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HomeMy WebLinkAbout06/21/2023 Agenda Packet M eeting L ocation: M unicipal Center 7100 147th Street West Apple Valley, M innesota 55124 June 21, 2023 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 J une 7, 2023 Regular Meeting 4.Public Hearings 5.Land Use / Action Items A.Higher Ground Daycare Conditional Use Permit and Site Plan Building Permit Authorization LO C AT IO N: 14605 Glazier Ave PET IT IO N ER: N VS Properties 32, LLC, Applicant on behalf of Kilber Investments, LLC, Property owner B.Hersi Window Well Variance - PC 23-19-V C onsider variance to reduce side yard setback from five feet (5') to three feet (3') to install two egress window wells. LO C AT IO N: 181 150th Street West (Co Rd 42) PET IT IO N ER: Saed Hersi 6.Other Business A.Review of Upcoming Schedule and Other Updates Planning Commission - Wednesday, J uly 19, 2023 - 7:00 p.m. Planning Commission - Wednesday, August 2, 2023 - 7:00 p.m. C ity Council - T hursday, J uly 13, 2023 - 7:00 p.m. C ity Council - T hursday, J uly 27, 2023 - 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.applevalleymn.gov I T E M: 3.A. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :J une 21, 2023 S E C T I O N:Consent A genda Description: A pprove Minutes of J une 7, 2023 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 J une 7, 2023. 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 June 7, 2023 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, David Schindler, Phil Mahowald, Becky Sandahl and Jeff Prewitt Member(s) Absent: Keith Diekmann City staff members attending: City Planner Kathy Bodmer, Planner Alex Sharpe, Community Development Director Tim Benetti, Assistant City Engineer Evan Acosta, City Attorney Sharon Hills, and Department Assistant Breanna Vincent. 2. APPROVAL OF AGENDA Chair Kurtz asked if there were any changes to the agenda. – None. MOTION: Commissioner Schindler moved, seconded by Commissioner Scanlan, approving the agenda. Roll call vote: Ayes - 6 – Nays – 0. 3. CONSENT ITEMS A. Approval of Minutes of May 17, 2023 B. Eagle Pointe Model Home Permit MOTION: Commissioner Scanlan moved, seconded by Commissioner Schindler, approving the minutes of May 17, 2023 and the request to construct model home at 13684, 13688, 13692, and 13696 Hollybrook Drive. Roll call vote: Ayes - 6 – Nays – 0. 4. PUBLIC HEARING A. Apple Valley High School Turf Field Accessory Storage Building Planner Kathy Bodmer gave a brief presentation. Commissioner Scanlan asked if there were requirements regarding the materials used on the building. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes June 7, 2023 Page 2 of 7 Planner Bodmer stated that it must be architecturally compatible. Chair Kurtz asked if there were any questions or comments from the public. – None. With no further comments, Chair Kurtz closed the public hearing. MOTION: Commissioner Scanlan moved, seconded by Commissioner Schindler, to recommend approval of a conditional use permit to allow construction of a 1,500 sq. ft. accessory storage building at Apple Valley High School, subject to conditions. Roll call vote: Ayes – 6 – Nays – 0. MOTION: Commissioner Mahowald moved, seconded by Commissioner Sandahl, to recommend approval of a variance to increase the size of the accessory building from 1,400 sq. ft. to 1,500 sq. ft. with findings and conditions as noted in the attached draft resolution. Roll call vote: Ayes – 6 – Nays – 0. MOTION: Commissioner Mahowald moved, seconded by Commissioner Scanlan, to recommend approval of a variance to increase the number of allowed detached accessory buildings from two to six with findings and subject to conditions as noted in the attached draft resolution. Roll call vote: Ayes – 6 – Nays – 0. B. Eastview High School Turf Field Accessory Storage Building Planner Kathy Bodmer gave a brief presentation. Chair Kurtz asked if there were any comments from the public. – None. With no questions or comments, Chair Kurtz closed the public hearing. MOTION: Commissioner Scanlan moved, seconded by Commissioner Schindler, to recommend approval of a conditional use permit to allow construction of a 1,500 sq. ft. accessory storage building at Eastview High School, subject to conditions. Roll call vote: Ayes – 6 – Nays – 0. MOTION: Commissioner Scanlan moved, seconded by Commissioner Schindler, to recommend approval of a variance to increase the size of the accessory building from 1,400 sq. ft. to 1,500 sq. ft. based on findings and subject to conditions noted in the attached draft resolution. Roll call vote: Ayes – 6 – Nays – 0. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes June 7, 2023 Page 3 of 7 C. Ordinance Amending Chapter 155, Appendix F, Article 24, Planned Development No. 646, Zone 2, Adding Drive-Through Window Service in Conjunction with a Class-III Restaurant Planner Alex Sharpe provided a brief presentation. Petitioner, Liza Robson, also gave a brief presentation. Chair Kurtz stated that it was a great idea and shared that her niece in Michigan is disabled and works at a business similar to what is being proposed. Chair Kurtz asked if the courtesy window will be ADA compliant and perhaps have the ability to come out and then lower for those who may not have the mobility to reach. Mrs. Robson stated that there are three drive-through lanes and some of the parking lot needs to be reconfigured. She stated that they would definitely be looking into options for making the window more accessible. Commissioner Sandahl voiced her appreciation for the idea. Commissioner Scanlan was impressed with the background work that the petitioner had done. Commissioner Scanlan asked what the timetable is for the project. Mrs. Robson stated that Fall 2023 would be preferred depending on lead times for materials. Resident, Natalie Burgett (14342 Genessee Ave.) thanked Liza for her wonderful idea. Mrs. Burgett stated that she works with younger individuals with disabilities, and she often sees families affected by developmental disabilities struggling to teach their teens and young adults skills that often don’t get to be used. This could allow them to contribute to the community. MOTION: Commissioner Scanlan moved, seconded by Chair Kurtz, to recommend approval of an ordinance amending Chapter 155, Appendix F, Article 24, Planned Development No. 646, Zone 2, adding drive-through window service in conjunction with a Class-III Restaurant as an accessory use. Roll call vote: Ayes – 6 – Nays – 0. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes June 7, 2023 Page 4 of 7 D. Higher Ground Daycare CUP and Site Plan Building Permit Authorization Planner Sharpe provided a brief presentation. Petitioner, Chris Horney (Murphy Real Estate Services), also gave a brief presentation. Chair Kurtz asked if there were any questions or comments from the public. The director of Jardin Spanish Immersion Daycare, Arlette Gaona (14615 Glazier Ave.), voiced concerns for the increase in traffic that this may cause. Mrs. Gaona stated that some parents have said that it can take 5 minutes to turn from 145th to get onto Glazier Ave. and with doubling the families by adding a second daycare, will it take double the time to get to Glazier Ave or are there plans to mitigate the traffic. Mrs. Gaona also wondered why a daycare would want to move next door to an existing daycare. Assistant City Engineer Evan Acosta requested additional information from Higher Ground and would like time to complete their study and gather the necessary information regarding traffic. Commissioner Mahowald asked what the capacity was of Jardin. Mrs. Gaona stated the capacity of children is 150. Resident, Paul Burgett (14342 Genessee Ave.) agreed with Mrs. Gaona’s statement regarding the traffic being an issue at that intersection and is often backed up. The left turn does not get a lot of right-of-way and it may be something to consider. With no further comments, Chair Kurtz closed the public hearing. 5. LAND USE A. Burgett Backyard Shed Variance Planner Bodmer provided a brief presentation. Commissioner Mahowald asked if the height of the building is the height from the top of the building to the slab or is it built into the incline. Planner Bodmer stated that the definition of grade is an average. The slope of the rear yard goes down and then comes back up so there isn’t an easy way to tuck the building into the hill. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes June 7, 2023 Page 5 of 7 Commissioner Mahowald stated that the design was interesting with the skylights. Commissioner Schindler asked if any trees would need to be removed. Planner Bodmer stated that she did not believe so but would defer to the petitioner. Petitioners Paul and Natalie Burgett (14342 Genessee Ave.) provided a brief presentation. Commissioner Prewitt asked if the basement will be useable once the mold mitigation and drain tile system is installed. Mr. Burgett stated that it would be unlikely due to Mrs. Burgett’s mold sensitivity and the basement also does not have a lot of space. Commissioner Prewitt asked if there was a survey completed or a report that gives credence to the elevation differences between neighboring properties. Mr. Burgett stated that they did have a survey done but that it does not take any elevations into consideration. Commissioner Scanlan stated that these types of decisions are often difficult and while he understands the perspectives of the homeowners, they are limited as a Planning Commission with how they can make their decisions. Commissioner Scanlan stated that while the building design is nice, there could be some changes made to bring the height to 16’. Commissioner Scanlan asked what options there are to bring the building within Code. Mr. Burgett stated that the platform could be moved to the middle and there would be a larger headroom. The reason this option does not work is due to some lockers that need to be stored in the building and need the heigh clearance. Commissioner Scanlan said that the building seemed to be designed around a specific storage element and asked what other options there would be to have the building below the 16’ limit. Typically, the Commission will work to find other options that will work for the applicant and within code without needing a variance. Commissioner Scanlan asked if this item could be tabled to a future meeting after more options are researched. Mrs. Burgett stated that with the points they have made, what aspects seem unreasonable to the Commission? They are planning to match the siding of the shed to their house, all their neighbors are in favor of it, and it would add value to the neighborhood. Mr. Burgett CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes June 7, 2023 Page 6 of 7 is a skilled builder and it would be very aesthetically pleasing. She stated that Mr. Burgett has exhausted all other options for keeping within the Code. Planner Bodmer stated that from a staff standpoint, the petitioners have their mind set on a specific design and the request is above what the Code allows for. She stated that this would be equivalent to a three-stall garage plus additional space in the second story. There is a concern that this structure will be towering and impact the neighborhood. Planner Bodmer stated that the mold information provided is brand new this evening, so there is an opportunity to come back after further research. Planner Bodmer asked what the ceiling height is for the first floor. Mr. Burgett asked what the considering factors would be and stated that he did not know that mold would be a factor for the Commission. Chair Kurtz stated that the mold would likely not have made a difference in her opinion. A shortage of storage does not prove the fact that a variance should be granted. Commissioner Sandahl said she sympathized with the petitioners, but they do need to remain consistent with other variance requests. Commissioner Mahowald mentioned there is a lot of sympathy for the situation but they are bound by the ordinances and namely the “practical difficulties” requirement. Needing dry storage due to mold does not necessitate an 18’ building height. Commissioner Mahowald asked if there was an option to satisfy the need for storage while keeping within 16’. Chair Kurtz asked if a second storage building could be placed on the property. Mr. Burgett stated that this was offered as an option by City staff, but that he would say the ordinance is left to interpretation. Mr. Burgett reads it as 750 sq. ft. in area as opposed to footprint. He believes that the lack of storage is unique to their situation and caused by the property. Chair Kurtz asked how much more square footage will they gain by going to 18’ high. Mr. Burgett stated that they would be able to use 260 sq. ft. Chair Kurtz asked if that would allow them to fit all their belongings that are currently in storage. Commissioner Scanlan asked if the Burgett’s would like a vote to be taken this evening or if they would like to table it for further discussion. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes June 7, 2023 Page 7 of 7 Chair Kurtz stated that she would prefer to not table the item as her decision would likely not change. Mr. Burgett agreed that he would not want to table the item. MOTION: Commissioner Scanlan moved, seconded by Commissioner Schindler, to recommend denial of a variance to increase the maximum height of an accessory storage building from 16’ to 18’, finding that the request does not meet the Code requirements for a practical difficulty. Roll call vote: Ayes – 6 – Nays – 0. 6. OTHER BUSINESS A. Review of Upcoming Schedule and Other Updates The next Planning Commission meeting is scheduled for Wednesday, June 21, 2023, 7:00 p.m. The next City Council meeting is Thursday, June 8, 2023, 7:00 p.m. 7. ADJOURNMENT Chair Kurtz asked for a motion to adjourn. MOTION: Commissioner Scanlan moved, seconded by Commissioner Schindler, to adjourn the meeting at 9:02 p.m. Roll call vote: Ayes – 6 – Nays – 0. Respectfully submitted, ______________________________________ Breanna Vincent, Planning Department Assistant Approved by the Apple Valley Planning Commission on 6/21/2023 . Jodi Kurtz, Chair I T E M: 5.A. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :J une 21, 2023 S E C T I O N:L and Use / Action I tems Description: Higher Ground Daycare Conditional Use P ermit and Site P lan Building P ermit A uthorization S taff Contact: A lex Sharpe, A I C P, Planning and Economic Dev. S pec. Department / Division: Community Development Department Applicant: NV S Properties 32, L L C, Applicant on behalf of K ilber I nvestments, L L C, Property owner P roject Number: P C23-16-B C Applicant Date: 5/10/2023 60 Days: 7/9/2023 120 Days: 9/7/2023 AC T I O N RE Q UE S T E D: 1. Recommend approval of a C onditional Use Permit for a daycare facility at 14605 Glazier Ave, subject to conditions in the draft resolution. 2. Recommend approval of a Site Plan and Building Permit Authorization for a 755 sq. ft. addition to 14605 Glazier Ave, subject to conditions in the draft resolution. S UM M ARY: N VS Properties, LLC , (Higher Ground Daycare) has applied for a conditional use permit (C UP) for a daycare and site plan building permit authorization to reutilize an existing building at 14605 Glazier Ave. T he site was a former orthodontist office and is a two-story brick structure. T he site is accessed from Glazier Ave, which also serves several single-family residential homes. T he .95 acre site was subdivided in 2019 creating a new lot to the south for J ardin Daycare. T he site is zoned "LB" (Limited Business) which allows daycare facilities as a conditional use. A site plan and building permit authorization was submitted as a first floor addition proposed on the property. T he scope of this addition is minimal, at 755 sq. ft. but the addition would significantly affect the façade appearance of the structure from the neighboring residential properties. T he public hearing was held on J une 7, 2023, a summary of comments and staff's response is included in the background of the report. B AC K G RO UND: P ublic Hearing Comments and Staff Response Hearing Comment: A resident noted concern over traffic due to a daycare facility next door. An additional comment seconded this concern, particularly when taking a left turn onto C edar Ave from 145th St. W. Staff Response: In 2019, a traf fic study (J ardin C enter Traf f ic Study by S RF dated J une 14, 2019) was completed which included J ardin Daycare, Hope C hurch redevelopment (Caribou Coff ee) and this site combined. Westbound right-turning queues at the Cedar Avenue and 145th Street intersection are still expected to be accommodated within the existing turn-lane storage with the proposed changes near this intersection. No additional mitigation is required at this time. Hearing C omment: Why is a daycare use being proposed next door to another daycare? Staff Response: The City has zoned both properties "LB" (Limited Business). A daycare use is a conditional use within this zoning district. The zoning ordinance allows f or permitted, conditional, and accessory uses on a site within that zone, but unless otherwise specified, does not limit the total number of a particular use within the zone. If the use is permitted within the zone the City cannot restrict the use on a site. Zoning and Comprehensiv e Guiding T he site is guided for commercial uses and as stated is zoned "LB" (Limited Business). A conditional use is a use allowed in a zoning district by conditional use permit upon which the City C ouncil may place reasonable conditions to offset potential impacts caused by the use. Site P lan T he applicants are proposing to add three playground areas to the site, with the two smaller play areas to the west of the structure where the building will act as screening for the neighboring residential. T he plan also shows a larger playground area at 6,750 sq. ft. to the north of the structure. T his area is currently a paved patio area and greenspace. A large transformer is existing on the site west of the playground area. T he applicant is proposing to fence this area off to prevent children from being in contact with the transformer. A 6' tall aluminum fence is proposed circling the building. Fence details have been provided and the fence will be of a rod iron style. No comments from the Planning Commission or the public expressed concern about child noise, and as such staff is not recommending any opaque or solid fence sections. T he applicant has updated their plans to include the specifications for the trash enclosure. T he enclosure is proposed to be constructed of the same brick as the building addition and meets code requirements. Upon further review, the applicant is proposing to add two sheds to the property. Two sheds are permitted on the property, however, they must be of the same building materials as the existing building. A condition has been added to the draft resolution to this affect. A condition that a wayfinding signage plan be approved by the C ity is proposed. T he site design sets itself up naturally for parents dropping off or picking up children to enter through the north entrance off Glazier and exit through the south site access. T he C ity is not requiring that the site be altered to make it one-way traffic. Drop off and pickups however should follow this rule as it reduces conflicts with children crossing and interior site traffic. T he plan should include a combination of pavement markings and directional signs to assist site users with finding the desired route. Grading, Drainage, and Utilities T he site grading will not be significantly affected as part of this development. T he site is relatively flat and already served with basic utilities. T he Fire Marshal, Building Official, and C ity Engineer have stated that this change in use will require that the building be sprinkled. Water service to the site is currently from the west which should be able to accommodate the increased demand required. Additional conditions/notations are noted in the City Engineer memo attached to this report. A rain garden has been added to the site plan on the east side of the site to address site drainage. T he final design of the rain garden is pending and may require the removal of parking spaces to function correctly. A dditional stormwater study is required in order to determine the size and scope of the rain gardens. Prior to City Council review, the stormwater and landscaping plans will require updating. P hotometric P lan A photometric plan was submitted which demonstrates that the site meets the requirement of .5 foot-candles at the property line. T his diagram shall also be submitted with the building permit. Landscape P lan T he landscape plan intends to retain much of the existing vegetation. T he applicant has stated that the existing vegetation has been evaluated and and is in good health, however upon a site visit several trees are in poor condition, are invasive, or are scrub trees. Per staff comments, the applicant has updated the landscape plan to meet species diversity requirements and have included native species where possible. As the rain garden's final design is still pending, the garden is not shown on the landscape plan. Prior to C ity C ouncil approval, the landscape plan shall be updated to include the rain garden on the east side of the site and identify where trees are being planted vs. existing. Additionally, dead, dying or diseased trees shall be removed. Site P arking Code requires that a daycare have 10 parking stalls minimum, plus one for every 500 sq. ft. T he total required parking on the site for this use is 22 stalls. T he site currently provides 51 stalls. T he applicant is proposing to reduce the site parking by 7 stalls, for a total of 44, double the code requirement. T his analysis was complete without "netting out" spaces such as elevators, utility rooms, or storage areas where people are not generally occupying the space. If additional parking spaces are removed for the rain garden, the site has ample to spare for the proposed use. Traffic T he applicant has provided additional trip generation and total child counts to the City Engineer. A traffic study was completed at the time of the J ardin lot split development in 2019. T he public hearing comments response section provides additional details on this study. Env ironmental Considerations T he reuse of an existing building is an environmental benefit and is significantly better than demolition and reconstruction of the building. T he addition of a rain garden will also have significant improvement to stormwater quality on the site as currently all of the parking lot drains to the street. Utilization of native plantings was encouraged, and the applicant has updated their plans to use several native species. T he applicant has also stated that the building will have LED lighting, and high efficiency furnaces. B UD G E T I M PAC T: T he site is platted and has paid park dedication. A building permit will be required with the building addition. AT TAC HM E NT S : Area Map Resolution Resolution Applicant L etter Memo Memo Memo Plan S et L andscaping Plan Elevations 147TH ST W CEDAR AVEGLENDA DRGLAZIER AVE145TH ST W 146TH WAY W 146TH ST W U P P E R 1 4 5 T H S T W UPPER 146TH ST WCEDAR AVESITE Higher Ground DaycareZoned "LB"Limited Business ¯ ^ 0 200 400 Feet CITY OF APPLE VALLEY RESOLUTION NO. 2023 - ___ A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR DAYCARE CENTER USE IN “LB” (LIMITED BUSINESS) ZONE AND ATTACHING CONDITIONS THERETO WHEREAS, pursuant to Minnesota Statutes 462.357 the City of Apple Valley has adopted, as Title XV of the City Code of Ordinances, zoning regulations to control land uses throughout the City; and WHEREAS, said regulations provide that daycare center uses may be allowed within the confines of an “LB” (Limited Business) zoning district and in accordance with specific performance standards, as a conditional use; and WHEREAS, the subject property is addresses 14605 Glazier Ave and legally described as Lot 1, Block 1, Biewald Second Addition; and WHEREAS, approval of a Conditional Use Permit for NVS Properties, (Higher Ground), a daycare center, has been requested by the operator of the business, and the property owner, Kilber Investments, LLC; and WHEREAS, review of such Conditional Use Permit request to determine its conformance with the applicable regulations and performance standards has occurred at a public hearing held on June 7, 2023; and WHEREAS, the Apple Valley Planning Commission recommended approval of such Conditional Use Permit subject to certain conditions on DATE. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Apple Valley, Dakota County, Minnesota, that a Conditional Use Permit for a daycare center use within an “LB” (Limited Business) zone be approved subject to compliance with the City Code and the following conditions: 1. If the use allowed by the Conditional Use Permit is not completed or utilized within one (1) year of the date of approval, the permit shall become null and void. 2. Such operations shall be conducted in conformance with the site plan dated DATE. 3. Such operations shall be constructed in conformance with the landscape plan revised DATE. 4. The hours of operation for the daycare shall be 6:30 a.m. to 8:00 p.m. 5. Subject to all comments and conditions noted in the City Engineer’s memo dated DATE. 6. A wayfinding signage plan shall be reviewed and approved by the City to ensure pedestrian traffic does not conflict with vehicular traffic on the site. 7. All accessory structures must meet code requirements, including setbacks. Construction materials for the sheds shall match building materials. 8. The Conditional Use Permit may be revoked for cause if the terms of (1) through (7) preceding are not adhered to. ADOPTED this DATE, 2023. _________________________________ Clint Hooppaw, Mayor ATTEST: ___________________________________ Pamela J. Gackstetter, City Clerk CERTIFICATE I, Pamela Gackstetter, Apple Valley City Clerk, hereby certify that the forgoing is a true and correct copy of a resolution adopted by the City Council on ___________ ___, 20____, the original of which is in my possession, dated this _____day of ______________________, 20__ . ____________________________________ Pamela J. Gackstetter, City Clerk CITY OF APPLE VALLEY RESOLUTION NO. 2023-___ A RESOLUTION AUTHORIZING ISSUANCE OF A BUILDING PERMIT FOR A 755 SQ FT ADDITON TO AN EXISTING BUILDING FOR A DAYCARE AND ATTACHING CONDITIONS THERETO WHEREAS, pursuant to Minnesota Statutes 462.357 the City of Apple Valley has adopted, as Title XV of the City Code of Ordinances, zoning regulations to control land uses throughout the City; and WHEREAS, said regulations provide that issuance of a building permit for commercial, industrial, and multiple residential uses require the specific review and approval of development plans by the Apple Valley Planning Commission and City Council; and WHEREAS, the subject property is addresses 14605 Glazier Ave and legally described as Lot 1, Block 1, Biewald Second Addition; and WHEREAS, approval of such a building permit issuance has been requested for the above referenced project; and WHEREAS, the Apple Valley Planning Commission has reviewed the development plans and made a recommendation as to their approval at a public meeting held on DATE. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Apple Valley, Dakota County, Minnesota, that the issuance of a building permit for Higher Ground Dacare is hereby authorized, subject to all applicable City Codes and standards, and the following conditions: 1. If the Building Permit is not paid for and issued within one (1) year of the date of approval, the approval shall lapse. 2. Construction shall occur in conformance with the site plan dated DATE, on file with the City, including parking lot paving and a non-surmountable concrete curb and gutter. 3. Construction shall occur in conformance with the landscape plan dated DATE on file with the City, (including sodded/seeded public boulevard area up to each street curbline); subject to submission of a detailed landscape planting price list for verification of the City’s 2.5% landscaping requirement at the time of building permit application. The landscape plan shall be updated to reflect which site plantings are existing, and which are existing. 2 4. Additional study by the applicant is required to determine the health and species of existing trees/shrubs. Some of the existing vegetation is in poor condition or are undesirable species. 5. The plant schedule shall be updated to remove species which may be invasive. 6. Construction shall occur in conformance with the utility plan dated DATE, on file with the City. 7. Construction shall occur in conformance with the elevation plan dated June 9, 2023, on file with the City. 8. A bike rack shall be installed in close proximity to the primary entrance which does not impede pedestrian flow of the proposed sidewalks. 9. Subject to all conditions noted in the City Engineer's memo dated DATE. 10. Wayfinding signage shall be installed to direct vehicular and pedestrian traffic. A wayfinding signage plan shall be approved by the City Engineer. 11. Trash enclosures shall be screened in conformance with City Code. 12. All necessary mechanical protrusions visible to the exterior shall be screened or handled in accordance with Section 155.346 (3) (a) (b) of the City Code. If the current parapet wall is found to not be a sufficient screen other code compliance screening shall be installed. 13. Issuance of a Building Permit and a final certificate of occupancy is contingent upon the project being constructed in conformance with all the preceding conditions as well as all applicable performance standards of the current zoning regulations. In the event that a certificate of occupancy is requested prior to completion of all required site improvements, a suitable financial guarantee in the amount of 125% of the estimated cost of the unfinished improvements shall be required along with an agreement authorizing the City or its agents to enter the premises and complete the required improvements if they are not completed by a reasonably stipulated deadline, with the cost of such City completion to be charged against the financial guarantee. 14. A separate application and signage plan in conformance with the sign regulations must be submitted to the City for review and approval prior to the erection of any signs. 3 15. Construction and earthmoving activities shall be limited to the hours of 7:00 a.m. to 7:00 p.m. Monday through Friday. Weekend construction hours shall be limited to the hours of 8:00 a.m. to 5:00 p.m. 16. The ongoing use and occupancy of the premises is predicated on the ongoing maintenance of the structure and all required site improvements as listed in the preceding. No alteration, removal, or change to the preceding building plans or required site improvements shall occur without the express authorization of the City. Site improvements which have deteriorated due to age or wear shall be repaired or replaced in a timely fashion. BE IT FURTHER RESOLVED that such issuance is subject to a finding of compliance of the construction plans with the Minnesota State Building Code, as determined by the Apple Valley Building Official, and with the Minnesota State Uniform Fire Code, as determined by the Apple Valley Fire Marshal. ADOPTED this th day of MONTH, 2023. ______________________________________ Clint Hooppaw, Mayor ATTEST: ___________________________________ Pamela J. Gackstetter, City Clerk 5/10/23 Apple Valley Dept. of Planning and Economic Development 7100 147th Street W. Apple Valley, MN 55124 RE: 14605 Glazier Ave, Site Plan and Building Permit Authorization, Conditional Use Permit for a “Day-Care center” in the “LB” (Limited Business) zone Dear Community Development Department, Thank you for taking the time to review this application related to our Site Plan Approval. As a developer for the daycare operator Guidepost Montessori, we believe this site is a great use for daycare and believe our plan works well within the site. As the City of Apple Valley continues to grow and the major employers nearby do as well, we believe that the City of Apple Valley and its constituents would benefit from a high-quality daycare facility nearby a main thoroughfare. Guidepost would be signing a 20-year lease assuming we get approval, showing their commitment to Apple Valley and being a good long-term neighbor. The site under contract is currently an existing building. Our team plans to renovate the existing space and add a single-story addition to the front of the building of ~900SF. The building elevations and general design will remain unchanged (masonry and siding), height (two stories), and lot coverage (~9,325 SF vs a site area of 41,435SF). While there would be traffic with the parents picking up and dropping off, this traffic would be occurring during rush hour time periods in the morning and afternoon and would not interfere with the daytime or evening hours. Furthermore, the location would be closed on the weekends, except for an occasional special event, again further lessening the impact on the surrounding neighbors. Therefore, I would ask that the Plan Commission consider approving the Site Plan Approval. While there would be traffic with the parents picking up and dropping off, there are multiple points of entry to Glazier Ave, and we have a two-lane lot with two driveways, both of which will consist of an entrance and exit. With 44 parking spaces on site, this is more than enough to handle the pick-up and drop-off periods, which are typically from 7-9 am in the morning and from 3-6 in the evening. Some useful statistics and metrics about the proposed development are as follows: Site Size – 41,435 SF Building Size – ~9,325 SF Daycare Operator – Guidepost Montessori Parking Spaces – 44 Number of Employees – 17 at a steady state on site at one time, ~24 total Number of Students – 131 Peak Number of Drop-offs per Avg 7 minute interval – 9.78 (average from school data) Kids per class – 8-29 depending on age (8 per Nido, 12-13 per toddler, and 28-29 per 3- 6 child) Hours of Operation – 7-6 % of students that are half-day vs. full-day – 100% full time I look forward to having a conversation about the development in the near future and addressing any concerns the Commission may have about the project at that time. Sincerely, Chris Horney Murphy Real Estate Services Managing Director Apple Valley Fire Department MEMO City of Apple Valley TO: Alex Sharpe- City Planner FROM: Brian Kilmartin- Fire Marshal DATE: 1st June 1, 2023 SUBJECT: Higher Ground Childcare - The building is currently not protected by a Fire Suppression System. The City of Apple Valley adopted chapter 1306 of the building/fire code, which requires all new construction to install Fire Suppression. - The building currently does have a Fire Alarm system. The current Fire Alarm System will need to be evaluated for continued service and functionality. - Carbon Monoxide detection will need to be installed where applicable, additionally any detection will need to be connected to the Fire Alarm Syatem Brian Kilmartin Fire Marshal 952-953-2680 brian.kilmartin@applevalleyfire.org City of MEMO Building Inspections TO: Alex Sharpe, Planning and Economic Development Specialist FROM: George Dorn, Building Official DATE: May 15, 2023 SUBJECT: 14605 Glazier Ave Higher-Ground Day Care • SAC determination is required from Met Council prior to permit issuance from the city. • Submit plans to Minnesota Department of Labor, Plumbing Division for review of any proposed plumbing work. • Separate sign permits are required. Signed structural drawings will be required for review with the Building Permit application. • Separate plumbing, mechanical, electrical, and building permits are required. • The City of Apple Valley has adopted the 2020 MSBC 1306, subpart 3 Special Fire Protection systems. Due to the change of occupancy classification from a B to E with 2,000 or more gross square feet and two stories, this building and the new 900 square foot front addition is required to have an automatic sprinkler system installed based on occupancy type and square footage. • Approval must be granted for work in the high-pressure gas pipeline easement. • Accessible parking will be reviewed with the permit application. • Day care license information will be required to be provided on the code analysis page showing the age and quantity of children to be cared for. • Architectural, and or Structural plans are required to be signed with the permit application. • Existing accessibility will need to be reviewed. • Department of Health review required prior to permit issuance. CITY OF MEMO Public Works TO: Alex Sharpe, AICP, Planner FROM: Brandon Anderson, City Engineer (Evan Acosta, Asst City Engineer) DATE: June 14, 2023 SUBJECT: Higher Ground Daycare Site Plan Review per plans dated 6/12/2023 Alex, The following are comments regarding the Higher Ground Daycare Site Development Plans dated 6/12/2023. Please include these items as conditions to approval. General 1. All work and infrastructure within public easements or right of way shall be to City standards. 2. No construction work shall begin prior to a preconstruction meeting conference with a Public works and a Building Inspections representative. 3. Public Work Department (952-953-2400) shall be notified a minimum of 48 hours for any required water main shut downs and/or connections. 4. Plans should include reference to all used City of Apple Valley standard detail plates. All Standard detail plates should be shown in the details section of the plans. 5. No trees will be permitted in public easements. 6. The proposed use of the building constitutes a Change of Use, and the building will need to be retrofitted with a fire suppression system (sprinkler). Permits 7. Provide a copy of the executed Minnesota Department of Health, Minnesota Pollution Control Agency, Met Council, Department of Labor and any other required permits prior to construction. 8. Department of Labor and Industry (DOLI) shall review private utilities. 9. A right of way permit will be required for all work within public easements or right of way. 10. A Natural Resource Management Permit (NRMP) will be required prior to any land disturbing activity. The permit application requires a sediment and erosion control plan, drainage map, and a tree replacement plan for trees removed. Site 11. In 2019 a traffic study (Jardin Center Traffic Study by SRF dated June 14, 2019) was completed which included Jardin daycare, Hope Church redevelopment (Caribou coffee) and this site combined. Westbound right-turning queues at the Cedar Avenue and 145th Street intersection are still expected to be accommodated within the existing turn-lane storage with the proposed changes near this intersection. No additional mitigation is required at this time. 12. Show the location of manholes and gate valves and hydrants on the site plan. 13. Signage Plan and details should be included on site plan (i.e. pedestrian crossing signage, ADA, directional signs, no parking, buffer/storm water signs, no snow storage in storm water basins, etc…) for review • It’s recommended that the North entrance be signed as “entrance” or similar and the South entrance be signed as “exit” or similar. Note that this would not make the entrances “one way” but would rather assist with drop off and pickup traffic pattern. Grading & Drainage Plan 14. Final Grading Plans shall be reviewed and approved by City Engineer. 15. Label the EOF’s on the grading plan. 16. Infiltration area should be minimized from the drainage and utility easement area • Curb cuts should be shown if being used to capture parking lot drainage and directing to infiltration areas • The use of the observation well in the detail should be clarified – additional calculations need to be provided for infiltration basin • EOF and drainage arrows with spot elevations should be shown on the grading plans. • Spot elevations and contours are required to show design of infiltration areas 17. Additional spot elevations are required in the proposed playground area, picnic area, shed, etc… to ensure that drainage changes will not adversely affect neighboring properties. 18. In accordance with 2018 Surface Water Management Plan (SWMP), several storm water policies would need to be addressed for new or redevelopment of the site: • 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. • Policy 6.2 The City requires that all new, redeveloped, or expanded commercial, industrial, multiple residential, or institutional development provide infiltration for a volume equivalent to 0.5 inches of runoff over the area of the development. • Soil borings will be required in areas of proposed infiltration • Policy 6.3 The City requires that new and redevelopment activity of 0.2 acres or more shall be required to achieve no-net-increase in average annual total suspended solids (TSS) and total phosphorus (TP) loading compared to the pre- development condition of the site. • Policy 6.5 of SWMP: 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; linear projects that do not increase the amount of impervious surface are exempt from this policy. 19. Provide stormwater management calculations included in Stormwater management report or memo. 20. Applicant shall provide soil borings in the location of any stormwater management features, raingarden, etc. 21. Applicant shall provide pre-treatment and a stabilized overflow for any stormwater management feature 22. Applicant shall execute a maintenance agreement to be recorded on the property for any onsite stormwater management features. 23. Applicant shall not store snow within the infiltration areas to prevent clogging of the basin. 24. Provide detailed planting plan with quantities and labels to ensure selected plants can survive per infiltration area depths. 25. Submit a Storm water Management Checklist. The checklist can be found on the City’s website at https://www.cityofapplevalley.org/DocumentCenter/View/16258/Project- Submittal-Checklist_Fillable Sanitary Sewer and Water main 26. 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. • The valves as shown for the domestic/fire suppression line are NOT accessible in the location shown. The split and valves should be located outside proposed fenced area (a restoration plan is recommended for placement in cedar avenue ROW for decorative concrete replacement) • Traffic control plan and Dakota County ROW permit will be required for water connection as shown 27. Final locations and sizes of Sanitary Sewer and Water main shall be reviewed with the final construction plans and approved by City Engineer. • Existing hydrant spacing will be analyzed to determine if improvements will be required to meet fire code. 28. All water mains located within right of way and public easements for purposes of connection to public infrastructure shall be ductile iron pipe and meet all City standards. 29. All watermain shall be a min depth of 8.0’. 30. Watermain connection in Cedar Avenue cannot be placed under existing storm catch basin as shown and will need to be relocated. Size of pipe and material should be indicated on utility plans. 31. Any unused sanitary and/or water service connections are required to be removed back to the main. 32. Identify Irrigation service location(s) if applicable per SER-4. Landscape and Natural Resources 33. Tree varieties have been revised to reflect diversity rules. Please provide labels on the plan of what is proposed to stay vs. be removed, and where each replacement tree will be located. 34. Existing vegetation notes: • On northern property edge the current landscaping contains a dead ash tree, buckthorn – tree and shrub sizes, red cedars, large Siberian elm, boxelder, more buckthorn and small ash trees. Staff recommends only saving the red cedars if utility work is out of the way. The parking lot bump out on the northwest corner contains one healthy blue spruce that can be saved if no utility work is occurring nearby. • On the southern parking lot edge there are two healthy linden trees that can remain if utility work is out of the way. There are also currently two stumps (lindens) that can be ground out to place additional trees on the southern edge if needed. • Near the proposed new concrete sidewalk there are three excellent small serviceberry trees that could be spaded elsewhere on the property. 35. Three existing public trees along Cedar are actually in very poor condition (dead). If the applicant wishes they can replace three trees here to be counted towards landscape budget on site. 36. Miscanthus species on the proposed landscape plan requires a special not from the University of Minnesota resource here: https://miscanthus.cfans.umn.edu/sites/miscanthus.cfans.umn.edu/files/2021- 07/miscanthusmanagementfactsheet.pdf Miscanthus sinensis is a bunch or caespitose grass, it does not have invasive rhizomes and forms a large clump. Many ornamental forms or cultivars of this species are grown in gardens and used for landscaping. These ornamental forms when grown individually are usually not invasive in most garden settings. However, this is the form of miscanthus that has invaded much of the Middle Atlantic states and sets seed when grown with other miscanthus cultivars. See the management link for further information. Miscanthus sinensis should only be planted where it can be managed and any seedlings can be removed. Now or Formerly: Now or Formerly: Now or Formerly: LEGEND 8 A B 34567 12 C D E F G H 8 34567 12 A B C D E F G H DESCRIPTIONDATENOSUBMITTAL RECORD3000 Little Hills Expressway · Suite 102 · St. Charles, MO 63301314-656-4566 · 866-250-3679www.cecinc.comREFERENCE 0106/12/2023CITY COMMENTSDATE:DWG SCALE:DRAWN BY:CHECKED BY:APPROVED BY:PROJECT NO:DRAWING NO.: SHEET OF 331-50005/08/2023JGMDRAFTDRAFT03HIGHER GROUND EDUCATION14605 GLAZIER AVEAPPLE VALLEY, MN 55124ENGINEER OF RECORD (PE# XXXXXXXXXX) *HAND SIGNATURE ON FILE 811 or 1-800-252-1166 https://www.gopherstateonecall.org/ NORTH 14605 GLAZIER AVE, APPLE VALLEY, MINNESOTA HIGHER GROUND EDUCATION DEVELOPMENT NOTES: SITE NORTH SITE PLANS FOR DEMOLITION PLAN SANITARY & STORM SEWER WATER SERVICE ELECTRIC SERVICE GAS SERVICE UTILITY COMPANIES CIVIL ENGINEER CIVIL & ENVIRONMENTAL CONSULTANTS, INC. 3000 LITTLE HILLS EXPRESSWAY; SUITE 102 ST. CHARLES, MO 63301 PH: (314) 656-4566 FX: (314) 656-4595 CONTACT: PATRICK BENNETT, PE ARCHITECT ALLEDN+PEPPA ARCHITECTS, INC. 215 FULTON STREET GENEVA, IL 60134 PH: (630) 578-1105 EMAIL: akerner@allenpepa.com CONTACT: AMANDA KERNER GENERAL CONTRACTOR GLOBAL POWER & CONSTRUCTION, INC. 7S 882 CAMP DEAN ROAD; BIG ROCK, IL OWNER/ DEVELOPER NVS PROPERTIES, LLC. 227 W. MONROE, SUITE 5040 CHICAGO, IL 60606 FIRE SERVICE BENCHMARK 1"=20'C000 01COVER / DEMO PLANUSE CODE REQUIREMENT SQ.FT.PARKING REQUIRED DAY NURSERIES 10 + 1 PER 500 SQ.FT. OF BLDG.5,504 21 EXISTING PARKING 51 PROPOSED PARKING 44 KEY NOTES GENERAL NOTES: 06/12/23 Now or Formerly: Now or Formerly: Now or Formerly: NIDO / TODDLER PLAYGROUND 3,000 SQ.FT. REQUIRED 3,050 SQ.FT.± PROVIDED (INCLUDING SIDEWALK) PROPOSED BUILDING 5,500 S.F.± CHILDREN'S PLAYGROUND 6,750 SQ.FT. REQUIRED 6,750 SQ.FT.± PROVIDED (INCLUDING SIDEWALK) PROPOSED BUILDING 5,500 S.F.± FF = 955.75± DISTURBANCE AREA. TOTAL = 15,900 SF (0.37 AC) DISTURBANCE AREA DISTURBANCE AREA LEGEND 8 A B 34567 12 C D E F G H 8 34567 12 A B C D E F G H DESCRIPTIONDATENOSUBMITTAL RECORD3000 Little Hills Expressway · Suite 102 · St. Charles, MO 63301314-656-4566 · 866-250-3679www.cecinc.comREFERENCE 0106/12/2023CITY COMMENTSDATE:DWG SCALE:DRAWN BY:CHECKED BY:APPROVED BY:PROJECT NO:DRAWING NO.: SHEET OF 331-50005/08/2023JGMDRAFTDRAFT03HIGHER GROUND EDUCATION14605 GLAZIER AVEAPPLE VALLEY, MN 55124ENGINEER OF RECORD (PE# XXXXXXXXXX) *HAND SIGNATURE ON FILE 811 or 1-800-252-1166 https://www.gopherstateonecall.org/1"=60'C200 02SITE / GRADING PLANNORTH KEY NOTES 8 A B 34567 12 C D E F G H 8 34567 12 A B C D E F G H DESCRIPTIONDATENOSUBMITTAL RECORD3000 Little Hills Expressway · Suite 102 · St. Charles, MO 63301314-656-4566 · 866-250-3679www.cecinc.comREFERENCE 0106/12/2023CITY COMMENTSDATE:DWG SCALE:DRAWN BY:CHECKED BY:APPROVED BY:PROJECT NO:DRAWING NO.: SHEET OF 331-50005/08/2023JGMDRAFTDRAFT03HIGHER GROUND EDUCATION14605 GLAZIER AVEAPPLE VALLEY, MN 55124ENGINEER OF RECORD (PE# XXXXXXXXXX) *HAND SIGNATURE ON FILE 811 or 1-800-252-1166 https://www.gopherstateonecall.org/1"=60'C800 03CONSTRUCTION DETAILS NO. NAME DESCRIPTIONGENERAL1 G1-1 GENERAL BUILDING INFORMATIONARCHITECTURAL2 A1 DEMO PLAN W/ NEW OVERLAY3 A2 DEMO PLAN W/ NEW OVERLAY4 A5 CONCEPT EXTERIOR ELEVATIONS5 A3 1ST FLR CONCEPT PLAN6 A4 2ND FLR CONCEPT PLANALLENPEPAA R C H I T E C T SINFO@ALLENPEPA.COMTEL: (630) 578-1105215 FULTON ST., GENEVA, IL 60134ENGINEERS-PROJECT NO.DRAWN BYCHECKED BYSHEETSchematic Design:Design DevelopmentBidding:Permit:POST BID/PERMIT REVISIONS:ISSUE DATE:ALLEN+PEPA COPYRIGHT6/9/2023 11:55:53 AMC:\Users\Amanda Kerner\Documents\23-008 HG Apple Valley - Central_akernerK6S8R.rvtGENERALBUILDINGINFORMATIONHIGHER GROUND APPLE VALLEY14605 GLAZIER AVEAPPLE VALLEY, MN 55124SCHEMATIC DESIGN 6/9/23 (NFC)G1-123-008--OF 616/9/236/9/23LIST OF DRAWINGSSITE LOCATIONHIGHER GROUND APPLE VALLEY14605 GLAZIER AVEAPPLE VALLEY, MN 55124No. Date Description BCDA2341135.00°135.00°672 SFTODDLER(13)673 SFTODDLER(13)600 SFTODDLER(12)544 SFNIDO (8)193 SFMECH/JAN.??52 SFND RR37 SFMACH. RM.144 SFVEST./WAITING57 SFELEV81 SFSPRINK./ELEC.62 SFEXIST.STAIR605 SFHALL48 SFSTAIR15 SFCLO.EXIST. MECH. EXIST. MECH. EXIST. MECH. EXIST. MECH. DUCTS IN DUCTS IN DUCTS IN DUCTS IN THIS AREATHIS AREATHIS AREATHIS AREA255 SFBREAKRM./ STAFFPREP86 SFHOSOFFICE82 SFTD RR74 SFTD RR74 SFTD RR55 SFPUBLIC RRREFREFREFREFREFREFREFREFDWDWDWDW67 SFHALLNOTE: COLUMN LOCATIONS ARE ESTIMATED BASED ON NOTE: COLUMN LOCATIONS ARE ESTIMATED BASED ON NOTE: COLUMN LOCATIONS ARE ESTIMATED BASED ON NOTE: COLUMN LOCATIONS ARE ESTIMATED BASED ON BEST INFORMATION AVAILABLE. STRUCTURAL ENGINEER BEST INFORMATION AVAILABLE. STRUCTURAL ENGINEER BEST INFORMATION AVAILABLE. STRUCTURAL ENGINEER BEST INFORMATION AVAILABLE. STRUCTURAL ENGINEER TO VERIFY EXACT LOCATIONS IN FIELD.TO VERIFY EXACT LOCATIONS IN FIELD.TO VERIFY EXACT LOCATIONS IN FIELD.TO VERIFY EXACT LOCATIONS IN FIELD.ALLENPEPAA R C H I T E C T SINFO@ALLENPEPA.COMTEL: (630) 578-1105215 FULTON ST., GENEVA, IL 60134ENGINEERS-PROJECT NO.DRAWN BYCHECKED BYSHEETSchematic Design:Design DevelopmentBidding:Permit:POST BID/PERMIT REVISIONS:ISSUE DATE:ALLEN+PEPA COPYRIGHT6/9/2023 11:55:16 AMC:\Users\Amanda Kerner\Documents\23-008 HG Apple Valley - Central_akernerK6S8R.rvtDEMO PLANW/ NEWOVERLAYHIGHER GROUND APPLE VALLEY14605 GLAZIER AVEAPPLE VALLEY, MN 55124SCHEMATIC DESIGN 6/9/23 (NFC)A123-008AuthorCheckerOF 626/9/236/9/23No. Date Description1/4" = 1'-0"1DEMO 1ST FLR PLAN W/ NEW OVERLAY BCDA234178 SFCH RR77 SFCH RR1,141 SFCHILDREN'SHOUSE (30)1,097 SFCHILDREN'SHOUSE (29)1,140 SFCHILDREN'SHOUSE (30)126 SFSTAIR28 SFLAUND.57 SFELEV108 SFHALLNEW ADDITION/ROOF BELOWNEW ADDITION/ROOF BELOWNEW ADDITION/ROOF BELOWNEW ADDITION/ROOF BELOW81 SFCH RR48 SFPUBLIC RRALLENPEPAA R C H I T E C T SINFO@ALLENPEPA.COMTEL: (630) 578-1105215 FULTON ST., GENEVA, IL 60134ENGINEERS-PROJECT NO.DRAWN BYCHECKED BYSHEETSchematic Design:Design DevelopmentBidding:Permit:POST BID/PERMIT REVISIONS:ISSUE DATE:ALLEN+PEPA COPYRIGHT6/9/2023 11:55:26 AMC:\Users\Amanda Kerner\Documents\23-008 HG Apple Valley - Central_akernerK6S8R.rvtDEMO PLANW/ NEWOVERLAYHIGHER GROUND APPLE VALLEY14605 GLAZIER AVEAPPLE VALLEY, MN 55124SCHEMATIC DESIGN 6/9/23 (NFC)A223-008AuthorCheckerOF 636/9/236/9/23No. Date Description1/4" = 1'-0"1DEMO 2ND FLR PLAN W/ NEW OVERLAY 135.00°135.00°672 SFTODDLER(13)673 SFTODDLER(13)600 SFTODDLER(12)544 SFNIDO (8)193 SFMECH/JAN.116 SFKITCHENETTE52 SFND RR37 SFMACH. RM.14' - 6 5/8"14' - 6 5/8"14' - 6 5/8"14' - 6 5/8"144 SFVEST./WAITING57 SFELEV8' - 5 3/4"8' - 5 3/4"8' - 5 3/4"8' - 5 3/4"5' - 2"5' - 2"5' - 2"5' - 2"14' - 6 5/8"14' - 6 5/8"14' - 6 5/8"14' - 6 5/8"34' - 11 7/8"34' - 11 7/8"34' - 11 7/8"34' - 11 7/8"9' - 11 7/8"9' - 11 7/8"9' - 11 7/8"9' - 11 7/8"81 SFSPRINK./ELEC.62 SFEXIST.STAIR605 SFHALL48 SFSTAIR5' - 2"5' - 2"5' - 2"5' - 2"15 SFCLO.7' - 6"7' - 6"7' - 6"7' - 6"5' - 0"5' - 0"5' - 0"5' - 0"EXIST. MECH. EXIST. MECH. EXIST. MECH. EXIST. MECH. DUCTS IN DUCTS IN DUCTS IN DUCTS IN THIS AREATHIS AREATHIS AREATHIS AREA255 SFBREAKRM./ STAFFPREP4' - 8 3/8"4' - 8 3/8"4' - 8 3/8"4' - 8 3/8"20' - 3 3/4"20' - 3 3/4"20' - 3 3/4"20' - 3 3/4"11' - 0 3/4"11' - 0 3/4"11' - 0 3/4"11' - 0 3/4"41' - 1 1/4"41' - 1 1/4"41' - 1 1/4"41' - 1 1/4"3' - 4"3' - 4"3' - 4"3' - 4"86 SFHOSOFFICE5' - 9 3/4"5' - 9 3/4"5' - 9 3/4"5' - 9 3/4"82 SFTD RR10' - 7"10' - 7"10' - 7"10' - 7"8' - 0"8' - 0"8' - 0"8' - 0"74 SFTD RR6' - 3"6' - 3"6' - 3"6' - 3"74 SFTD RR8' - 2"8' - 2"8' - 2"8' - 2"15' - 4 1/2"15' - 4 1/2"15' - 4 1/2"15' - 4 1/2"10' - 7"10' - 7"10' - 7"10' - 7"7' - 11 7/8"7' - 11 7/8"7' - 11 7/8"7' - 11 7/8"6' - 10"6' - 10"6' - 10"6' - 10"5' - 0"5' - 0"5' - 0"5' - 0"4' - 0"4' - 0"4' - 0"4' - 0"7' - 7"7' - 7"7' - 7"7' - 7"4' - 10"4' - 10"4' - 10"4' - 10"55 SFPUBLIC RR4' - 5 7/8"4' - 5 7/8"4' - 5 7/8"4' - 5 7/8"5' - 2"5' - 2"5' - 2"5' - 2"DWDWDWDW13' - 6"13' - 6"13' - 6"13' - 6"7' - 2"7' - 2"7' - 2"7' - 2"67 SFHALL8' - 0 1/8"8' - 0 1/8"8' - 0 1/8"8' - 0 1/8"5' - 0 1/2"5' - 0 1/2"5' - 0 1/2"5' - 0 1/2"15' - 2 1/2"15' - 2 1/2"15' - 2 1/2"15' - 2 1/2"26' - 1 1/8"26' - 1 1/8"26' - 1 1/8"26' - 1 1/8"7' - 11 1/8"7' - 11 1/8"7' - 11 1/8"7' - 11 1/8"13' - 4 1/8"13' - 4 1/8"13' - 4 1/8"13' - 4 1/8"TRAVEL DISTANCE: 39' -7"'22223333115A1122234B4C4C777891011111112BCDA234120' - 9 1/4"20' - 9 1/4"20' - 9 1/4"20' - 9 1/4"29' - 10 3/4"29' - 10 3/4"29' - 10 3/4"29' - 10 3/4"21' - 1 5/8"21' - 1 5/8"21' - 1 5/8"21' - 1 5/8"34C1415164DNOTE: COLUMN LOCATIONS ARE ESTIMATED BASED ON NOTE: COLUMN LOCATIONS ARE ESTIMATED BASED ON NOTE: COLUMN LOCATIONS ARE ESTIMATED BASED ON NOTE: COLUMN LOCATIONS ARE ESTIMATED BASED ON BEST INFORMATION AVAILABLE. STRUCTURAL ENGINEER BEST INFORMATION AVAILABLE. STRUCTURAL ENGINEER BEST INFORMATION AVAILABLE. STRUCTURAL ENGINEER BEST INFORMATION AVAILABLE. STRUCTURAL ENGINEER TO VERIFY EXACT LOCATIONS IN FIELD.TO VERIFY EXACT LOCATIONS IN FIELD.TO VERIFY EXACT LOCATIONS IN FIELD.TO VERIFY EXACT LOCATIONS IN FIELD.7' - 2"7' - 2"7' - 2"7' - 2"171717429' - 0 3/4"29' - 0 3/4"29' - 0 3/4"29' - 0 3/4"19' - 1 3/4"19' - 1 3/4"19' - 1 3/4"19' - 1 3/4"54' - 11 5/8"4' - 11 5/8"4' - 11 5/8"4' - 11 5/8"5' - 0"5' - 0"5' - 0"5' - 0"531 SFCLO.REFREFREFREFREFREFREFREF3' - 0 1/2"3' - 0 1/2"3' - 0 1/2"3' - 0 1/2"1837 SFCLO.193A34B10' - 3 3/4"10' - 3 3/4"10' - 3 3/4"10' - 3 3/4"ALLENPEPAA R C H I T E C T SINFO@ALLENPEPA.COMTEL: (630) 578-1105215 FULTON ST., GENEVA, IL 60134ENGINEERS-PROJECT NO.DRAWN BYCHECKED BYSHEETSchematic Design:Design DevelopmentBidding:Permit:POST BID/PERMIT REVISIONS:ISSUE DATE:ALLEN+PEPA COPYRIGHT6/9/2023 11:55:36 AMC:\Users\Amanda Kerner\Documents\23-008 HG Apple Valley - Central_akernerK6S8R.rvt1ST FLRCONCEPTPLANHIGHER GROUND APPLE VALLEY14605 GLAZIER AVEAPPLE VALLEY, MN 55124SCHEMATIC DESIGN 6/9/23 (NFC)A323-008AuthorCheckerOF 656/9/236/9/23No. Date Description01 - CLASSROOM OCCUPANCYNAME NO.OCCUPANTLOADFACTORACTUALALLOWABLEOCCUPANTREQUIREDAREAHG MINSFHG REQ'DAREACommentsAREA# STUDENTS(ENROLLMENT)TODDLER (13) 141 35 672 SF 13 19.2 455 SF 48 624 SFTODDLER (13) 142 35 673 SF 13 19.2 455 SF 48 624 SFTODDLER (12) 143 35 600 SF 12 17.1 420 SF 48 576 SFNIDO (8) 144 55 544 SF 8 9.9 440 SF 68 544 SFCHILDREN'S HOUSE (30) 153 35 1,141 SF 30 32.6 1,050 SF 38 1,140 SFCHILDREN'S HOUSE (29) 154 35 1,097 SF 29 31.3 1,015 SF 38 1,102 SFCHILDREN'S HOUSE (30) 155 35 1,140 SF 30 32.6 1,050 SF 38 1,140 SFTOTAL5,866 SF 1351/4" = 1'-0"1FIRST FLOOR PLAN01 - Keynotes - FLOOR PLANNOTEDESCRIPTION1 EXIST. DOOR TO REMAIN2 FULL HEIGHT, HALF LITE DOOR3 FULL HEIGHT, FULL LITE DOOR3A FULL HEIGHT, FULL LITE DOOR, FROSTED GLASS4 NEW STOREFRONT4B MODIFY/REPLACE EXIST. STOREFRONT4C REPLACE EXIST. SLIDING DOOR WITH NEW STOREFRONT4D HALF WALL W/ STOREFRONT5 FULL HEIGHT SOLID DOOR(S)5A FULL HEIGHT SOLID DOOR(S) - APPROX. 6'-0" TALL6 HALF HEIGHT DOOR7 CHILD HEIGHT SINK, TYP.8 EXIST. ELECT. PANELS TO REMAIN9 EXIST. WATER METER. TO REMAIN10 REPLACE EXIST. WATER HEATERS11 REPLACE EXIST. WATER FURNACES AS REQ'D.12 EXIST. ELEV. EQUIP. TO REMAIN13 EXIST. MECH. CHASE14 2ND FLR ABOVE15 EXIST. MECHANICAL EQUIPMENT16 EXIST. GAS & ELECT. METER17 4 FT. HIGH WALL18 CARTS19 DIAPER CHANGING TABLE20 SLIDING DOOR 78 SFCH RR77 SFCH RR1,141 SFCHILDREN'SHOUSE (30)1,097 SFCHILDREN'SHOUSE (29)1,140 SFCHILDREN'SHOUSE (30)126 SFSTAIR28 SFLAUND.57 SFELEV24' - 6"24' - 6"24' - 6"24' - 6"24' - 2 3/8"24' - 2 3/8"24' - 2 3/8"24' - 2 3/8"25' - 4 3/8"25' - 4 3/8"25' - 4 3/8"25' - 4 3/8"10' - 7 1/4"10' - 7 1/4"10' - 7 1/4"10' - 7 1/4"10' - 6"10' - 6"10' - 6"10' - 6"44' - 2"44' - 2"44' - 2"44' - 2"108 SFHALL5' - 6"5' - 6"5' - 6"5' - 6"8' - 2"8' - 2"8' - 2"8' - 2"6' - 9"6' - 9"6' - 9"6' - 9"4' - 4 3/4"4' - 4 3/4"4' - 4 3/4"4' - 4 3/4"77665513BCDA2341NEW ADDITION/ROOF BELOWNEW ADDITION/ROOF BELOWNEW ADDITION/ROOF BELOWNEW ADDITION/ROOF BELOW81 SFCH RR65' - 3"5' - 3"5' - 3"5' - 3"8' - 1"8' - 1"8' - 1"8' - 1"8' - 5"8' - 5"8' - 5"8' - 5"548 SFPUBLIC RR43' - 2"3' - 2"3' - 2"3' - 2"55' - 1 1/2"55' - 1 1/2"55' - 1 1/2"55' - 1 1/2"185' - 1 5/8"5' - 1 5/8"5' - 1 5/8"5' - 1 5/8"203' - 2"3' - 2"3' - 2"3' - 2"3' - 0"3' - 0"3' - 0"3' - 0"22' - 2"22' - 2"22' - 2"22' - 2"3' - 0"3' - 0"3' - 0"3' - 0"12' - 10"12' - 10"12' - 10"12' - 10"3' - 2"3' - 2"3' - 2"3' - 2"3' - 0"3' - 0"3' - 0"3' - 0"21' - 5"21' - 5"21' - 5"21' - 5"ALLENPEPAA R C H I T E C T SINFO@ALLENPEPA.COMTEL: (630) 578-1105215 FULTON ST., GENEVA, IL 60134ENGINEERS-PROJECT NO.DRAWN BYCHECKED BYSHEETSchematic Design:Design DevelopmentBidding:Permit:POST BID/PERMIT REVISIONS:ISSUE DATE:ALLEN+PEPA COPYRIGHT6/9/2023 11:55:43 AMC:\Users\Amanda Kerner\Documents\23-008 HG Apple Valley - Central_akernerK6S8R.rvt2ND FLRCONCEPTPLANHIGHER GROUND APPLE VALLEY14605 GLAZIER AVEAPPLE VALLEY, MN 55124SCHEMATIC DESIGN 6/9/23 (NFC)A423-008AuthorCheckerOF 666/9/236/9/23No. Date Description1/4" = 1'-0"1SECOND FLOOR PLAN01 - CLASSROOM OCCUPANCYNAME NO.OCCUPANTLOADFACTORACTUALALLOWABLEOCCUPANTREQUIREDAREAHG MINSFHG REQ'DAREACommentsAREA# STUDENTS(ENROLLMENT)TODDLER (13) 141 35 672 SF 13 19.2 455 SF 48 624 SFTODDLER (13) 142 35 673 SF 13 19.2 455 SF 48 624 SFTODDLER (12) 143 35 600 SF 12 17.1 420 SF 48 576 SFNIDO (8) 144 55 544 SF 8 9.9 440 SF 68 544 SFCHILDREN'S HOUSE (30) 153 35 1,141 SF 30 32.6 1,050 SF 38 1,140 SFCHILDREN'S HOUSE (29) 154 35 1,097 SF 29 31.3 1,015 SF 38 1,102 SFCHILDREN'S HOUSE (30) 155 35 1,140 SF 30 32.6 1,050 SF 38 1,140 SFTOTAL5,866 SF 13501 - Keynotes - FLOOR PLANNOTEDESCRIPTION1 EXIST. DOOR TO REMAIN2 FULL HEIGHT, HALF LITE DOOR3 FULL HEIGHT, FULL LITE DOOR3A FULL HEIGHT, FULL LITE DOOR, FROSTED GLASS4 NEW STOREFRONT4B MODIFY/REPLACE EXIST. STOREFRONT4C REPLACE EXIST. SLIDING DOOR WITH NEW STOREFRONT4D HALF WALL W/ STOREFRONT5 FULL HEIGHT SOLID DOOR(S)5A FULL HEIGHT SOLID DOOR(S) - APPROX. 6'-0" TALL6 HALF HEIGHT DOOR7 CHILD HEIGHT SINK, TYP.8 EXIST. ELECT. PANELS TO REMAIN9 EXIST. WATER METER. TO REMAIN10 REPLACE EXIST. WATER HEATERS11 REPLACE EXIST. WATER FURNACES AS REQ'D.12 EXIST. ELEV. EQUIP. TO REMAIN13 EXIST. MECH. CHASE14 2ND FLR ABOVE15 EXIST. MECHANICAL EQUIPMENT16 EXIST. GAS & ELECT. METER17 4 FT. HIGH WALL18 CARTS19 DIAPER CHANGING TABLE20 SLIDING DOOR 01 FIRST FLOOR0"02 SECOND FLOOR11' -0"03 2ND FLOOR PLATE20' -2"10' - 2 1/2"10' - 2 1/2"10' - 2 1/2"10' - 2 1/2"2341NEW STOREFRONT W/ NEW STOREFRONT W/ NEW STOREFRONT W/ NEW STOREFRONT W/ DOOR, MATCH EXIST.DOOR, MATCH EXIST.DOOR, MATCH EXIST.DOOR, MATCH EXIST.EXIST. BRICK FACADEEXIST. BRICK FACADEEXIST. BRICK FACADEEXIST. BRICK FACADEEXIST. ASPHALT EXIST. ASPHALT EXIST. ASPHALT EXIST. ASPHALT SHINGLE ROOFSHINGLE ROOFSHINGLE ROOFSHINGLE ROOFEXIST. STOREFRONT EXIST. STOREFRONT EXIST. STOREFRONT EXIST. STOREFRONT WINDOWS TO WINDOWS TO WINDOWS TO WINDOWS TO REMAIN, U.N.O.REMAIN, U.N.O.REMAIN, U.N.O.REMAIN, U.N.O.NEW DOOR W/ FULL LITE NEW DOOR W/ FULL LITE NEW DOOR W/ FULL LITE NEW DOOR W/ FULL LITE TO MATCH EXIST.TO MATCH EXIST.TO MATCH EXIST.TO MATCH EXIST.NEW ADDITION FACADE NEW ADDITION FACADE NEW ADDITION FACADE NEW ADDITION FACADE TO MATCH EXIST. TO MATCH EXIST. TO MATCH EXIST. TO MATCH EXIST. BRICK FACADEBRICK FACADEBRICK FACADEBRICK FACADEEXIST. STOREFRONT EXIST. STOREFRONT EXIST. STOREFRONT EXIST. STOREFRONT WINDOWS TO WINDOWS TO WINDOWS TO WINDOWS TO REMAIN, U.N.O.REMAIN, U.N.O.REMAIN, U.N.O.REMAIN, U.N.O.EXISTINGEXISTINGEXISTINGEXISTINGNEW ADDITIONNEW ADDITIONNEW ADDITIONNEW ADDITIONEXISTINGEXISTINGEXISTINGEXISTING01 FIRST FLOOR0"ROOF32' -0"02 SECOND FLOOR11' -0"03 2ND FLOOR PLATE20' -2"BCDANEW STOREFRONT W/ NEW STOREFRONT W/ NEW STOREFRONT W/ NEW STOREFRONT W/ DOOR, MATCH EXIST.DOOR, MATCH EXIST.DOOR, MATCH EXIST.DOOR, MATCH EXIST.EXIST. BRICK FACADEEXIST. BRICK FACADEEXIST. BRICK FACADEEXIST. BRICK FACADEEXIST. ASPHALT EXIST. ASPHALT EXIST. ASPHALT EXIST. ASPHALT SHINGLE ROOFSHINGLE ROOFSHINGLE ROOFSHINGLE ROOFEXIST. STOREFRONT EXIST. STOREFRONT EXIST. STOREFRONT EXIST. STOREFRONT WINDOWS TO WINDOWS TO WINDOWS TO WINDOWS TO REMAIN, U.N.O.REMAIN, U.N.O.REMAIN, U.N.O.REMAIN, U.N.O.01 FIRST FLOOR0"02 SECOND FLOOR11' -0"03 2ND FLOOR PLATE20' -2"2341EXIST. EXIST. EXIST. EXIST. BRICK BRICK BRICK BRICK FACADEFACADEFACADEFACADEEXIST. ASPHALT EXIST. ASPHALT EXIST. ASPHALT EXIST. ASPHALT SHINGLE ROOFSHINGLE ROOFSHINGLE ROOFSHINGLE ROOFEXIST. STOREFRONT EXIST. STOREFRONT EXIST. STOREFRONT EXIST. STOREFRONT WINDOWS TO WINDOWS TO WINDOWS TO WINDOWS TO REMAIN, U.N.O.REMAIN, U.N.O.REMAIN, U.N.O.REMAIN, U.N.O.01 FIRST FLOOR0"ROOF32' -0"02 SECOND FLOOR11' -0"03 2ND FLOOR PLATE20' -2"BCDANEW STOREFRONT, NEW STOREFRONT, NEW STOREFRONT, NEW STOREFRONT, MATCH EXIST.MATCH EXIST.MATCH EXIST.MATCH EXIST.EXIST. BRICK EXIST. BRICK EXIST. BRICK EXIST. BRICK FACADEFACADEFACADEFACADEEXIST. ASPHALT EXIST. ASPHALT EXIST. ASPHALT EXIST. ASPHALT SHINGLE ROOFSHINGLE ROOFSHINGLE ROOFSHINGLE ROOFEXIST. STOREFRONT EXIST. STOREFRONT EXIST. STOREFRONT EXIST. STOREFRONT WINDOWS TO WINDOWS TO WINDOWS TO WINDOWS TO REMAIN, U.N.O.REMAIN, U.N.O.REMAIN, U.N.O.REMAIN, U.N.O.ADDITION TO MATCH ADDITION TO MATCH ADDITION TO MATCH ADDITION TO MATCH EXIST. BRICK FACADEEXIST. BRICK FACADEEXIST. BRICK FACADEEXIST. BRICK FACADENEW STANDING SEAM NEW STANDING SEAM NEW STANDING SEAM NEW STANDING SEAM METAL ROOF COLOR TO METAL ROOF COLOR TO METAL ROOF COLOR TO METAL ROOF COLOR TO MATCH EXISTINGMATCH EXISTINGMATCH EXISTINGMATCH EXISTINGEXIST. STOREFRONT EXIST. STOREFRONT EXIST. STOREFRONT EXIST. STOREFRONT WINDOWS TO WINDOWS TO WINDOWS TO WINDOWS TO REMAIN, U.N.O.REMAIN, U.N.O.REMAIN, U.N.O.REMAIN, U.N.O.NEW ADDITIONNEW ADDITIONNEW ADDITIONNEW ADDITIONEXISTINGEXISTINGEXISTINGEXISTING+/- 35' - 4 3/8"+/- 35' - 4 3/8"+/- 35' - 4 3/8"+/- 35' - 4 3/8"6' - 0" O.C. TYP.3" MAX4' - 0" OR 6'-0"2" MAXCLCL3"x3" ALUM. 3"x3" ALUM. 3"x3" ALUM. 3"x3" ALUM. POST., TYP.POST., TYP.POST., TYP.POST., TYP.3/4"x3/4" ALUM. 3/4"x3/4" ALUM. 3/4"x3/4" ALUM. 3/4"x3/4" ALUM. PICKET, TYP.PICKET, TYP.PICKET, TYP.PICKET, TYP.NOTE:NOTE:NOTE:NOTE:1. 1. 1. 1. CONCRETE FOOTINGS SHOULD BE 24" DEEP, CONCRETE FOOTINGS SHOULD BE 24" DEEP, CONCRETE FOOTINGS SHOULD BE 24" DEEP, CONCRETE FOOTINGS SHOULD BE 24" DEEP, 6" DIA. OR AS REQ'D BY CODE.6" DIA. OR AS REQ'D BY CODE.6" DIA. OR AS REQ'D BY CODE.6" DIA. OR AS REQ'D BY CODE.2. 2. 2. 2. ALL PERIMETER FENCING SHALL BE 6'ALL PERIMETER FENCING SHALL BE 6'ALL PERIMETER FENCING SHALL BE 6'ALL PERIMETER FENCING SHALL BE 6'----0" 0" 0" 0" HIGH, TYP. ALL INTEIROR FENCING SHALL BE HIGH, TYP. ALL INTEIROR FENCING SHALL BE HIGH, TYP. ALL INTEIROR FENCING SHALL BE HIGH, TYP. ALL INTEIROR FENCING SHALL BE 4'4'4'4'----0" HIGH, TYP.0" HIGH, TYP.0" HIGH, TYP.0" HIGH, TYP.CEDAR DBL. CEDAR DBL. CEDAR DBL. CEDAR DBL. DOORDOORDOORDOORNEW BRICK TO NEW BRICK TO NEW BRICK TO NEW BRICK TO MATCH EXIST. MATCH EXIST. MATCH EXIST. MATCH EXIST. BUILDING FACADEBUILDING FACADEBUILDING FACADEBUILDING FACADECAST STONE CAPCAST STONE CAPCAST STONE CAPCAST STONE CAP7' - 0"7' - 0"7' - 0"7' - 0"CEDAR CEDAR CEDAR CEDAR SINGLE SINGLE SINGLE SINGLE DOORDOORDOORDOOR7' - 0"7' - 0"7' - 0"7' - 0"NEW BRICK TO NEW BRICK TO NEW BRICK TO NEW BRICK TO MATCH EXIST. MATCH EXIST. MATCH EXIST. MATCH EXIST. BUILDING FACADEBUILDING FACADEBUILDING FACADEBUILDING FACADECAST STONE CAPCAST STONE CAPCAST STONE CAPCAST STONE CAPALLENPEPAA R C H I T E C T SINFO@ALLENPEPA.COMTEL: (630) 578-1105215 FULTON ST., GENEVA, IL 60134ENGINEERS-PROJECT NO.DRAWN BYCHECKED BYSHEETSchematic Design:Design DevelopmentBidding:Permit:POST BID/PERMIT REVISIONS:ISSUE DATE:ALLEN+PEPA COPYRIGHT6/9/2023 11:55:52 AMC:\Users\Amanda Kerner\Documents\23-008 HG Apple Valley - Central_akernerK6S8R.rvtCONCEPTEXTERIORELEVATIONSHIGHER GROUND APPLE VALLEY14605 GLAZIER AVEAPPLE VALLEY, MN 55124SCHEMATIC DESIGN 6/9/23 (NFC)A523-008--OF 646/9/236/9/231/8" = 1'-0"4NORTH ELEVATION1/8" = 1'-0"1WEST ELEVATION1/8" = 1'-0"3SOUTH ELEVATION1/8" = 1'-0"2EAST ELEVATIONNo. Date Description3/8" = 1'-0"5ALUMINUM FENCE1/4" = 1'-0"6DUMPSTER ELEV. - FRONT1/4" = 1'-0"7DUMPSTER ELEV. - SIDE I T E M: 5.B. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :J une 21, 2023 S E C T I O N:L and Use / Action I tems Description: Hersi W indow Well Variance - P C23-19-V S taff Contact: K athy Bodmer, A I C P, City Planner Department / Division: Community Development Department Applicant: S aed Hersi P roject Number: P C23-19-V Applicant Date: 6/7/2023 60 Days: 8/6/2023 120 Days: 10/5/2023 AC T I O N RE Q UE S T E D: Recommend approval of the variance to reduce the side yard setback from five feet (5') to three feet (3') (2' variance) to install two egress window wells on the east side of the subject home based upon the findings listed below (1-3) and subject to the conditions listed below (1-2). Findings: 1. T he Hersi home was constructed in 1963 and met the setback and building requirements of Ordinance #2 of the Town of Lebanon at that time. T he home is currently located six feet (6') from the side property line. 2. Two basement windows are currently located on the east side of the home. 3. T he two bedrooms exist in the basement today. T he variance will allow the new homeowner to place the home in a safe condition. Conditions: 1. T he homeowner shall obtain all required building permits prior to construction. 2. T he homeowner shall obtain a Natural Resources Management Permit (N RMP) if required for land disturbing activity. S UM M ARY: Saed Hersi owns the residential property at 181 150th Street West (C o Rd 42). He wishes to create two bedrooms in his basement that will require the installation of egress windows and window wells. T he home is located six feet (6') from the side property line. T he minimum setback for window wells is five feet (5') from the side property line. T he property owner requests the variance in order to encroach two feet (2') into the east side yard setback. T he installation of the windows should have minimal impact on neighboring properties. B AC K G RO UND: T he staff reviews variance applications based strictly upon the requirements of the State statutes and the City Code which require the applicant to establish that there are practical difficulties present in order for a variance to be granted, and that logical alternatives are not available. Definition of “Practical difficulties”: T he applicant proposes to use the property in a reasonable manner not permitted by the zoning provisions of the code; T he plight of the applicant is due to circumstances unique to the property not created by the applicant; and T he variance, if granted, will not alter the essential character of the locality. Economic considerations alone do not constitute practical dif ficulties. Factors to Determine Practical Difficulty: In order to grant a variance, the C ity considers the following factors to determine whether the applicant established that there are practical difficulties in complying with the provision(s) of this C hapter: 1. Special conditions apply to the structure or land in question that are particular to the property and do not apply generally to other land or structures in the district or vicinity in which the land is located; 2. T he granting of the proposed variance will not be contrary to the intent of this chapter; 3. T he special conditions or circumstances do not result from the actions of the owner/applicant; 4. T he granting of the variance will not merely serve as a convenience to the applicant, but is necessary to alleviate practical difficulties in complying with the zoning provisions of this C ode; and 5. T he variance requested is the minimum variance necessary to alleviate the practical difficulty. Findings: T he home was constructed in 1963 and met the side yard setback at the time; it is located six feet (6') from the side property line. No side yard drainage and utility easements are located along the side property line. Two reasonable alternatives have been discussed. First, no bedrooms could be placed in the basement. T he bedrooms exist today and appear to have been constructed in the home many years ago. T he variance would help the new property owner to improve the safety and livability of the home. A second alternative would be to construct the windows on the front (south) and rear (north) sides of the home. T he home's two side yards are narrow and reaching the rear yard with equipment will be difficult. Installing the new windows at the front and the back of the home would require cutting new openings into the side of the stucco home. T he existing windows on the side of the home are already notched out of the stucco siding. T he requested window well variances would improve the safety and livability of the home and are consistent with other window well variances granted in the last few years in the original Apple Valley subdivisions. B UD G E T I M PAC T: N/A AT TAC HM E NT S : Background Material SITE 150TH ST W ORIOLE DR FRONTAGE RD WALNUT LN GARDEN VIEW DRCOUNTY ROAD 42 HAYES RDSTRESE LNCORTLAND DRKENT LNREDWELL LNDUCHESS LNELM DR OAKWOOD RDWALNUT CIRBEACONLNFRONTAGE RD 150TH ST WCOUNTY ROAD 42 HERSI WINDOWWELL VARIANCE µ LOCATION MAP ^ SITE P R-5 R-5 NCC NCC R-5R-3 NCC NCC R-5 R-3 R-3 R-3 R-3 R-3 R-3 150TH ST W STRESE LN FRONTAGE RD ORIOLE DR HAYES RDWALNUT LN GARDEN VIEW DRCOUNTY ROAD 42 ELM DR HA V E N DROAKWOOD RDKENT LNLINDEN DRREDWELLLNDUCHESSLNSTRESE CIRFRONTAG E R D 150TH ST W COUNTY ROAD 42 µ HERSI WINDOWWELL VARIANCE ZONING MAP ^ /J t "'ft',,, 1)1_ �rJ_,'l L/tJD J � ,;� .J C a.i..e. n,n�n � : {_;U1 ;-!- � i7:-e__2 1 L/ �,," W )l, 3''-/ 1>{,r, 1" H •n,t,-f-elear Of¥"'·� o-F­wtn elo� 5."7-��. "rl.l'\ls/.e�4[ ✓ill W"u, /p1r ,, g� l�i�l'&l we! I S�Li»rl. Area Map Site Plan Sketch Area Map with Aerial Photo Street View Front of Home East Elevation Existing Basement Windows Existing basement windows and window wells I T E M: 6.A. P L A NNI NG C O MMI S S I O N ME E T I NG D AT E :J une 21, 2023 S E C T I O N:Other Business Description: Review of Upcoming S chedule and Other Updates S taff Contact: B reanna Vincent, Department Assistant Department / Division: Community Development Department AC T I O N RE Q UE S T E D: N/A S UM M ARY: Next P lanning Commission Meetings: Wednesday, J uly 19, 2023 - 7:00 p.m. Public hearing applications due by 9:00 a.m. on Wednesday, J une 21, 2023. Site plan, variance applications due by 9:00 a.m. on Wednesday, J uly 5, 2023. Wednesday, August 2, 2023 - 7:00 p.m. Public hearing applications due by 9:00 a.m. on Wednesday, J uly 5, 2023. Site plan, variance applications due by 9:00 a.m. on Wednesday, J uly 19, 2023. Next City Council Meetings: T hursday, J uly 13, 2023 - 7:00 p.m. T hursday, J uly 27, 2023 - 7:00 p.m. B AC K G RO UND: N/A B UD G E T I M PAC T: N/A