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HomeMy WebLinkAbout11/05/2014  Meeting Location: Municipal Center City of 7100 147th Street West Apple Valley, Minnesota 55124 NOVEMBER 5, 2014 PLANNING COMMISSION TENTATIVE AGENDA 7:00 P.M. This agenda is subject to change by deletion or addition to items until approved by the Planning Commission on the date of the meeting. 1. CALL TO ORDER 2. APPROVAL OF AGENDA 3. APPROVAL OF MINUTES OF OCTOBER 15, 2014 4. CONSENT ITEMS A. Tide Dry Cleaning Consider amended site plan for 3,255 sq. ft. dry cleaning operation in (PC14-19-B) Time Square Shopping Center. LOCATION: 7562-7564 149th Street West PETITIONER: CMA Architects and Time Square Shopping Center, LLC. 5. PUBLIC HEARINGS A. Planned Development No. 290 Amendments - Public hearing to consider amendments to PD- (PC14-39-Z) 290 related to parking lot setbacks. LOCATION: PD-290 PETITIONER: ple Valley and Goldy P & F, LLC B. Dakota County Western Services Center Diesel Generator Exhaust Stack Conditional Use Permit Public hearing to consider a conditional use permit to allow a 59-foot tall exhaust stack (PC14-38-C) as part of a proposed 290-sq. ft. diesel generator. LOCATION: 14955 Galaxie Avenue PETITIONER: Dakota County C. Springs at Apple Valley Apartments Public hearing to consider aproposed amendment to acre), rezoning and zoning code amendments, and site plan/building permit authorization to allow (PC14-40-PZSB) for 14-building/280-unit apartment complex on 20 acres. LOCATION: Northwest corner of 147th Street West and Flagstaff Avenue PETITIONER: Continental 313 Fund LLC 6. LAND USE/ACTION ITEMS --NONE-- 7. OTHER BUSINESS A. Review of upcoming schedule and other updates. 8. ADJOURNMENT NEXT PLANNING COMMISSION MEETINGS Wednesday, December 3, 2014 Regular Scheduled Meeting 7:00 P.M. -Public hearing applications due by 9:00 a.m. on Wednesday, November 5, 2014 -Site plan, variance applications due by 9:00 a.m. on Monday, November 24, 2014 Wednesday, December 17, 2014 Regular Scheduled Meeting 7:00 P.M. -Public hearing applications due by 9:00 a.m. on Wednesday, November 19, 2014 -Site plan, variance applications due by 9:00 a.m. on Monday, December 8, 2014 NEXT CITY COUNCIL MEETINGS Thursday, November 13, 2014 Informal 5:30 P.M. Regular Scheduled Meeting 7:00 P.M. Tuesday, November 25, 2014 Regular Scheduled Meeting 7:00 P.M. Regular meetings are broadcast live on Charter Communications Cable, Channel 180. Agendas are also available on the City's Internet Web Site http://www.cityofapplevalley.org. 1. CALL TO ORDER CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES OCTOBER 15, 2014 The City of Apple Valley Planning Commission meeting was called to order by Chair Melander at 7:00 p.m. Members Present: Tom Melander, Ken Alwin, Tim Burke, Keith Diekmann and Paul Scanlan. Members Absent: David Schindler and Brian Wasserman. Staff Present: City Attorney Sharon Hills, Community Development Director Bruce Nordquist, Planner Kathy Bodmer, Planner Margaret Dykes, Assistant City Engineer David Bennett, and Department Assistant Joan Murphy. 2. APPROVAL OF AGENDA Chair Melander asked if there were any changes to the agenda. Community Development Director Bruce Nordquist stated item 4A — Tide Dry Cleaning, the applicant requested to have the item removed from the agenda. MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann, approving the agenda as amended. Ayes - 5 - Nays - 0. 3. APPROVAL OF MINUTES OCTOBER 1, 2014. Chair Melander asked if there were any changes to the minutes. Hearing none he called for a motion. MOTION : Commissioner Burke moved, seconded by Commissioner Scanlan, approving the minutes of the meeting of October 1, 2014. Ayes - 5 - Nays — 0. 4. CONSENT ITEMS A. Tide Dry Cleaning — Review amended site plan for 3,255 sq. ft. dry cleaning operation in Time Square Shopping Center. (PC14-19-B) LOCATION: 7562-7564 149th Street West PETITIONER: CMA Architects and Time Square Shopping Center, LLC. Item was removed from agenda. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes October 15, 2014 Page 2 of 5 5. PUBLIC HEARINGS A. Miss Marie's Learning Center — Public hearing to consider amendment to a conditional use permit expanding an existing daycare facility to 3,500 sq. ft. in an "LB" (Limited Business) zoning district. (PC14-35-C) LOCATION: 14510 Pennock Avenue PETITIONER: MPZ Enterprises and Von Hanson's Properties, LLC Chair Melander opened the public hearing at 7:01 p.m. Planner Margaret Dykes reviewed the applicant's request for an amendment to an existing CUP for a private daycare. The City approved the applicant's request for a CUP in 2008 for a daycare center, and for an expansion in 2010. The applicant's business has continued to grow and she would like to expand so that she occupies the entire 3,500 sq. ft. building. The City code defines a conditional use as one that is permitted in a zoning district provided certain criteria are met. The purpose of the conditional use permit is to determine if the proposed site has any unique characteristics that require special consideration to adequately accommodate the proposed use without adversely impacting surrounding uses. Staff's opinion is that the expanded daycare use complies with the zoning code and would not adversely affect surrounding uses. Marie Zurick, Miss Marie's Learning Center, provided additional information. Chair Melander closed the public hearing at 7:11 p.m. MOTION: Commissioner Diekmann moved, seconded by Commissioner Burke, recommending approval of a Conditional Use Permit for a 3,500 sq. ft. childcare facility in a "LB" (Limited Business) zoning district at 14510 Pennock Avenue (Lot 7, Block 2, Valley Commercial Park 2nd Addition) as shown on the plans received in City offices on September 9, 2014, in accordance with all applicable City codes and standards. Ayes - 5 - Nays — O. 6. LAND USE/ACTION ITEMS A. Caribou Coffee Drive-Thru — Consideration of a conditional use permit and site plan/building permit authorization to allow a drive-thru in connection with Class III Restaurant in Planned Development 290, Zone 4. (PC14-17-ZCB) LOCATION: 14638 Cedar Avenue PETITIONER: Caribou Coffee Company Planner Kathy Bodmer stated Caribou Coffee is located in the Cedar Marketplace development at 14638 Cedar Avenue. The property is zoned PD-290, Zone 4, which was recently amended to allow a drive-thru in connection with a Class III restaurant like a coffee shop. The CUP has performance standards which must be addressed in order to obtain a conditional use permit. Caribou proposes to mitigate impacts to adjacent residential properties by installing an eight foot CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes October 15, 2014 Page 3 of 5 (8') tall masonry wall and extensive landscaping. The wall would help to block headlights and absorb noise. Caribou also provided a signage plan that shows that the vehicles using the drive-thru would be directed to queue up on the west side of the parking lot to ensure neighboring businesses are not blocked. The City's definition of a Class III restaurant limits hours of operation from 6:00 a.m. to 11:00 p.m. The City may wish to further limit the drive-thru hours to be consistent with the noise ordinance which prohibits noisy activities like construction and use of power tools between the hours of 10:00 p.m. to 6:00 a.m. Before 6:00 a.m. and after 10:00 p.m. customers could be required to park and enter the coffee shop to place their orders. Jerry Roper, Caribou Coffee, commented he would like to see the drive-thru hours the same as the hours of operation. Attorney Sharon Hills commented that according to the City Code a Class III restaurant is allowed to operate from 6:00 a.m. to 11:00 p.m. daily. MOTION: Commissioner Alwin moved, seconded by Commissioner Burke, recommending approval of a conditional use permit to construct a drive-thru in connection with a coffee shop at 14638 Cedar Avenue, subject to conformance with all City Codes and the following conditions: a. The issuance of the Conditional Use Permit (CUP) shall be subject to the execution of a revised cross-access easement, as approved by the City, which allows for the installation of the drive-thru improvements on the property as depicted on the approved Site Plan dated October 3, 2014. b. The hours of the drive-thru shall be limited to 6:00 a.m. to 11:00 p.m. daily. c. An 8' tall by 64' long masonry wall that matches the exterior materials of the building shall be constructed along the north property line in accordance with the site plan dated October 3, 2014. d. The site shall be landscaped in accordance with the Landscape Plan dated September 2, 2014. Ayes - - Nays — O. MOTION: Commissioner Alwin moved, seconded by Commissioner Diekmann, recommending approval of the site plan and give building permit authorization to construct a drive- thru window, subject to conformance with all City Codes and the following conditions: a. Issuance of a building permit is subject to issuance of a conditional use permit (CUP) for a drive-thru lane. b. Signs noting the pedestrian crossing shall be posted at the entrance and exit to the drive-thru. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes October 15, 2014 Page 4 of 5 Ayes - 5 - Nays O. 7. OTHER BUSINESS c. Directional signs shall be installed within the site, in accordance with the Site Plan dated October 3, 2014, to establish a queuing lane that does not block or interfere with other businesses in the shopping center. d. A pedestrian crosswalk shall be painted and maintained on the south side of the drive-thru loop in accordance with the Site Plan dated October 3, 2014. e. A pedestrian connection shall be constructed from the site to the trail abutting Cedar Avenue as shown in the Site Plan dated October 3, 2014. f. The petitioner shall provide tree protection fencing during construction to protect the three existing evergreen trees located on the north side of the Caribou Coffee building. If the trees are damaged during construction, the trees shall be replaced with 8' tall evergreens as approved by the City. g. The grading plan shall be modified as approved by the City Engineer to provide spot elevations and a swale along the north property line to ensure stormwater drainage is directed to the west. h. Deliveries shall be made on the east side of the building and received through the north door of the coffee shop. i. The light pole shall be relocated to safely illuminate the pedestrian crosswalk. A. Heartbeat Dance Studio Sketch Plan: - Sketch plan review of proposed amendment to "LB" (Limited Business) zone to allow live-work apartment units, conditional use permit for the use of cementitious fiberboard, and site plan review/building permit authorization for a 1,400 sq. ft. studio addition with 1,026 sq. ft. second story apartment, located at 7661 - 145th Street West, by Deb Lysholm. Planner Kathy Bodmer stated the owner, Deborah Lysholm, of Heartbeat Dance Studio at 7661- 145th Street West, requested a sketch plan review of a proposed 1,400 sq. ft. addition with a 1,026 sq. ft. second-story artist loft. The existing dance studio building is 5,300 sq. ft. If the project were to move forward, the following actions would be needed: • Zoning code text amendment to allow a dwelling unit above the dance studio in an "LB" (Limited Business) zoning district • Conditional Use Permit (CUP) to construct the exterior of the addition with cementitious fiber board siding. • Site Plan Review/Building Permit Authorization for the building addition. The dance studio is located in the "LB" (Limited Business) zoning district. The property owner wishes to amend the "LB" (Limited Business) zoning district to allow an apartment unit to be constructed on the second story above the studio addition. At this time, the LB zoning district has no provision for construction of a living unit as proposed. The LB zoning district allows professional offices and professional service uses. Rectories or parsonages, as part of a "religious center," would be allowed in the LB zoning district. It would not CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes October 15, 2014 Page 5 of 5 be uncommon for a funeral home, which is allowed by CUP in the LB zone to have an apartment unit in the building as part of its operation. The area of the proposed dance studio is a transition area from the commercial core of the City to the residential area to the north. She reviewed issues raised in other cities governing artist lofts and live-work units as well as building materials. B. Review of upcoming schedule and other updates. Community Development Director Bruce Nordquist stated that the next Planning Commission meeting would take place Wednesday, November 5, 2014, at 7:00 p.m. 8. ADJOURNMENT Hearing no further comments from the Planning Staff or Planning Commission, Chair Melander asked for a motion to adjourn. MOTION: Commissioner Burke moved, seconded by Commissioner Diekmann to adjourn the meeting at 7:56 p.m. Ayes - 5 - Nays - 0. Respectfully Submitted, 410 J if Murphy, Planning Dep rtmen ssistant Approved by the Apple Valley Planning Commission on City of App e„ Valley ITEM DESCRIPTION: Tide Dry Cleaners Site Plan/Building Permit Authorization - REVISED STAFF CONTACT: Margaret Dykes, Planner APPLICANT: Time Square Shopping Center, LLC and CMA Architects APPLICATION DATE: October 3, 2014 ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 60 DAYS: December 1, 2014 DEPARTMENT/DIVISION: Community Development Department PROJECT NUMBER: PC14-19-B 120 DAYS: January 30, 2015 November 5, 2014 Consent b. The property owner shall apply for a Natural Resources Management Per t prior to beginning any site work. c. All exterior building elevations, including signage, shall comply with City Codes. 4A Action Requested 1. Recommend approval of the revised site plan for a 12' x 30' cantilevered canopy and one 12'- wide asphalt drive lane to accommodate valet service at Tide Dry Cleaners, 7540 149 Street W. (Lot 3, Block 1, Levine Subdivision No 2) in the Time Square Shopping Center, as shown on the revised plans received in City offices on October 27, 2014, subject to all applicable City codes and standards, and the following conditions: a. The property owner shall execute a maintenance agreement to be prepared by the City Attorney's office for the on-site infiltration area. Project Summary/Issues On June 12, 2014, the City Council approved the site plan and authorized the issuance of a building permit for a 28' x 35' canopy and two asphalt drive lanes to accommodate valet service at Tide Dry Cleaners. The approval required the installation of raingardens to accommodate the increase in stormwater runoff, and the execution of a maintenance agreement for the raingardens. After the City approved the plans, the applicant determined that reducing the width of the drive lane would decrease the size of the required raingardens. The City Attorney's office advised that because the applicant wished to modify the site plan, the Planning Commission and City Council must review the plans. The revised plan now shows only one 12'-wide drive lane, and a smaller 12' x 30' canopy that cantilevers over the drive lane. The tenant will still occupy approximately 3,255 sq. ft. The drive lane and canopy will require the removal of approximately 1,900 sq. ft. of green space. The applicant is now proposing one long raingarden to accommodate the additional impervious surface area. The existing building materials will be painted; there will be no changes to building facade materials. The revised exterior elevations indicate the primary sign on the north face will protrude above the face of the building; this is a violation of the sign code and will not be permitted. Signs and/or sign structures are not included as part of the building permit authorization. A separate sign permit must be approved before any ground or building signage may be installed. The proposed 3,255 sq. ft. tenant space is allotted 119 sq. ft. of total signage for the use. The allotted signage may be split between the existing ground sign and the building in whatever configuration is agreed to by the property owner and the tenant. Staff has no outstanding concerns regarding the proposed changes other than the location of the primary sign. Therefore, staff is recommending approval of the revised plans. Budget Impact N/A Attachment(s) 1. Location Map 2. Comprehensive Plan Map 3. Zoning Map 4. Existing Conditions/ Demolition 5. Revised Site/Grading/Paving, Drainage/Erosion Control 6. Revised Civil Construction Details 7. Revised Landscape Plan 8. Revised Floor Plan 9. Revised Elevations 2 H:\DEVELOPM\2014 Projects\Tide Cleaners Site Plan\REVISED Plans et al\REVISED Tide PC report.docx Existing Conditions Property Location: Legal Description: Comprehensive Plan Designation Zoning Classification Existing Platting Current Land Use Size: Topography: Existing Vegetation Other Significant Natural Features Adjacent Properties/Land Uses TIDE DRY CLEANERS SITE PLAN - REVISED PROJECT REVIEW 7540 149 Street W. — Time Square Shopping Center Lot 3, Block 1, Levine Subdivision No 2 "C" (Commercial) - The proposed use is consistent with the Comprehensive Plan. "RB" (Retail Business) - The proposed use is consistent with the zoning. Platted Time Square Shopping Center Lot size is 1.37 acres Flat Suburban lawn None identified NORTH SOUTH EAST ST Time Square Shopping Center Comprehensive Plan Zoning/Land Use Zoning/Land Use Time Square Shopping Center Comprehensive Plan Zoning/Land Use McDonald's Restaurant "C" (Commercial) "RB" (Retail Business) O'Reilly Auto Parts/KFC-Arby's and Raising Cane's restaurants Comprehensive Plan "C" (Commercial) "RB" (Retail Business) "C" (Commercial) "RB" (Retail Business) Comprehensive Plan "C" (Conimercial) Zoning/Land Use "RB" (Retail Business) 3 H:\DEVELOPM\2014 Projects\Tide Cleaners Site Plan\REVISED Plans et al\REVISED Tide PC report.docx 150TH ST W Li rio FRuNTAGF - D TIDE DRY CLEANERS AREA MAP map Wt7tRaWith LO 00 z LJJ 2 :11 § (-) >- ft 0 < 3 a I 1 c , o O - 1 1 1 1 11 LI _ iifvt - 51111111 ook c p . ® RANV 140, MW., 1.1.41,47-1—"t � O q O m !_ v Q LL. = a N W LLI O4 Q X V6 M „05,50000.x' < o DA O Z W w o Q w 011 LL! Y of (9 U p `/ c d i m h � � U a m C a Q : 6 3 N L7 NO OLL�iO U ¢ 6 1, J H 0 = A O m O 3V o !LI C./) LLJ Et 2 Z >— < tif 0 • • • • E 0 0 „.„. a,a. a 1113rha iNEWS*V0 140, 1.0JUNV1. Wolagyaapagaaao :aestigia st A tf, `.= • kitaillilriteW444targ7t: kme kg5 , 440 k a tt 4 M , ULOAkmi --, 140, 1140.30.1. 1 VLOZ/VZ/Ol — .71 (!, 4D 0 Z 0 ce ce 0 a 5 ><g • 9 44 :14444 1), uns Allo\qns 6u,uur,d\ssaA6o, u, \s6u, aiddv apaVs 4C.4 BilivargOlifiN ga4 4D omp, qns 4D r$4 X Mqns butuuo,d\ssai6o, LI! Jom\s6u,mo,,Vallo, a,c1d, aptiVs rt- CNi , city of Apple Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: SA November 5, 2014 Public Hearing PROJECT NAME: Merchant's Bank Apple Valley — Amend Parking Setbacks in PD-290 PROJECT DESCRIPTION Request to reduce the parking lot setback requirements along Cedar Avenue for properties within the PD-290 zoning district 20' down to 10'. STAFF CONTACT: Kathy Bodmer, Planner APPLICANT: Merchant's Bank Apple Valley APPLICATION DATE: October 8, 2014 DEPARTMENT/DIVISION: Community Development Department PROJECT NUMBER: PC 14-39-Z 60 DAYS: December 6, 2014 120 DAYS: February 4, 2015 Proposed Action • Hold a public hearing to consider amendments to PD-290 to reduce parking lot setbacks adjacent to Cedar Avenue. It is the policy of the Planning Commission to not take action on an item on the night of its public hearing. However, this item is not expected to be controversial. If the petitioner is able to address all of the questions and concerns raised by the Planning Commission and public, staff is recommending approval of the amendment with the following motion: • Recommend approval of an amendment to PD-290, Zone 1, to allow a 10' parking lot setback adjacent to principle and minor arterials where the % right-of-way dedication is a minimum width of 90'. Project Summary/Issues Merchant's Bank Apple Valley is in the process of acquiring the former Huntington Learning Center/Metro Dental building at 14990 Glazier Avenue. Merchant's Bank would occupy the area of the building formerly occupied by Huntington Learning Center, while Metro Dental would continue to operate out of its current location in the building. Merchant's Bank wishes to construct a drive-up window and drive-up ATM on the west side of the parking lot. The site plan shows that a drive-thru lane would be constructed along the west edge of the property. The minimum setback for parking lots in PD-290 from principal and minor arterial roadways, including Cedar Avenue, is 20'. The petitioner requests an amendment to allow for a reduced parking lot setback adjacent to Cedar Avenue due to the fact that additional right-of-way has been taken which impacts their use of the property. The building was originally constructed as Jimmy's Lemon Tree in 1976. In 1995, Dakota County obtained 10' of additional right-of-way, resulting in a one-half right-of-way dedication of 90' and reducing the distance between the existing parking lot and the newly established right-of-way line. During the recent upgrade of Cedar Avenue, Dakota County obtained an additional 10' of trail, drainage and utility easement. The proposed reduced setback would allow for expansion of the parking lot for a drive-up lane, while not encroaching into the County's TDU easement. The City allowed reduced parking lot setbacks along Cedar Avenue in PD-290 for two projects when the County required a 100' half right-of-way (ROW) dedication. When the Old Chicago and Cedar Marketplace projects were constructed in 1996 and 1999 respectively, the City allowed the parking lots to be set back from Cedar Avenue five feet. In the case of the Merchant's Bank property, the County obtained a 90' half ROW plus another 10' trail, drainage and utility (TDU) easement which essentially is a 100' half ROW dedication. Budget Impact None. Attachment(s) 1. Location Map 2. Zoning Map 3. Proposed Ordinance Amendment 4. Site Plan 5. Oblique Aerial 6. Old Chicago/AmericInn and Cedar Marketplace/Applebee's Existing Conditions Property Location: Legal Description: Comprehensive Plan Designation Zoning Classification Existing Platting Current Land Use Size: Topography: Existing Vegetation Other Significant Natural Features Adjacent Properties /Land Uses Merchant's Bank —Amend PD -290 Parking Setbacks 14990 Glazier Avenue Lot 1, Block 1, Apple Valley Commercial 3 Addn, subject to Parcel 4, Dakota County Right - of -Way map No. 180. C- Commercial PD -290, Zone 1 Platted lot. Office /Commercial 1.04 Acres Flat Urban landscape None. PROJECT REVIEW NORTH SOUTH EAST WEST Ryan Real Estate Comprehensive Plan Zoning/Land Use Mid Country Bank Comprehensive Plan Zoning/Land Use Wings Financial Credit Comprehensive Plan Zoning /Land. Use Times Square Shopping Comprehensive Plan Zoning/Land Use C- Commercial PD -290, Zone 1 C- Commercial PD -290, Zone 1 Union C- Commercial PD -290, Zone 1 Center C- Commercial RB- Retail. Business 0 1 -,I ST W CA R' kit 149TH ST -150TH ST W w MID COUNTRY BANK AMEF IC N WWI RAM ALYN N MONTESSORI REAL ESTATE APPLE VALLEY WILD BILL'S FIEBER CHI R, CLINIC ACADEM MERCHANTS BANK AMEND PD -290 LOCATION MAP MERCHANT'S BANK AMEND PD -290 ZONING MAP var f t a n: st . 1, lle r 44'' i; 4 w i w , mriou wi daraira. tir r iamo ir . i 'ea V* 11 1 4y a lV i bal lativ. a ii . ti 1 ..„. • invivoav,,, i t).'iv, Ifilifiamot r i mu k 4.11Whailleimp immustot#5,1 I V I OAV-iiii d al - 1 —rpm.... winim,0461, W7'4 a ...1c,-T gam. .1.44 G Viht E 'KISS NW 9,311VA 31dtht 3f1N3AV 113IZV19 06617T A311VA 31ddV NNVEI SINHV311311 NV1d 3.1.1S 11/13111D3IIHDIIV LT, z cirq0 co (75 0 311N3AV I3IZV19 311N3AV 21 ADM Q PROPOSED AMENDMENT MINIMUM BUSINESS AREA STANDARDS AND REQUIREMENTS FOR DESIGNATION NO. 290 Minimum Parking Setbacks Along principal or minor arterial streets (feet) Along all other streets (feet) Side or rear lot line (feet) Abutting R district (feet) Zone 1 20 2-0-15 5 10 "1" Uses 20 20 5 Zone 2 All Other Uses 15 15 5 Zone 3 20 20 5 Zone 4 5 10 5 10 1 The parking lot setback may be reduced to 10' when the one-half right-of-way dedication of the principal or minor arterial street is a minimum of 90'. map • h .�, s$ {>• raor:�A'� : ;c +c t 30 rr,N+ � Old Chicago /Americinn Constructed 1996 Cedar Marketplace /Applebee's Constructed 1999 PROJECT NAME: City of App e„ Valley ITEM: PLANNING COMMISSION MEETING DATE: SECTION: Dakota County Western Services Center Diesel Generator Exhaust Stack Conditional Use Permit PROJECT DESCRIPTION The applicant is requesting approval of a conditional use permit to allow a 59-foot tall exhaust stack as part of a proposed 290-sq. ft. diesel generator at the Dakota County Western Services Center, located at 14955 Galaxie Avenue. The generator will be self-contained and located outside close to the northwest corner of building, approximately 120 feet east of Garrett Avenue. The exhaust stack will be anchored on top of concrete foundation that will sit one-foot above grade. The applicant is replacing a 24-year old generator that supplies approximately 50% of the building's emergency power needs. The new generator is sized to accommodate 100% of the building's need and up to 70,000 sq. ft. of future building expansion. STAFF CONTACT: Thomas Lovelace, City Planner APPLICANT: Dakota County APPLICATION DATE: October 8, 2014 60 DAYS: December 6, 2014 DEPARTM ENT/DIVISION: Community Development Department PROJECT NUMBER: PC14-38-C 120 DAYS: February 4, 2015 5B November 5, 2014 Public Hearings Proposed Action Open the public hearing, receive comments and close the public hearing. It is the policy of the Planning Commission not to act on a public hearing item the night of the public hearing. However, if no comments from the public or the Commission are received requiring additional information, staff would like the Planning Commission to consider the follow: 1. Recommend approval of a conditional use permit to allow for a 59-foot tall exhaust stack in conjunction with an emergency diesel generator on Lot 1, Block 1, STE SERVICE CENTER, subject to the following conditions: • Such operations shall be conducted in conformance with the site plan dated October 8, 2014. • Such operations shall be conducted in conformance with the planting plan dated October 8, 2014. • Uses of the stack not associated with the emission of exhaust from the emergency diesel generator shall be strictly prohibited. Project Summary/Issues The property is currently zoned "P" (Institutional). This zoning district is intended for public and quasi-public uses such as schools, parks, golf courses, cemeteries, municipal buildings, clubs and lodges, hospitals, nursing homes, convalescent centers, and day-care centers and nurseries as permitted uses. The maximum height allowed within this zoning district is 40 feet. Structures taller than 40 feet are allowed by conditional use. A conditional use is a use permitted in a zoning district that is contingent upon complying with all conditions as set forth by the approving agency, in this case the City of Apple Valley. The purpose of the C.U.P. procedure is to determine if the proposed site has any unique characteristics that require special consideration to adequately accommodate the proposed use without adverse effects upon the surrounding uses. The height of the exhaust stack is dictated by standards and requirements set forth by the Minnesota Pollution Location Map Planting Plans Comprehensive Plan Land Use Map Aerial View Zoning Map Street Views Site Plan Control Agency and the Environmental Protection Agency. Those agencies require that the exhaust stack be constructed in a manner that will allow it to vent emissions vertically upward without obstruction and be high enough to disperse the exhaust easily. The City has adopted performance standards in Section '155.344 of the zoning code that deal with noise, smoke and particulate matter, toxic and noxious fumes, odors, vibrations, glare and heat, waste material, and bulk fuel storage for uses such as the one proposed. The City references the adopted standards and requirements of the Minnesota Pollution Control Agency, Minnesota Department of Agriculture, and State Fire Marshal and they would be the enforcement agencies. This conditional use permit shall be subject to all applicable performance standards set forth in Section 155.344 of the city's zoning code. They specifically address noise, smoke and particulate matter, toxic and noxious fumes, odors, vibrations, glare and heat, waste material, and bulk fuel storage. They will need to conform to these performance standards, which are enforced by the Minnesota Pollution Control Agency, Minnesota Department of Agriculture, and State Fire Marshal. The applicant will be painting the generator enclosure a color that will be similar to the color of the brick on the government center building. They are not intending on painting the exhaust stack. A current 40-foot tall stack is located just east of the proposed generator whose exterior color is the result of age and exposure to the elements. It would be expected that the new stack would eventually have the same patina as the existing one. A row of conifers are located along the west and north property lines that will help to screen the generator and a large portion of the exhaust stack from Garrett Avenue, the closest public street. An additional row of conifers are located west and north of the proposed generator site. The applicant is proposing to plant 12 spruce and 9 white pine trees directly north of the generator and 9 spruce and 4 white pine trees directly south. As the mature, they will provide additional visual screening/softening of the generator and exhaust stack. The exhaust stack shall he restricted to its primary use. Any other use or display on the stack shall be prohibited. Budget Impact No Impact Attachment(s) Property Location: Legal Description: Comprehensive Plan Desi • nation Zoning Classification Existing Platting Current Land Use Size: DAKOTA COUNTY WESTERN SERVICES CENTER DIESEL GENE • TOR EXHAUST STACK CONDITIONAL USE PE IT REQUEST 14955 Galaxie Avenue "TNS" (Institutional) "P" (Institutional) Platted Lot 1, Block 1, WESTERN SERVICE CENTER Government service center and public library 15.5 acres Topography: Flat Existing Vegetation Professionally landscaped Other Significant Natural Features Adjacent Properties/Land Uses None NORTH SOUTH EAST ST Existing Conditions Apple Valley Municipal Center and Police Department and Anderson Mortuary Comprehensive Plan Zoning/Land Use Comprehensive Plan "INS" (Institutional) and "C" (Commercial) "P" (Institutional) and "PD-290" (Planned Development) CVS, BMO Bank, Minn. Auto Service Center, and Apple Ford "C" (Commercial) Zoning/Land Use "PD-244" and "PD-541" (Planned Developments), and "GB" (General Busines) Fischer Market Place Comprehensive Plan "C" (Commercial) Zoning/Land Use "PD-646" (Planned Development) Apple Place Bowl and Timberland Mortgage Building Comprehensive Plan "c" (Commercial) Zoning/Land Use "PD-290" (Planned Development) DCWSC GENERATOR EXHAUST STACK C.U.P. :: : : 10 01 or DCWSC GENERATOR EXHAUST STACK C.U.P. RRINTING- & SEC. .. SL ..f APPLEVALLEY THEATER \ \ 1 28,607 r) / •••• APPLE IILL,4 PLACE 28,000 1 CI Akb LL OFF. CHIFk01 OF,F. BLDG CLINi1C11 BLDG 2,680 4 PD290 6,016 DCWSC GENERATOR EXHAUST STACK C.U.P. ZONING MAP "P" (Institutional) 11 n u u 52,235 i H ANCHUR BAN - N ALAXI ORP ENTE 2,844 7 ==, BARNES & NOBLE 23,190 QUI 2,790 , LE <., \‘' PI , DARR / ,41 - V re L = r j u_HAUL STORAGE map nuo IMO IMO MO 0 cr NM MUM Minn 1111110 to H 2 X 11! [r rt Z a. US L m L7 z 0 9 m PROJECT NAME: The Springs at Apple Valley Apartments - - - - - - - - - -- - PROJECT DESCRIPTION Request for: 1. Amendment to the 2030 Co mprehensive Plan Land Use Map re- designating Outlot 13, FISCHER MARKET PLACE from "C" (Comrnercial) to "HD" (High Density Residential/12+ units per acre. 2. Rezoning of utlot 13, WENSMANN 13 ADDITION from "Planned Development 746 /zone 1" and Outlot , FISCHER MA RK T PLACE from "Planned Development 646 /zone 3" to " Planned . Development 746 /zone 3", which allow apartments as a permitted use, and shall establish special area requirements and performance standards for the new zone. 3. Subdivision of and by preliminary plat that will combine two existing outlots into one lot. 4. Site plan /building permit authorization to allow for construction a 28O -unit apartment t project on 20 acres, located between 145 and 147 Streets West, and Foliage and Flagstaff Avenues. STAFF CONTACT: Thomas Lovelace, City Planner -------------- - - - - -- - DEPARTMENT/DIVISION: Community Development Department APPLICANT: Continental Fund 313 LLC _ PROJECT NUMBER: PC14-40-PZSB APPLICATION DATE: 60 DAYS: 120 DAYS: October 8, 2014 December 6, 2014 February 4, 2015 0000 0000 • city of Apple VaIiey ITEM: PLANNING COMMISSION MEETING DATE: SECTION: 5C November 5, 2014 Public Hearing Proposed Action Open the public hearing, receive comments and close the public hearing. It is the policy of the Planning C0111MiSSi011 not to act on a public hearing item the night of the public hearing. Project Summary /Issues Outlot 13, FISCHER MARKET PLACE is currently guided "C" (Commercial). . The proposed development is not consistent with the current designation and a re- designation of the outlot to "HD" will be required. The two outlots are located in two planned development zoning districts. Outlot 13, WENSMANN 13TH ADDITION is located in. "P -746 /zone 1". This planned development zone allows for tow ho es and condominiums as permitted uses at a .maximum density of 16 units per acre. Apartments are not allowed. Outlot 13, FISCHER MARKET PLACE is located in "PD-646/zone ". This planned development zone allows for a variety of general business and some limited retail uses. Again, apartments are not allowed. The property will need to be rezoned. Staff is suggesting that all . the property be rezoned to "PD -746" and that a new subzone be created for apartment buildings. This new subzone would include area requirements and performance standards applicable to apartment development. The subject properties are currently lat ed as outlots. The applicant is proposing a re plat of the two outlots into one lot. Staff has identified several revisions that are included in this report. They should make those necessary revisions. 1 City Engineer's Memo ------ - - - - -- Development Plans A) beam' s Project Descri )tion Memo Pedestrian Acce; ibit W.E. S.M.ANN 13 ADDITION FJN.AL PLAT Elevation Dra wn :s .: S HE . MARKET . PLACE INAL PLAT Elevation Materials Exhibit Springs at Apple Valley Preliminary Plat Decorative Fence Detail Sheet The plans show 168 detached and 112 attached garage spaces, and 412 surface parking spaces, which calculate into 2.47 spaces per unit, which is slightly below the minimum required 2.5 spaces per unit. Access to the development will be via one driveway located along the east side of Foliage Avenue. Two emergency accesses will be located at the end of Flycatcher Lane, a private street and off 145 Street West. The site will be completely fenced and all accesses will have security gates. Staff expressed their concern about providing only one access in and out for its residents. It has been suggested that the development provide an exit only access for residents along 145 Street West. The applicant has not indicated if the 145 Street access will be accessible by the residents. Development of the subject property will include the removal of the temporary cul -de -sac at the east end. of Flycatcher Lane. The loss of the cul-de-sac turnaround will affect the ability of emergency vehicles to turn around at the end of that private street. It has been suggested that an emergency access gate be installed at the at the end of Flycatcher Lane that will be used by emergency vehicles as an exit only from the Midtown development. If that does not happen, an alternative turnaround will need to be installed on the Midtown property. Fire staff has a concern about the location of the emergency access gate along 145 Street West, and have requested that it be set back 30 feet from the 1 45 Street curb lip e. The site show buildings being set back 28 to 56 feet from the property lines abutting the public streets. Existing area requirements ment in "PD-746" allow buildings to be set back a inimum of 25 feet along local streets and 30 feet along collector streets, The 25 -foot setback. for Building 3 along 147 Street West does not meet the planed development's minimum setback requirement. One trash enclosure is proposed for this development, which will be located northeast of Building 2. This is the only area within the 20-acre complex dedicated for refuse. The applicant should provide evidence that this is sufficient for this type of development. In addition, the applicant should consider constructing the walls enclosure with 100% brick masonry. The applicant has provided a pedestrian access plan, which shows internal sidewalks and sidewalk connections to the public walkways located adjacent to the City streets. Staff has identified some additiona connections and extensions that should be considered. The City Engineer has reviewed the grading and utility plans and his comments are included in the attached memo. Revisions to the plans should be made per his comments. All signage shall conform to the city code. Attachment(s) 2 Property Location: I Located between 145 and. 147 Streets West and Flagstaff and Foliage Avenues Legal Description: Outlot B, FISCHER MARKET PLACE and Outlot B, WENSMANN 13 ADDITION Comprehensive Plan Designation "c" (Commercial) and " D" (High Density Residential/6-12 units per acre) Zoning Classification "PD- 646 /zone 3" (Planned Development) and "PD -7 one ." (Planned Development) Existing Platting Platted as outots Current Land Use Vacant Size: Outlot B, FISCHER MARKET . PLACE is 10 acres and Oudot B, WENSMANN 13 . ADDITION is 10.94 acres (this includes Flagstaff Avenue right-of-way) Topography: Irregular terrain Existing Vegetation - -- - - - -- - -- - -- - None - - - - - -- - - - - - - - - -- - - Other Significant Natural Features None Adjacent Properties/Land Uses NORTH Cedar Isle village Homes and Midtown village Comprehensive Plan "LD" (Low Density Residential/2-6 units per acre) and "HD" (High Density Residential/6-12 units per acre) Zoning/Land Use "PD-580/zone 2" (Planned Development) and "PD-746/zone 1" (Planned Development) SOUTH Fischer Marketplace Comprehensive Plan "C" (Cornrnercia)l Zoning/Land Use "PD-646/zone 1" (Planned .Develo en t EAST Apple Valley Business Campus Comprehensive Plan "IND" (Industrial) Zoning /Land Use "1-2" (General Industrial) WEST Midtown Village and Fischer Store Water Pond Comprehensive Plan "1 D" (High Density Residential/6-12 units per acre) and "IND" (Industrial) Zoning/Land Use "PD-746/zone 1" (Planned Development) and "I- 2" (General Industrial) THE SPRINGS AT APPLE VALLEY APARTMENT PROJECT REVIEW Existing Conditions 3 Development Project Review Location Map �C � sh : .,,P » The applicant is proposing to constmct 280 multi-family dwelling units 20.35 acres. This will result in an overall density of just under 14 units per acre. Outlot B, WENSMANN 13 1 T ON is currently guided "HD" " High Density Residential/12+ units per acre) and Outlot B, ISCH R MARKET PLACE is currently guided "C" ( Cornrnercial). The proposed development's density is consistent with the north ten acres designation and inconsistent it i the south ten acres. Therefore, the applicant has requested a re- designation of tlot B, FISCHER MARKET PLACE roe "C" to "HD". High Density Residential areas include multiple - family structures (apartments and condominiums) at densities greater than twelve units per acre to the extent allowed by the zoning ordinance. Developments with densities of up to 40 units per acre are allowed in the areas within and adjacent to the downtown certain performance standards in the zoning code are met. This designation fits with M-7, M-8 and PD zoning districts to the extent allowed when considered with parking, infiltration, lot coverage, and building setbacks. 4 2030 Comprehensive Land Use Map Designation "HD" (High Density Residential/6-12 units per acre) and "C" (Commercial) Livable Communities i The proposed multi-family development will provide 280 market-rate apartments. This development ent proposal will address the City's Livable Communities Act (LCA) principles of adding a housing product that helps provide a balanced supply and variety of housing types for people of all income levels and in all lifecycle stages. oni o: The subject properties are currently located in two planned development-zoning districts. Outiot B, WEB SMA N 13' ADDITION is .located in "PD-746/zone ". This planned development zone allows for townhomes and condominiums as p rnnitt d uses at a maximum density of 16 units per acre. Apartments are currently not allowed. Oudot B, FISCHER MARKET PLACE is located in " -b one 3 ". This planned development zone allows for a variety of general business and some limited retail uses. Again, apartments are not allowed. The applicant is requesting a rezoning of the properties. The likely scenario would be to amend "PD-746" to include apartments as permitted uses. Staff would propose that a new subzone created in the planned development that would include apartments as a permitted use and create area requirements and performance standards for the new subzone. 5 6 Current Zoning Map Designation ". -76/zone 1 and "wGG /zone 3" Preliminary Plat: The subject properties are currently platted as outlots. Out lots are defined as platted lots to be developed for uses which will not involve a building or be reserved for future replatting before development. The applicant is proposing to re plat the two outiots into one lot. Public streets abut the site, which are located in existing right-of-way, with the exception of the portion of Flagstaff Avenue that abuts outlot B, WENSMANN 13 A ITION. That section of Flagstaff Avenue right-of-way is located in an easement is located in an easement. Approval of the preliminary plat should include the dedication of right-of-way of all of Flagstaff Avenue that directly abuts the plat. The City Engineer has reviewed the proposed plat ands requesting the following changes: • A ten-foot drainage and utility easement shall be provided along Flagstaff Avenue. • A ten -foot right of way easement shall be granted over the existing drainage and utility easements for 50 feet in each direction from the intersection of Flagstaff Avenue and 147th Street. • A drainage and utility easement shall he provided over any portion of the existing sanitary sewer line along the north side of 147th that is outside of existing easement. Site Plan: The applicant is proposing to construct fourteen two -story apartment buildings, seventeen detached garage buildings, and a 3,500 sq. ft. clubhouse facility. One-hundred-sixty units will be located on the north ten acres, which are eight more units than what was previously proposed for this property. The remaining nip g 20 units will be located on the south ten acres. Seventeen detached garage buildings, varying in size, will be scattered throughout the site and will provide 168 parking spaces. Together with the 112 attached garage spaces and 412 surface parking spaces, the site will provide 2.47 spaces per unit, which is slightly below the minimum required 2.5 spaces per unit. The site plan indicates that the surface parking spaces will be 9 feet wide and 18.5 feet long, which meets the City's Minimum standards. Access to the development will be via one driveway located along the east side of Foliage Avenue. Emergency accesses will be located at the end of Flycatcher Lane, a private street and 145 Street West. The site will be completely fenced and all accesses will have security gates. Residents will have access to the Foliage Avenue gate, with the other two accesses only accessible by emergency personnel. Staff expressed their concern about providing only one access in and out for its residents. It was suggested that the development provide an exit only access for residents along 145 Street West. The applicant has not indicated if the 145 Street access will be accessible by the residents. Development of the subject property will include the removal of the temporary cul-de-sac a . the east end of Flycatcher Lane. Staff has expressed their concern over the loss of the cul -de -sac turnaround and suggested that an emergency access gate be installed at the end of Flycatcher Lane that will be used by emergency vehicles as an exit only from the Midtown development. If that does not happen, an alternative turnaround will need to be installed on the Midtown idtown property. Fire staff has a concern about the location of the emergency access gate along 14 Street West, and have requested that it be set back 30 feet from the 14 Street curb line. The site show buildings being set back 28 to 56 feet from the property lines abutting the public streets. The existing minimum building setbacks in "PD-746" are 25 feet along local streets and 30 feet along collector streets. The 25-foot setback for Building 3 along 147 Street West does not meet the planned development's minimum setback requirement A trash enclosure is located northeast of Building 2. This is the only area within the 20-acre complex dedicated for refuse. The applicant should provide evidence that this is sufficient for this complex. The applicant is proposing to construct. a 5 -foot tall wrought iron style fence around the perimeter of the site. Vehicular and pedestrian access will be via gates that will . be electronically controlled. Attached is a detail and photo of the proposed fence. Eltyati9n Dreyinli The applicant is proposing to construct two types of apartment buildings, a clubhouse, maintenance building, three types of garages, mail kiosks. Exterior materials for these buildings will consist of a variety of masonry, cement lap and vertical board and batten siding. During the sketch plan review staff suggested that they look to add more masonry to the apartment buildings, which they have done. They have also included additional wainscoting on some of the elevations that will add more variety. The proposed trash enclosure walls will be a combination of brick masonry and vertical. siding. Staff has some concern about the use to the vertical siding. Wed Classifications/Accesses/Circulation: The development is located adjacent to four collector streets. Access to and from the development will be available via Foliage Avenue. Staff expressed concern with development having only one access to and from the site for the general public and residents and asked that a traffic study be prepared. A study was prepared and the following are the conclusions from that study: • The proposed redevelopment project is expected to generate a net total of 143 trips during the a.m. peak hour and 174 trips during the p.m. peak hour. • The project trips have minimal impact on the overall traffic operations. No improvements are needed to the surrounding street system to accommodate the proposed project. 7 • The peak parking demand of 344 stalls for residents and visitors occur between 12 :00 a.m. and 5 :00 a.m. As shown on the current plan, 675 parking spaces are proposed for the site. Therefore, the current plan provides 311 spaces more than the expected peak parking demand. • The site will benefit from the close proximity to the Metro Transit Red Line, which operates on Cedar Avenue. Residents will be able to travel to and from northern destinations via transit, which may reduce the reliance on personal auto travel. Staff reviewed the study and has no issues with its conclusions. Gr_ijn,__ tilit The City Engineer has reviewed the grading and utility plans and his comments are included in the attached memo. Revisions to the plans should be made per his comments. The Fire Marschall has also reviewed the utility plan and is requesting that additional hydrants be installed near the southeast corner of Building 4 and northwest corner of Building 8. b, p 'Y nu The applicant has provided an overall landscape plan and shrub planting plan that shows a healthy mix of plantings. Staff has not identified any outstanding issues. Pedestrian Access: The initial sketch site plan showed a network of internal sidewalks to serve the development. Staff indicated that there were several gaps that should be filled in order to provide better access throughout the site such as extending sidewalks that will connect the buildings in the north 10 acres to the ones in the south and the addition of sidewalk connections around the clubhouse area and pet playgrounds. Staff also indicated that there were no pedestrian connections from the internal sidewalks to the public walkways located adjacent to the City streets. The applicant has provided a sidewalk plan that identifies internal sidewalk network and connections to the sidewalks along public streets. There remain a few gaps that the applicant should consider such as: • Create a connection from building 14 the sidewalk in front of Building 7. • Extend the sidewalk connection along the north pet playground west to Building 7. • Extend the sidewalk from Building 12 to the Flagstaff Avenue sidewalk connection to the south. • Look at adding another sidewalk connection to Flagstaff Avenue from Building 6 along its east side and to 147 Street West t. o the south. The sidewalk width will vary from three to five feet, depending on its location. Recreation Issues: The City's subdivision regulations provide for dedication of land or easements for the purpose of offsetting the need created by new development for new parks. The regulations also provide for a cash -in- lieu of land dedication and is based on a "benchmark" land valuation for raw land. The sketch plan does not indicate any land for public park purposes and the Comprehensive Plan does not identify addition parkland at this location. Therefore, it will be expected that the cash-in-lieu lieu f land dedication will be the method used to meet their park dedication requirement. Si . : The sketch plan submittals identified three proposed monument signs for the project, which would be located at the entrance to the complex from Foliage Avenue, and one each at the intersections of Foliage Avenue and 147 Street West and Flagstaff Avenue and 147 Street West. Staff stated that the City code alloys for one monument sign for each multi-family residential development. 8 The submitted lans for this review show only one sign, which will be located at the entrance off Foliage Avenue. Building signage is proposed on three sides of the clubhouse entrance. All signage shall meet the requirements set forth in the City's sign ordinance. 9 aEstg 06 GOO.* 000 CITY OF Apple Valley MEMO Public Works TO: FROM: DATE: SUBJECT: Tom, following is comments outlining . approval conditions regarding the Springs of Apple valley plan dated October 8, 2014. Plat Tom Lovelace, City Planner Colin G. Manson, City Engineer October 29, 2014 Springs of Apple Valley Development Review • The existing Flagstaff Avenue right of way easement shall be dedicated on the plat. ▪ A 10' drainage and utility easement shall be provided along Flagstaff Avenue. • 10' right of way easement shall be granted over the existing drainage and utility easements for 50' in each direction from the intersection o Flagstaff Ave ue and. 147th Street. ▪ ►. drainage and utility easement shall be provided over any portion of the existing sanitary sewer line along the north side of 147th that is outside of existing easement. Site & Grading • All infiltration basins, retaining walls, and fences shall be located outside of public easements and right of way. • All Emergency overflows QED from the site shall be identified on the grading plan in terms of location and elevation. • The low openings and low floor elevations of each building shall be provided. • It appears a low area has been designed within the Magellan pipeline easement east of the driveway connection. Written approval shall be provided from Magellan for this grading scenario or the area shall be incorporated into the internal drainage system. Storm Sewer • Infiltration calculations for the site shall be provided. • Clarification of the function of the northeasterly infiltration asln stor sewer system shall e provided. • All storm sewer located within right of way and public easements shall be reinforced concrete pipe. Water Main • All water main located within right of way and public easements shall be ductile iron pipe. ▪ Each service shall be split into potable and fire services outside the building. Each branch shall have a valve. O Prior to connection to the public water system in 145th Street Public Works Staff shall be contacted to verify that connection is made to the distribution system and not the raw water system. Patching shall be the width of the roadway to City standards. Sam Sewer • The sanitary sewer service entering directly into the sanitary manhole north of 147th Street shall be revised to include a manhole structure with a drop located within the property. A connection from this manhole to the public system can then be made at full depth. PROJECT DESCRIPTION artments Continental 313 Fund LL C ("Continental") is proposing a development of an upscale 0 -unit r lti- famity apartment community at the northeast corner of Foliage Avenue and 147 Street W. in Apple Valley, Minnesota. The overall parcel is 20.20 acres in size, which will be a combination of two current parcels. The apartment development will be part of the "Springs" brand that Continental has established throughout the country. A total of fourteen apartment buildings are proposed. The apartment ent buildings are two story structures with private, ground - level, direct entries to each unit which provide for a townhome feel. Both attached and detached garages are offered to residents. The project's clubhouse is located near the main entrance to the site. Apartment buildings have been oriented to compliment the street edge along 145 Street along with creating an interior sense of place. Upgraded exterior elevations provide architectural interest through varied durable materials which include masonry, cement board lap siding, and cement board vertical board and batten siding, all In a complementary color palette to the surrounding neighborhood, in particular, Midtown Village. Large - sale windows are provided in each unit to promote natural lighting, along with creating opportunities to optimize passive solar heating and cooling. Each building provides articulation to break up the structure's massing; balconies, covered doorways, and unit projections create variation with each facade. Schematic elevations and renderings are included in this submittal. The Springs will supply a mix of studio, 1 bedroom, 2 bedroom, and 3 bedroom units, with ratios as shown at right. Alt of the floor plans offer an open- living concept with interior finishes that include cafe colored cabinetry, black appliances, luxury wood laminate flooring, and large kitchen islands. Some buildings within the community will have upgraded units with espresso cabinetry, granite countertops, and stainless steel appliances. UNIT TYPE L] d 1-Bed raam 2- Bed room NUMBER OF NITS 28 3- Sed : cparn 2 The Springs will be a gated community with one main vehicular access point into the development. The gate will be closed at all times for security. Decorative fencing will be installed along all sides and a secondary gate will be provided on the north side of the site for emergency services. In addition an emergency access point will be provided to the adjacent Midtown Village via Flycatcher Lane. H) I II r ab artmen ts A number of amenities are included within the development. Among the facilities are a 3,500 square foot clubhouse, pedestrian sidewalks throughout the community, a car care area, a pet wash station, and a fenced pet playground. The clubhouse features a 24-hour fitness facility, a demonstration style kitchen, and a large gathering room for events with free W Fi throughout. A resort style pool with outdoor galling area will be located at the rear of the clubhouse. The site plan has been designed to complement ent the parklike setting of the surroundings and adjacent developments by providing interconnecting walks and gathering spaces. The City sidewalk will be extended along 145 Street which will complete the entire block. A large band through the middle of the site, containing the Magellan petroleum pipeline, will remain in a vegetated condition, with buildings backing up to it. Continental develops, owns, and operates each of its Springs communities. Construction is estimated to begin in Summer mer of 2015. The development's clubhouse would be complete in Winter 2015, and apartment buildings would be delivered approximately every three (3) weeks following the clubhouse's occupancy permit. The development would be constructed as one (1) phase, with construction activities wrapped up by Winter 2016. G NUMBEP 1 URA NUMBER MAitiirva NumeER L,E it ,13 MOO& 0 n N rt ,!) - 1 0 4: 3„.TGG00,1)0S .. LL1 la.1 0 r4 0 , ..r .o, .,,,,,,, .. 1, -' Ps i 0 no., -- A .:b jm, __ __Li 4Yf. LI — L. W — \ 1 M 4 E , 0, ._< ) 1 e r.P _.7.....T9...R.,, t I %... .? ii.1--,,- 5 LS i -I, 1 ,Ii- E 1 ( —r — [ 'I g 2 ..„...t. l ! h 1 i i . 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