0 - - -
Stage 1 0 - 0 - - -
Stage 2 0 - 0 - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - 146 ----
Mov Cap-2 Maneuver ------
Stage 1 ------
Stage 2 ------
Approach EB NB SB
HCM Control Delay, s 72.1 0 0
HCM LOS F
Minor Lane/Major Mvmt NBTEBLn1 SBT SBR
Capacity (veh/h) - 146 - -
HCM Lane V/C Ratio - 0.692 - -
HCM Control Delay (s) - 72.1 - -
HCM Lane LOS - F - -
HCM 95th %tile Q(veh) - 4 - -
HCM 6th TWSC
9: 153rd Street & ALDI Access Drive 09/15/2022
PMEX 22-285 Popeye`s Restaurant - MN 10:25 am 09/15/2022 Existing Weekday Evening Peak Hour Synchro 11 Report
sa Page 2
Intersection
Int Delay, s/veh 5
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 35 262 233 167 168 57
Future Vol, veh/h 35 262 233 167 168 57
Conflicting Peds, #/hr 0 00000
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 -
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 0 20110
Mvmt Flow 38 285 253 182 183 62
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 435 0 - 0 563 218
Stage 1 - - - - 344 -
Stage 2 - - - - 219 -
Critical Hdwy 4.1 - - - 6.82 6.9
Critical Hdwy Stg 1 - - - - 5.82 -
Critical Hdwy Stg 2 - - - - 5.82 -
Follow-up Hdwy 2.2 - - - 3.51 3.3
Pot Cap-1 Maneuver 1135 - - - 459 792
Stage 1 - - - - 692 -
Stage 2 - - - - 799 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1135 - - - 441 792
Mov Cap-2 Maneuver - - - - 441 -
Stage 1 - - - - 664 -
Stage 2 - - - - 799 -
Approach EB WB SB
HCM Control Delay, s 1.1 0 19.1
HCM LOS C
Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1
Capacity (veh/h) 1135 - - - 497
HCM Lane V/C Ratio 0.034 - - - 0.492
HCM Control Delay (s) 8.3 0.1 - - 19.1
HCM Lane LOS A A - - C
HCM 95th %tile Q(veh) 0.1 - - - 2.7
Capacity Analysis Summary Sheets
Year 2028 Total Projected Weekday Midday Peak Hour
HCM 6th TWSC
6: Cedar Avenue & North Access Drive 09/15/2022
MDPR 22-285 Popeye`s Restaurant - MN 10:35 am 09/15/2022 2025 Projected Weekday Midday Peak Hour Synchro 11 Report
sa Page 1
Intersection
Int Delay, s/veh 0.7
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 108 0 1529 1407 173
Future Vol, veh/h 0 108 0 1529 1407 173
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length - 0 - - - 130
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 98 98 98 98 98 98
Heavy Vehicles, % 0 00561
Mvmt Flow 0 110 0 1560 1436 177
Major/Minor Minor2 Major1 Major2
Conflicting Flow All - 718 - 0 - 0
Stage 1 ------
Stage 2 ------
Critical Hdwy - 7.1 ----
Critical Hdwy Stg 1 ------
Critical Hdwy Stg 2 ------
Follow-up Hdwy - 3.9 ----
Pot Cap-1 Maneuver 0 322 0 - - -
Stage 1 0 - 0 - - -
Stage 2 0 - 0 - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - 322 ----
Mov Cap-2 Maneuver ------
Stage 1 ------
Stage 2 ------
Approach EB NB SB
HCM Control Delay, s 21.9 0 0
HCM LOS C
Minor Lane/Major Mvmt NBTEBLn1 SBT SBR
Capacity (veh/h) - 322 - -
HCM Lane V/C Ratio - 0.342 - -
HCM Control Delay (s) - 21.9 - -
HCM Lane LOS - C - -
HCM 95th %tile Q(veh) - 1.5 - -
HCM 6th TWSC
9: 153rd Street & ALDI Access Drive 09/15/2022
MDPR 22-285 Popeye`s Restaurant - MN 10:35 am 09/15/2022 2025 Projected Weekday Midday Peak Hour Synchro 11 Report
sa Page 2
Intersection
Int Delay, s/veh 5.2
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 33 232 222 187 177 55
Future Vol, veh/h 33 232 222 187 177 55
Conflicting Peds, #/hr 0 00000
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 -
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 0 22120
Mvmt Flow 36 252 241 203 192 60
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 444 0 - 0 541 222
Stage 1 - - - - 343 -
Stage 2 - - - - 198 -
Critical Hdwy 4.1 - - - 6.84 6.9
Critical Hdwy Stg 1 - - - - 5.84 -
Critical Hdwy Stg 2 - - - - 5.84 -
Follow-up Hdwy 2.2 - - - 3.52 3.3
Pot Cap-1 Maneuver 1127 - - - 471 788
Stage 1 - - - - 690 -
Stage 2 - - - - 816 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1127 - - - 454 788
Mov Cap-2 Maneuver - - - - 454 -
Stage 1 - - - - 664 -
Stage 2 - - - - 816 -
Approach EB WB SB
HCM Control Delay, s 1.1 0 19
HCM LOS C
Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1
Capacity (veh/h) 1127 - - - 505
HCM Lane V/C Ratio 0.032 - - - 0.499
HCM Control Delay (s) 8.3 0.1 - - 19
HCM Lane LOS A A - - C
HCM 95th %tile Q(veh) 0.1 - - - 2.8
Capacity Analysis Summary Sheets
Year 2028 Total Projected Weekday Evening Peak Hour
HCM 6th TWSC
6: Cedar Avenue & North Access Drive 09/15/2022
PMPR 22-285 Popeye`s Restaurant - MN 10:35 am 09/15/2022 Projected Weekday Evening Peak Hour Synchro 11 Report
sa Page 1
Intersection
Int Delay, s/veh 2.4
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 105 0 1605 2416 168
Future Vol, veh/h 0 105 0 1605 2416 168
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length - 0 - - - 130
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 94 94 94 94 94 94
Heavy Vehicles, % 0 00331
Mvmt Flow 0 112 0 1707 2570 179
Major/Minor Minor2 Major1 Major2
Conflicting Flow All - 1285 - 0 - 0
Stage 1 ------
Stage 2 ------
Critical Hdwy - 7.1 ----
Critical Hdwy Stg 1 ------
Critical Hdwy Stg 2 ------
Follow-up Hdwy - 3.9 ----
Pot Cap-1 Maneuver 0 136 0 - - -
Stage 1 0 - 0 - - -
Stage 2 0 - 0 - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - 136 ----
Mov Cap-2 Maneuver ------
Stage 1 ------
Stage 2 ------
Approach EB NB SB
HCM Control Delay, s 98 0 0
HCM LOS F
Minor Lane/Major Mvmt NBTEBLn1 SBT SBR
Capacity (veh/h) - 136 - -
HCM Lane V/C Ratio - 0.821 - -
HCM Control Delay (s) - 98 - -
HCM Lane LOS - F - -
HCM 95th %tile Q(veh) - 5.1 - -
HCM 6th TWSC
9: 153rd Street & ALDI Access Drive 09/15/2022
PMPR 22-285 Popeye`s Restaurant - MN 10:35 am 09/15/2022 Projected Weekday Evening Peak Hour Synchro 11 Report
sa Page 2
Intersection
Int Delay, s/veh 5.8
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 38 272 242 184 184 63
Future Vol, veh/h 38 272 242 184 184 63
Conflicting Peds, #/hr 0 00000
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 -
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 0 20110
Mvmt Flow 41 296 263 200 200 68
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 463 0 - 0 593 232
Stage 1 - - - - 363 -
Stage 2 - - - - 230 -
Critical Hdwy 4.1 - - - 6.82 6.9
Critical Hdwy Stg 1 - - - - 5.82 -
Critical Hdwy Stg 2 - - - - 5.82 -
Follow-up Hdwy 2.2 - - - 3.51 3.3
Pot Cap-1 Maneuver 1109 - - - 439 776
Stage 1 - - - - 677 -
Stage 2 - - - - 789 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 1109 - - - 420 776
Mov Cap-2 Maneuver - - - - 420 -
Stage 1 - - - - 647 -
Stage 2 - - - - 789 -
Approach EB WB SB
HCM Control Delay, s 1.1 0 21.9
HCM LOS C
Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1
Capacity (veh/h) 1109 - - - 476
HCM Lane V/C Ratio 0.037 - - - 0.564
HCM Control Delay (s) 8.4 0.1 - - 21.9
HCM Lane LOS A A - - C
HCM 95th %tile Q(veh) 0.1 - - - 3.4
City of
MEMO
Public Works Department
TO: Alex Sharpe, Planner
FROM: Brandon Anderson, City Engineer
DATE: October 15, 2022
SUBJECT: Apple Valley Square 7th Addition – Popeyes
The following are comments on the Apple Valley Square 7th Addition – Popeyes site plan submitted
September 20, 2022. Please include these comments as conditions to approval.
General
1. Provide a narrative and site plan showing how the expansion will be constructed and
any impacts prior to building permit authorization. The narrative and plan shall include
the following:
a. Material storage and staging
i. All material storage to be onsite and indicated on plan.
b. Haul routes to and from the site.
c. Contractor and subcontractor parking locations
i. Onsite trade parking should be provided.
2. Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution
Control Agency, Met Council, Department of Labor and any other required permits prior to
Building permit authorization.
3. A Natural Resource Management Permit (NRMP) will be required prior to any land
disturbing activity commences.
4. Underground Infiltration Basin Construction and Maintenance Agreement will be
required as part of Development Agreement and be privately owned and maintained
and recorded with the property.
5. Provide a copy of the approval letter from the Department of Labor and Industry (DOLI)
prior to construction.
Site
6. 10’ rear and front yard drainage and utility easements should be indicated on the Final
Plat for lots 1 & 2.
7. Provide the document number for the existing utility easement over the sanitary sewer
south of the existing building.
8. Provide a lighting and photometric plan if any lighting modifications are to be made.
9. Additional signage plan is required to address internal traffic circulation to/from the drive
thru lanes. Signs such as one way or do not enter should be provided near the exit lane
north of the building.
10. Provide an additional drawing showing vehicle turning movements to ensure site
circulation requirements for typical delivery vehicles.
11. Final site plan shall be reviewed with the construction plans and approved by City
Engineer.
Traffic
See below for the review of the Popeye’s Traffic Study completed by KLOA, Inc on September
15, 2022.
1. Counts were collected during the midday and p.m. peak hours, which is consistent
with the proposed land use.
2. Directional distribution is not show. As indicated, it is from current travel patterns,
which is consistent with typical methodology, however, specific percentages are not
shown on a graphic and should be provided.
3. The trip generation in the tables does NOT match the ITE rates for a 2,519 SF FF with
Drive Thru. The attached ITE rate sheets are correct, however, the estimates do not
correlate. They are approximately 5 to 10% lower than what ITE generates. Possible
a different square footage was used. The following trip generation is correct
compared to what was shown. Note, this difference will likely not cause a change in
operations, however, the trip generation should be updated to reflect the current
site plan.
Table 1. Trip Generation
Study ITE
Code Land Use Weekday Midday Weekday PM Daily
In Out Total In Out Total In Out Total
KLOA
934
FF w/
Drive
Thru
(2,519
SF)
55 57 112 40 38 78 550 550 1,100
SRF
Review
934
FF w
Drive
Thru
(2,519
SF)
65 63 128 43 40 83 586 586 1,172
Difference +10 +6 +16 +3 +2 +5 +36 +36 +72
4. Pass-by percentage reductions accurate.
5. The Year 2025 Total Projected Traffic Volumes graphic is titled Year 2028, not 2025.
6. In the Year 2025 Total Projected Traffic Volumes graphic, the pass-by trips are not
included in the volumes. Only half of the trips are shown entering/exiting the site
and no reductions are shown on the main lines of Cedar Ave or 153rd Street. While
the pass-by reduction is noted at 50%, that does not apply to trips entering/exiting
the site. Therefore, the full trip generation of the site is not shown.
7. The traffic analysis results appear correctly done, however, with only half of the trip
generation, these need to be updated to identify the true impacts.
8. In the Discussion and Recommendations section, the build year is referred to as year
2028, not year 2025.
9. The eastbound approach of the Cedar Avenue and North Access Drive indicates an
increase of 16 seconds during the p.m. peak hour, however, without the true trip
generation, this delay may increase with the updated analysis.
a. This eastbound approach should discuss if/how long it will block internal
access in the parking lot.
10. As indicated, there is room for 16 vehicles in the drive thru. Based on research in the
Twin Cities, max drive thru queues for fast food typically reach 13 vehicles,
indicating that this drive thru would be expected to accommodate expected queues.
As noted, there is some reserve capacity, if necessary.
11. The AM or PM peak hour generator trip generation rate sheet should be included to
indicate which is used for the Midday peak hour. Note, the SRF estimate above is for
the PM peak hour generator, which is expected to occur during the lunch hour.
12. The operations analysis appears to be completed correctly with geometrics/traffic
controls, however, it needs to be updated to reflect the trip generation estimates
with the pass by trips.
13. Based on operations, additional mitigation is not anticipated, even with the
additional trips added it should operate at acceptable levels.
Storm Drainage, Grading and Erosion Control
12. Show elevations at all critical elevation points (i.e. high and low points).
13. Show all emergency over flow (EOF) elevations. The finished floor/low opening elevation
must be 1’ minimum above the EOF elevation.
14. Provide soil borings at proposed underground basin prior to building permit approval.
15. Additional ESC devices may be necessary outside project limits to address material haul out
and staging areas.
16. Provide the overall site composite Curve Number (CN) along with the impervious % on the
grading plan.
17. Per SWMP Policy 1.5 the City requires that new development and redevelopment activities
do not increase peak runoff rates relative to pre-project runoff rates for the 1-year, 2-year,
10-year, and 100-year critical storm event. The City may impose more stringent rate control
requirements if the capacity of the downstream system is limited.
18. Per SWMP Policy 6.5 New and redevelopment activity of 0.2 acres or more shall be required
to achieve no-net increase in average annual runoff volume compared to the pre-
development condition.
19. No proposed contours or spot elevations for the parking lot modifications of Lot 2 Block 1
of Apple Valley Square 4th Addition are shown. A grading plan is required.
20. Final grading, drainage, and erosion control plan shall be reviewed with the construction
plans and approved by City Engineer.
Utilities
21. Final locations and sizes of Sanitary Sewer and Water main shall be reviewed with the final
construction plans and approved by City Engineer.
22. Final locations and sizes of Storm Sewer shall be reviewed with the final construction
plans and approved by City Engineer.
a. Provide storm sewer calculations for storm water requirements. (Rational method
including Hydraulic grade lines).
23. Storm Sewer (ST-1) is shown connecting to private storm sewer off the property and must
be connected to public infrastructure. A drainage and utility easement shall be provided
over the existing storm sewer. The width of the easement shall be 20’ minimum per City
of Apple Valley Public Works Policy (actual required width based on width requirements
of 1.5:1 slope to invert ratio from pipe depth). The existing storm sewer should be
televised and reports provided to City for review. Acceptance of existing pipe as public
infrastructure is dependent on condition findings.
24. It is anticipated that this building will require fire suppression (sprinkler system) per Fire
Marshal. 1 ½” service as shown will need to be sized to 6” minimum with hydrant located
on the site.
25. Any existing sanitary sewer and water service not being used should be identified on the
plans and shown as either removed or abandoned in place. Any existing sanitary wye’s
shall be capped as part of the removal/abandonment.
26. Valves should be shown in the pavement area and not near the building for accessibility.
27. 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.
28. The existing water main that is shown as being connected to is privately owned.
Agreements for connection to water main must be submitted to and approved by City
Attorney as part of development agreement.
29. Two (2) Additional Gate Valves are required at the connection point, one north and one
south of the proposed connection due to inability to shut off/on water main without
impacting entire service area with the shopping center. Insertion Valves can be used to
avoid shutdown of existing water main.
30. The proposed sanitary sewer from BLDG to S-1 does not meet minimum grade (2% per
plumbing code). The depth of the proposed sanitary is a concern for freezing. City policy
is no sanitary sewer shall be installed with less than 6’ of depth. Sanitary sewer structure
schedule on sheet C3-20 indicates depths less than 6’. It is recommended that a private
lift station be installed for the restaurant to meet sanitary sewer requirements or consider
lowering the downstream sanitary invert to meet minimum cover and slope
requirements.
31. The existing sanitary sewer that is shown as being connected to is privately owned and
maintained.
a. The existing sanitary sewer must be televised with reports being provided to City
of Apple Valley for review. Acceptance of utilizing existing pipe is dependent on
condition findings.
b. For utilization of the existing private sanitary sewer the following conditions must
be met:
i. Verify that the existing waste system are sized for the added fixtures. Flow
calculations (fixture units) are required to be submitted for the existing line
and must meet Current Plumbing Code standards. This line must meet
current standards from the receiving MH (at forcemain outlet) to where it
connects to public infrastructure (Pennock Avenue).
32. Existing Sanitary MH receiving recommended FM discharge should be lined with a
hydrogen sulfide and corrosion resistant liner such as Quadex, Strong Seal, Sewer Seal or
approved equal.
33. Agreements for connection to sanitary sewer must be submitted to and approved by City
Attorney as part of development agreement.
Natural Resources
34. The current plan shows 5 trees to be added along Cedar Avenue, but there is only space
for one. If you look at the site, you’ll see that there is a space where a tree was removed
at some point—this is the only area where a tree would be appropriate. The other trees
currently along Cedar were planted at a spacing that allows for them to reach their
maximum crown width.
35. The plan calls for 4 ‘Armstrong’ Freeman maples—Natural Resource’s preference is for
no maples to be added to the landscape due to overplanting.
36. The plan calls for Japanese Barberry shrubs to be planted. These are listed as
“Restricted” plants by the MDA. In other words, they’re considered noxious weeds and
should no longer be planted.
37. Applicant will be required to document that the underground retention system is
functioning as designed and drawing down within 48-hours after installation prior to
NRMP closeout.
38. All public existing trees along Cedar Avenue shall remain protected throughout
construction as indicated. Any tree lost due to construction damage shall be replaced on
a one to one ratio.
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 19, 2022
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, November 2, 2022 - 7:00 p.m.
Public hearing applications due by 9:00 a.m. on Wednesday, October 5, 2022.
Site plan, variance applications due by 9:00 a.m. on Wednesday, October 19, 2022.
Wednesday, December 7, 2022 - 7:00 p.m.
Public hearing applications due by 9:00 a.m. on Wednesday, November 9, 2022.
Site plan, variance applications due by 9:00 a.m. on Wednesday, November 23, 2022.
Next City Council Meetings:
T hursday, October 27, 2022 - 7:00 p.m.
T hursday, November 10, 2022 - 7:00 p.m.
B AC K G RO UND:
N/A
B UD G E T I M PAC T:
N/A