HomeMy WebLinkAbout12/03/2014
Meeting Location: Municipal Center
City of
7100 147th Street West
Apple Valley, Minnesota 55124
DECEMBER 3, 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 NOVEMBER 5, 2014
4. CONSENT ITEMS
--NONE--
5. PUBLIC HEARINGS
--NONE--
6. LAND USE/ACTION ITEMS
A. Springs at Apple Valley Apartments
Consideration of aproposed amendment to the 2030
rezoning and zoning code amendments, and site plan/building permit authorization to allow for 14-
(PC14-40-PZSB)
building/280-unit apartment complex on 20 acres.
LOCATION: Northwest corner of 147th Street West and Flagstaff Avenue
PETITIONER: Continental 313 Fund LLC
7. OTHER BUSINESS
A. Approve 2015 Planning Commission Calendar
B. Review of upcoming schedule and other updates.
8. ADJOURNMENT
NEXT PLANNING COMMISSION MEETINGS
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
Wednesday, January 7, 2015
Regular Scheduled Meeting 7:00 P.M.
-Public hearing applications due by 9:00 a.m. on Wednesday, December 10, 2014
-Site plan, variance applications due by 9:00 a.m. on Monday, December 29, 2014
NEXT CITY COUNCIL MEETINGS
Thursday, December 11, 2014
Informal 5:30 P.M.
Regular Scheduled Meeting 7:00 P.M.
Tuesday, December 23, 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
2. APPROVAL OF AGENDA
4. CONSENT ITEMS
CITY OF APPLE VALLEY
PLANNING COMMISSION MINUTES
NOVEMBER 5, 2014
The City of Apple Valley Planning Commission meeting was called to order by Vice-Chair Burke
at 7:00 p.m.
Members Present: Ken Alwin, Tim Burke, Keith Diekmann, Paul Scanlan and David Schindler.
Members Absent: Tom Melander, and Brian Wasserman.
Staff Present: City Attorney Sharon Hills, Community Development Director Bruce Nordquist,
City Planner Tom Lovelace, Planner Margaret Dykes, Assistant City Engineer David Bennett, and
Department Assistant Joan Murphy.
Vice-Chair Burke asked if there were any changes to the agenda. Hearing none he called for a
motion.
MOTION: Commissioner Alwin moved, seconded by Commissioner Diekmann, approving the
agenda. Ayes - 5 - Nays - 0.
3. APPROVAL OF MINUTES OCTOBER 15, 2014.
Vice-Chair Burke asked if there were any changes to the minutes. Hearing none he called for a
motion.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Alwin, approving the
minutes of the meeting of October 15, 2014. Ayes - 5 - Nays — 0.
A. Tide Dry Cleaning — Consider 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.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Alwin, recommending
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 149th
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:
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
November 5, 2014
Pane 2 of 12
a. The property owner shall execute a maintenance agreement to be prepared by the
City Attorney's office for the on-site infiltration area.
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.
Ayes - 5 - Nays — O.
5. PUBLIC HEARINGS
A. Planned Development No. 290 Amendments - Public hearing to consider amendments to
PD-290 related to parking lot setbacks. (PC14-39-Z)
LOCATION: PD-290
PETITIONER: Merchant's Bank Apple Valley and Goldy P & F, LLC
Vice-Chair Burke opened the public hearing at 7:01 p.m.
Planner Margaret Dykes stated that 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
had been taken which impacts their use of the property.
Vice-Chair Burke closed the public hearing at 7:06 p.m.
MOTION: Commissioner Diekmann moved, seconded by Commissioner Alwin, recommending
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'. Ayes - 5 - Nays — 0.
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 as part of a proposed 290-sq. ft, diesel generator. (PC14-38-C)
LOCATION: 14955 Galaxie Avenue
PETITIONER: Dakota County
Vice-Chair Burke opened the public hearing at 7:07 p.m.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
November 5, 2014
Page 3 of 12
Planner Tom Lovelace noted 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 Service Center, located at 14955 Galaxie Avenue. The generator would be self-
contained and located outside close to the northwest corner of building, approximately 120 feet east
of Garrett Avenue. The exhaust stack would be anchored on top of a concrete foundation that
would 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.
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.
The height of the exhaust stack is dictated by standards and requirements set forth by the Minnesota
Pollution Control Agency and the Environmental Protection Agency. Those agencies require that
the exhaust stack be constructed in a manner that would allow it to vent emissions vertically upward
without obstruction and be high enough to disperse the exhaust easily.
He reviewed the performance standards adopted by the City and the applicant's plans to provide
screening with trees.
Tom Burrows, Dakota County, provided additional information.
Vice-Chair Burke closed the public hearing at 7:16 p.m.
MOTION: Commissioner Scanlan moved, seconded by Commissioner Diekmann,
recommending 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,
WESTERN 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.
Ayes - 5 - Nays — 0.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
November 5, 2014
Page 4 of 12
C. Springs at Apple Valley Apartments — Public hearing to consider a proposed amendment
to the 2030 Land Use Map from "C" (Commercial) to "HD" (High Density Residential/+12
units per acre), rezoning and zoning code amendments, and site plan/building permit
authorization to allow for 14- building /280 -unit apartment complex on 20 acres. (PC14-40-
PZSB)
LOCATION: Northwest corner of 147th Street West and Flagstaff Avenue
PETITIONER: Continental 313 Fund LLC
Vice -Chair Burke opened the public hearing at 7 :18 p.m.
City Planner Tom Lovelace stated there are four requests:
1. Amendment to the 2030 Comprehensive Plan Land Use Map re- designating Outlot B,
FISCHER MARKET PLACE from "C" (Comrnercial) to "HD" (High Density
Residential / 12+ units per acre).
2. Rezoning of Outlot B, WENSMANN 13TH ADDITION from "Planned Development 746/
zone 1" and Outlot B, FISCHER MARKET 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 land by preliminary plat that would combine two existing outlots into one lot.
4. Site plan /building permit authorization to allow for construction a 280 -unit apartment project
on 20 acres, located between 145th and 147th Streets West, and Foliage and Flagstaff
Avenues.
Outlot B, 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" would be required.
The two outlots are located in two planned development zoning districts. Outlot B, WENSMANN
13TH ADDITION is located in "PD -746 /zone 1". This planned development zone allows for
townhomes and condominiums as permitted uses at a maximum density of 16 units per acre.
Apartments are not allowed. Outlot B, FISCHER MARKET PLACE is located in "PD- 646 /zone
3 ". This planned development zone allows for a variety of general business and some limited retail
uses. Again, apartments are not allowed. The property would 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 platted as outlots. The applicant is proposing a replat of the two
outlots into one lot. Staff has identified several revisions and they should make those necessary
revisions.
He reviewed the landscaping, grading, utility and storm sewer plans. He reviewed access to the
development. The site would be completely fenced and all accesses would have security gates. He
commented that 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
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
November 5, 2014
Page 5 of 12
along 145th Street West. The applicant has not indicated if the 145th Street access would be
accessible by the residents. The plans show 168 detached and 112 attached garage spaces, and 412
surface parking spaces.
Development of the subject property would include the removal of the temporary cul-de-sac at the
east end of Flycatcher Lane. The loss of the cul-de-sac turnaround would 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 end of Flycatcher Lane that would be used by emergency
vehicles as an exit only from the Midtown development. If that does not happen, an alternative
turnaround would need to be installed on the Midtown property.
He commented that the Fire staff had a concern about the location of the emergency access gate
along 145th Street West, and requested that it be set back 30 feet from the 145th Street curb line.
He addressed building setbacks and that only one trash enclosure is proposed for this development,
which would 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.
Eric Thom, Continental Properties, commented they held a public neighborhood meeting and the
three main concerns were the traffic from the site, landscaping between the two developments and
the emergency vehicle access between Flycatcher Lane and the development. He provided
additional information.
Commissioner Alwin asked if the fence around the development is permitted by City Code.
Mr. Lovelace answered yes.
Commissioner Alwin commented that it is new for Apple Valley but as long as it is permitted by
City code it would be up to the developer if they want to install a fence around the development.
Commissioner Scanlan inquired if the developer had any concerns about adding multiple locations
for the trash enclosure since the plans only provide for single serve.
Mr. Thom answered that they would like to include a compactor and have the trash picked up twice
a week.
Commissioner Scanlan asked if the residents in the farther locations would have to walk or put it in
their vehicles to get it to the compactor location.
Mr. Thom answered yes. They try to locate it near the single entrance point and residents drop off
the trash on the way out.
Commissioner Scanlan questioned what the plans would be for snow removal with the density of
the units.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
November 5, 2014
Page 6 of 12
Mr. Thom said they have not approved a formal snow removal plan yet but feel they could utilize
the pipeline easement for snow and they also have other areas snow could be deposited on. They
will analyze that more with staff.
Vice-Chair Burke inquired if recyclables would be handled the same way.
Mr. Thom answered that there would be a recyclable area next to the compactor.
Commissioner Diekmann asked where the signage for this facility would be located.
Mr. Thom said this had been discussed with staff. The plans show for three signs and they would
need to get down to one sign for the project to be within the guidelines of the City code. There
would already be signage on the clubhouse tower which would be building signage.
Commissioner Scanlan inquired how the landscape plan would blend in with the existing units in
the other development.
Mr. Thom answered that some of the feedback they received during the neighborhood meeting was
that additional landscaping could be added to soften the back of their buildings.
Commissioner Scanlan asked if they allow any type of prairie grass or taller type grasses in that
landscaping area.
Mr. Thom said he would need to review the easements himself and the language to see if that is
permissible.
Commissioner Scanlan asked if there could be more explanation on the two water holding areas in
the front and what the intent is.
Mr. Thom said the intent was to have it more manicured in the front and use it like an older stony
pond kind of look where it would dram out and have that pond look year around with a permanent
presence.
Vice-Chair Burke inquired if the pedestrian access is something they have done in other properties
or if it is unique to this project.
Mr. Thom said they have done them in other properties but not as many. This project is unique
because they are surrounded on three sides by public streets. They are providing many more
pedestrian access points than they typically do because of the constraints of the site.
Vice-Chair Burke questioned what the issues are still on the table with Flycatcher Lane.
Mr. Thom said he would be happy to hear more from the Midtown Village residents on that. He
said originally it was thought that Flycatcher Lane would be a public access but that was never the
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
November 5, 2014
Page 7 of 12
intent by them. He thought the Midtown Village residents liked the fence separation between the
two developments so as not to share amenities.
Pat McCullough, 14460 Flax Way, questioned if the emergency access off 145th Street W. would
be opened in the future if the single planned access on Foliage Avenue gets too much traffic.
Vice-Chair Burke answered that only one access is planned off Foliage Avenue.
Mr. McCullough asked what the City would allow for parking on 145th Street W.
Vice-Chair Burke said the City could check into that.
Mr. McCullough inquired if a signal light would be installed because near Sam's Club that is a busy
section and it would become busier with 250 units added in the neighborhood. He expressed
concern for the volume of traffic that would be generated. He also asked about the amount of light
and bright lights that would be reflected back to the Cedar Isles development.
Commissioner Alwin left the meeting at 8:00 p.m.
Kathy Dean, 14567 Florissant Path, (speaking on behalf of some of the Midtown Village residents)
expressed concern for the Flycatcher Lane access and understands that it is only for emergency
uses, however, Flycatcher Lane had already been accessed during soil testing and this is an ongoing
concern for the Midtown Village residents. She inquired how this would be controlled during the
construction phase. She said their snow is stored at the end of Flycatcher Lane and if this was to be
used as an emergency access then their development would be required to maintain access and that
would put an additional strain on their budget and finances if they have to start hauling snow off the
property. She had questions about their private streets and if they could do that. They would like to
see an added berm for all seasons to give more privacy for their pool and covered patio areas. She
said some of the residents had concerns about the new development being considered upscale rental
property site and they did not think the rental rates fall into the class of what their residents consider
upscale. There was a concern of the road going over the pipeline.
Commissioner Diekmann asked Ms. Dean to clarify what she meant about the private drive concern
and if they can do that.
Ms. Dean said the streets in Midtown Village are private and they maintain them. They have been
told that they could simply say that they would not permit use of their private streets but they do not
want to do that because they want to be good neighbors. They also have great concerns about their
snow and what could possibly happen because they have had people come into their property that
are not residents and used their facilities. So with Flycatcher Lane and Florissant Path being private
they are not comfortable at all probably for some of the same reasons that the other resident
mentioned that at some point are they just going to open that up if they have to maintain some kind
of traffic flow that they are not able to accommodate any other way.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
November 5, 2014
Page 8 of 12
Gary Harker, 14587 Florissant Path, commented that one of the big concerns with their residents is
the entrance that will be on Foliage. One of Midtown Village's entrances is on Flycatcher Lane.
He expressed concern for the volume of traffic exiting on Foliage and traveling to 147th Street and
Foliage Avenue which currently is a 2-way stop and they have had their share of accidents there.
People use 147th Street W. instead of County Road 42. He would like the main entrance to the new
development reconsidered to the Flagstaff Avenue or 145th Street W. to alleviate this problem of
this intersection. He feels if this development is built there will need to be something done to the
intersection because of the speed of the traffic on 147th Street W. He feels the neighbors are pretty
pleased with what is going in there. He stated one of their concerns was the exit/entrance on
Flycatcher Lane and asked if residents can or cannot get through there.
Mr. Thom answered that residents cannot get through there and that it was for emergency vehicles
only.
Mr. Harker then said that is one of their concerns.
Dawn Skaken, 14587 Florissant Path, had a great concern for the traffic volume and the one
entrance. If there is one car per unit that would mean 280 minimum leaving the house once a day
and coming home. That would be 560 in and out. If there are two cars per household she sees that
as extremely high volume. She asked why there is no entrance on 147th Street W. or Flagstaff
Avenue. She expressed concern for the pond and heard that they would be using it for overflow of
water. She said they previously had a flood there with a quick rain. She thinks the new complex is
very attractive and she does like it but is still concerned with the emergency vehicles access, traffic,
noise with the traffic and flooding.
Vice-Chair Burke asked if the holding pond she was referring to was the one to the west.
Ms. Skaken answered yes.
Ed Terhaar, traffic consultant for Continental, reviewed their study which included parking demand,
residents and visitors during peak and non-peak hours.
Vice-Chair Burke asked what the distribution was between 145th Street and 147th Street. During
the analysis, did more of the traffic go north or did it go south.
Mr. Terhaar answered 40 percent to the north and 60 percent to the south.
Commissioner Scanlan asked for definition of acceptable levels.
Mr. Terhaar said acceptable levels are D or better. Anything lower than that you see significant
queing or delays that are unacceptable.
Commissioner Scanlan asked what the study found. Was it the C and D range.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
November 5, 2014
Page 9 of 12
Mr. Terhaar said everything is actually C or better in the AM hours. In the PM everything is D or
better.
James Schobel, 14587 Florissant Path, feels the project is a lot for the 20 acres. He expressed
concern for the parking above ground where in contrast the Midtown Village project was required
to have underground parking in order to keep that open nice look of this City. He said we need to
limit how dense it gets in the future and the look of the whole area. He stated that garages are the
first to get dented and look bad.
Laurie Fredrickson, Midtown complex, shared her concern for the size of the new project being
proposed. She expressed concern for the amount of noise that would be generated from that many
people living in a small area and with outdoor amenities it would generate even more noise. She
was concerned for the amount of traffic including MVTA buses and school buses that would be at
the intersection of 147th Street W. and Foliage Avenue.
Eric Vevea, 14580 Florissant Path, asked if any studies had been done on the stormwater flow.
They have had increase because of the impervious surface up on the plateau and he believes that
area is dumping stormwater in their direction. Any increase in buildings and parking surfaces of
impervious surfaces will increase the flow there and they already have challenges there. He would
like to see that studied quite thoroughly. He inquired if any environmental studies were done as to
what they are building the pond, the base of the earth underneath, since they have gone down so far
previously for the gravel. Where is the ground water in relationship to the development. He also
expressed concern for a previous gasoline spill from the storage tanks in the southeast corner. He
encouraged that to be looked into as well. He would like the times of construction set and the flow
of the construction traffic and would like to see some enforceable penalty if it is not followed.
Increased parking creates additional stormwater runoff which is a pollutant and he would like
further study done on that.
Scott Groves, 14490 Freesia Way, expressed concern for real estate values. What happens to the
real estate values around an apartment complex. He has two properties in the Cedar Isle's
development and they have devalued over the last five years. He wonders what this apartment
complex will do to further that devaluation. He asked if there had been any studies done on that.
He was concerned if crime would increase by putting so many people on this one site. He urged for
a study on other properties similar to see if there was an increase in crime.
Vice-Chair Burke commented that as a Planning Commission they deal with planning rules and
code but not property values.
Pat McCullough, 14460 Flax Way, inquired when the traffic study was done.
Mr. Terhaar answered that it was done in September 2014 just for this project.
Greg Behnke, 6732 — 145th Street W., expressed concern for the amount of traffic and felt that the
multiplier that was used for how many cars that were corning out of the development was like 1.75
per unit. In their development they have a lot of homeowners that have two or three cars per unit.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
November 5, 2014
Page 10 of 12
He felt the traffic study was a little thin with the number of cars that would be associated with each
address. He had concern for construction noise and traffic. He commented he understands that the
northern portion was already zoned high density but questioned what goes into the planning of the
southern portion that is currently zoned commercial and would now be zoned residential. He
commented that they were expecting a commercial development to the south that had more of an
8:00 to 5:00 timeline of workers and more quiet after 6:00. It would not have the impact on the
residents once they go home. He said that is what a lot of the people were expecting.
Richard Huber, 14587 Florissant Path, had concern that this was being sold to the City as a high end
rental facility and he does not believe that all these detached garages represent high end rentals. He
thinks it has a tendency to go the other way.
Laura Hanson, 14290 Flora Way, asked how many of these units are designated for Section 8,
Section 42, or low income and if that was specified.
Mr. Thom answered that none of them are.
Ms. Hanson commented that as it was originally planned with the high density to the north and
commercial to the south, the elementary school age children would go to Greenleaf Elementary, and
that school is already past capacity with the addition of full day kindergarten. She said it is
definitely something to consider with the effects it will have on Greenleaf with the amount of
families with children with rental properties going in. She was concerned with the proposed current
emergency exits. If they stay emergency exits they do not necessarily affect people in Cedar Isles.
If they become in and out exits then they go right out into their backyards where our children play
and slide down the berm. She asked for that to be taken into consideration.
Laurie Fredrickson, Midtown complex resident, commented that the developer stated earlier that
they have a thorough screening process for the tenants. One of the selling points for this area of
Apple Valley is that it is nice and quiet and it caters to people that would want that sort of
environment. She asked the developer how they would be able to assure quality of tenants.
Mr. Thom answered that they have several things they check when a potential tenant comes in.
They do an income credit check, a rental history check, and a criminal background check so they
have the kind of tenants that everybody expects in a neighborhood.
Commissioner Diekmann asked the traffic engineer, based on his calculations, how many trips does
a commercial property generate in this one hour period.
Mr. Terhaar stated he would have to know the square footage of the building.
Commissioner Diekmann said it would be good to get that information as a comparative analysis
and the number of additional trips if this south 10 acres was to remain commercial.
Mr. Terhaar said they would need to have some direction on what the use would be because
commercial is a pretty broad category.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
November 5, 2014
Page 11 of 12
Commissioner Diekmann said based on the properties along 146th Street as indicated by some
residents is important to understand the differences of what is being proposed verses what is
actually Comp Plan guided right now.
Commissioner Scanlan asked the applicant that it is their model to focus on the single entry point
and they are trying to accommodate for the emergency vehicles but the concern tonight seems to be
the traffic and if there could be other options looked at as far as adding a second entry point/exit
point to maybe help balance that traffic concern going forward.
Mr. Thom commented he was getting a mixed message because he heard that the single family
residents from the north did not want any access from the north of the proposed development.
Commissioner Scanlan said he would have to ask for assistance from staff where it would be
optimally considered as to how it would work out the best with their design. He foresees the
intersection at 147th Street and Foliage Avenue could be quite congested at certain times.
Vice-Chair Burke asked if there was a spectrum across the country like the age, number of family
that would typically end up on a property like this.
Mr. Thom answered that across the country the demographics are different. In general they will see
5 to 10 percent would have school age children. After that there could be more seniors. Usually it
is a really good mix between young, professionals, some with families and some empty nesters
looking to downsize.
Vice-Chair Burke closed the public hearing at 7:11 p.m.
6. LAND USE/ACTION ITEMS
--NONE--
7. OTHER BUSINESS
A. Review of upcoming schedule and other updates.
Community Development Director Bruce Nordquist stated that the next Planning Commission
meeting would take place Wednesday, December 3, 2014, at 7:00 p.m.
8. ADJOURNMENT
Hearing no further comments from the Planning Staff or Planning Commission, Vice-Chair Burke
asked for a motion to adjourn.
MOTION: Comrnissioner Schindler moved, seconded by Commissioner Diekmann to adjourn
the meeting at 8:46 p.m. Ayes - 4 - Nays - 0.
CITY OF APPLE VALLEY
Dakota County, Minnesota
Planning Commission Minutes
November 5, 2014
Page 12 of 12
ctfully Submitted,
Joa Murphy, Planning De
artmeu4lAssistant
Approved by the Apple Valley Planning Commission on
PROJECT NAME:
4
41,
•
444
City of Apple.
Valley
The Springs at Apple Valley Apartments
PROJECT DESCRIPTION
Request for:
1. Amendment to the 2030 Comprehensive Plan Land Use Map re-designating Out lot B, FISCHER
• T PLACE from "C" (Commercial) to "HD" (High Density Residential/12+ units per acre.
2. Rezoning of Outlot B, WENSMANN 13TH ADDITION from "Planned Development 746/zone 1"
and Outlot B, FISCHER MARKET 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 land by preliminary plat that will combine two existing outlots into one lot.
4. Site plan/building permit authorization to allow for construction a 280-unit apartment project on 20
acres, located between 145 and 147 Streets West, and Foliage and Flagstaff Avenues.
STAFF CONTACT:
Thomas Lovelace, City Planner
APPLICANT:
Continental Fund 313 LLC
APPLICATION DATE:
October 8, 2014
ITEM:
PLANNING COMMISSION MEETING DATE:
SECTION:
60 DAYS:
re-designate Outlot B, FISCHER M T PLACE from "C" (Commercial) to "
Proposed Action
If the Planning Commission concurs, staff is recommending the following:
1. Recommend approval of the amendment to the 2030 Comprehensive Plan Land Use Map to
3. Recommend approval of the SP
the following conditions:
December 6, 2014
1
(High Density Residentia1/12+ units per acre).
1
DEP TMENT/DIVISION:
Community Development Department
PROJECT NUMBER:
PC14-40-PZSB
2. Recommend approval of the rezoning of Outlot B, NSM N 13TH
"Planned Development 746/zone 1" and Outlot B, FISCHER
"Planned Development 646/zone 3" to " Planned Development 746/zone 3".
120 DAYS:
February 4, 2015
* The plat shall be configured to have one (1) lot and zero (0) outlots.
• A ten-foot drainage and utility easement shall be dedicated along Flagstaff
Avenue.
• A ten-foot right-of-way easement shall be dedicated 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 be dedicated over any portion of the
existing sanitary sewer line along the north side of 147th that is outside of
December 3, 2014
Regular
1
99
DITION from
T PLACE from
GS AT APPLE VALLEY preliminary plat, subject to
existing easement.
4. Recommend approval of the site plan/building permit authorization to allow for
construction a 280-unit apartment project on Lot 1, Block 1, SP ' 1 GS AT APPLE
VALLEY, according to the preliminary plat, subject to the following:
• The minimum required parking shall be allowed at a rate of one (1) garage
space and 1.47 guest/tenant parking spaces per unit.
• The emergency access gate along 145 Street West shall be set back a
minimum of 30 feet from the street curb line.
• The trash enclosure shall be constructed of 100% masonry materials similar
to the masonry materials used on the apartment buildings and garages.
• Buildings shall meet all setbacks currently in place in Planned Development
No. 746.
• Revisions shall be made to the grading and utility plans in accordance with
the City Engineer's recommendations as stated in his memo, dated October
29, 2014.
• Hydrants shall be added in accordance with the City Fire Marshal's
recommendation.
• Landscaping shall be added to the area adjacent to the east of the most
easterly surface parking spaces located between Buildings 6 and 12 and to the
west of the surface parking area in front of the clubhouse.
• Future potential trash enclosure sites shall be identified on the site plan to the
satisfaction of the City.
• Additional sidewalk connections shall be made from the private sidewalks
within the development to the adjacent public sidewalks in locations identified
in this staff report.
Project Summary/Issues
Outlot B, 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" (High Density
Residential/12+ units per acre) will be required. There is currently 562 acres of property designated for
commercial uses and 245 acres for high-density residential uses.
The two outlots are located in two planned development zoning districts. Outlot B, WENSM 13TH
ADDITION is located in "PD-746/zone 1". This planned development zone allows for townhomes and
condominiums as permitted uses at a maximum density of 16 units per acre. Apartments are not allowed.
Outlot B, FISCHER MARKET PLACE is located in "PD-646/zone 3". 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 platted as outlots. The applicant is proposing a replat of the two outlots
into one lot. Staff has identified several revisions that are included in this report. They should make those
necessary revisions.
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.
2
Access to the development will be via one driveway located along the east side of Foliage Avenue. Two
emergency accesses are proposed, with one located at the end of Flycatcher Lane, a private street and the other
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
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 145 Street curb line.
The site plan shows buildings being set back 28 to 56 feet from the property lines abutting the public streets.
Existing area requirements in "PD-746" allow buildings to be set back a minimum 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 planned 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 drop off. Even though the applicant is confident
that this enclosure at the proposed location will be sufficient to serve the site, staff has concerns about having
only one and would propose that the applicant provide additional locations where future trash enclosures could
be constructed if the City determines their need. In addition, the exterior finish of the trash enclosure should
be constructed with 100% decorative masonry materials.
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 additional 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.
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.
Attachments
Citizen Letter
City Engineer's Memo
Traffic Impact Study
Applicant's Project Description Memo
Springs at Apple Valley Preliminary Plat
Development Plans
Pedestrian Access Exhibit
Elevation Drawings
Elevation Materials Exhibit
Decorative Fence Detail Sheet
WENSMANN 13TH ADDITION FINAL PLAT
FISCHER MARKET PLACE FINAL PLAT
3
4
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
THE SPRINGS AT APPLE VALLEY APARTMENT
PROJECT REVIEW
Existing Conditions
Located between 145 and 147 Streets West and Flagstaff and Foliage Avenues
Outlot B, FISCHER MARKET PLACE and Outlot B, WENSMANN 13TH
ADDITION
"C" (Commercial) and "
Platted as outlots
Vacant
Irregular terrain
None
None
ID
(High Density Residential/6-12 units per acre)
"PD-646/zone 3" (Planned Development) and "PD-746/zone 1" (Planned
Development)
Outlot B, FISCHER MARKET PLACE is 10 acres and Outlot B, WENSMANN 13TH
ADDITION is 10.94 acres (this includes Flagstaff Avenue right-of-way)
NORTH
SOUTH
Cedar Isle Village Ho
Comprehensive Plan
Zoning/Land Use
Fischer Marketplace
Comprehensive Plan
Zoning/Land Use
EAST
Apple Valley Business Campus
mes and Midtown Village
"LD" (Low Density Residential/2-6 units per acre)
and "HD" (High Density Residential/6-12 units
per acre)
"PD-580/zone 2" (Planned Development) and
"PD-746/zone 1" (Planned Development)
"C" (Commercial)
"PD-646/zone 1" (Planned Development)
ST
Comprehensive Plan
Zoning/Land Use
"IND" (Industrial)
"I-2" (General Industrial)
Midtown Village and Fischer Storm Water Pond
Comprehensive Plan
Zoning/Land Use
5
acre) and "IND" (Industrial)
(High Density Residentia1/6-12 units per
"PD-746/zone 1" (Planned Development) and "I-
2" (General Industrial)
Development Project Review
T T
**RSV Ortilts:
itZiff„,o,
Outlot BFISCHER
MARKET plEA E
Location Map
Comprehensive Plan: The applicant is proposing to construct 280 multi-family dwelling units on 20.35
acres. This will result in an overall density of just under 14 units per acre. Outlot B, WENSMANN 13TH
ADDITION is currently guided "HD" (High Density Residential/12+ units per acre) and Outlot B,
FISCHER MARKET PLACE is currently guided "C" (Commercial). The proposed development's density
is consistent with the north ten acres designation and inconsistent with the south ten acres. Therefore, the
applicant has requested a re-designation of Outlot B, FISCHER MARKET PLACE from "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 if
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.
6
44
11
2030 Comprehensive Land Use Map Designation
" (High Density Residential/6 -12 units per acre) and "C" (Commercial)
Proposed 2030 Comprehensive Land Use Map Re- designation
44 1;" (High Density Residential/6 -12 units per acre)
1
Livable Communities Impact: The proposed multi- family development will provide 280 market -rate
apartments. This development proposal will address the City's Livable Communities Act (LCA) principles
7
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.
Zoning: The subject properties are currently located in two planned development-zoning districts. Outlot
B, WENSMANN 13TH ADDITION is located in "PD-746/zone 1". This planned development zone allows
for townhomes and condominiums as permitted uses at a maximum density of 16 units per acre.
Apartments are currently not allowed. Outlot B, FISCHER MARKET PLACE is located in "PD-646/zone
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 be created in the planned
development that would include apartments as a permitted use and create area requirements and
performance standards for the new subzone.
Current Zoning Map Designation
"PD-746/zone 1" and "PD-646/zone 3"
Preliminary Plat: The subject properties are currently platted as outlots. Outlots 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 replat the two outlots 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 13TH ADDITION. That section of Flagstaff Avenue right-of-way 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 and is requesting the following changes:
• A ten-foot drainage and utility easement shall be dedicated along Flagstaff Avenue.
8
• A ten-foot right-of-way easement shall be dedicated 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 be dedicated 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 with the
second and third phases of Midtown Village. The emergency access gate along 145 Street West, and have
requested that it be set back a minimum of 30 feet from the 145 Street curb line. The remaining 120 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
(including the 17 spaces in front of the clubhouse); 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.
The applicant's traffic study included a parking analysis for the proposed development. The study indicated
that there would be a peak parking demand of 344 stalls for residents and visitors between 12:00 a.m. and
5:00 a.m. They concluded that the current plan provides 311 spaces more than the expected peak parking
demand.
The zoning code allows for and upward or downward revision based on accessibility of the open parking
spaces to all tenants arid guests of a multiple dwelling complex. Because the surface parking spaces in the
proposed development are well distributed, staff feels that the parking ratio, as proposed, is adequate to
serve the site.
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
initially expressed their concern about providing only one access in and out for its residents and suggested
that the development provide an exit only access for residents along 145 Street West. The applicant has
indicated that the 145 Street access will be not 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. Staff 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. The Midtown Village residents have expressed their
concern about this emergency exit access and have requested that it not be installed. If it is not installed, an
alternative turnaround will likely need to be installed at the end of the private street 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 a minimum of 30 feet from the 145 Street curb line. The applicant has
indicated that they will relocate the gate to the satisfaction of the City.
9
The site plan shows 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. The applicant has stated that they will relocate the building
to meet the minimum 30-foot setback.
A trash enclosure is located northeast of Building 2. This will be the only area within the 20-acre complex
dedicated for refuse. The applicant stated that over 90% of their apartment developments have only one
trash enclosure and that the inclusion of a trash compactor in an enclosure helps to manage the refuse
generated in their multi-family developments. Staff has concern that there is only one location to drop off
trash and that area is not centrally located. Therefore, staff is proposing that the applicant identify potential
areas within the site where additional trash enclosures could be constructed if it is determined by the City
that the one enclosure will not sufficiently serve the development.
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.
Elevation Drawings: 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 as an exterior finish. Generally, materials other than
masonry do not hold up well, therefore the structure exterior finish should be constructed with 100%
decorative masonry materials.
Street 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:
O 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.
O 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.
• 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 methodology and conclusions.
Grading and Utility Plans: 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.
10
Infiltration basins will be scattered throughout the site, which will provide on-site infiltration of the first Y2
inch of storm water created by any rainfall event. These basins shall be constructed and maintained in
accordance with City's regulations.
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. The applicant has stated that
they will provide additional hydrants as requested.
The applicant has stated that they will relocate the sanitary service to Building 6, extend the sanitary main as
recommended by the City Engineer; and adjust the number of hydrants and locations as recommended by
the Fire Marshal.
Landscape Plan: The applicant has provided an overall landscape plan and shrub planting plan that shows
a healthy mix of plantings. Staff initially had no outstanding issues with the proposed materials. Staff
would like to see additional landscaping adjacent to the east of the most easterly surface parking spaces
located between Buildings 6 and 12 and to the west of the surface parking in front of the clubhouse.
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 to 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.
O Look at adding another sidewalk connection to Flagstaff Avenue from Building 6 along its east side
and to 147 Street West to 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 of land dedication will
be the method used to meet their park dedication requirement.
Signage: 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 allows for one monument sign for each multi-family residential development.
The submitted plans 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.
11
Public Hearing Comments: The public hearing for this development request was held at the November 5,
2014, Planning Commission meeting. The hearing was opened, comments were taken, and the hearing
closed. The following is a synopsis of the comments received during the public hearing along with staff's
response or the applicant's response.
Will the 145 Street West emergency access be opened to the residents? Staff Response - Apple Valley
staff recommended the installation of the emergency gate for the purpose of providing an additional access
to and from the proposed apartment complex. Access through the gate will be electronically controlled with
the City's emergency personnel having the ability to activate the gate to allow vehicles to enter and exit the
site.
Will parking be allowed on 145 Street West in front of the apartments? Staff Response - There are
no plans to restrict parking on 145 Street West in front of the Springs development. However, any on
street parking along 145 Street West will be subject to the applicable parking regulations set forth in the
City code, which among other things restricts parking on any public street or public roadway for a period
longer than we minutes from 3:00 to 6.00 a.m., throughout the year, except for:
Persons rendering emergency medical assistance;
construction areas where off-street parking is not available; or
the driveway is filled to capacity with no space for additional vehicles without extending into the
sidewalk area.
A comment was raised that the entrance to the complex should be relocated to Flagstaff Avenue or
147 Street West. Applicant's Response - The traffic study confirms that the traffic from the Springs
community will not overload Foliage Avenue or negatively affect the existing developments. The site
constraint of the pipeline easement limits the physical distance along Flagstaff Avenue
Moving to 147 Street West would mean we would need to shift our main entrance mid-block, which is
not desirable since we would be facing the back of the retail buildings. It is much more advantageous to
have our club facing a great amenity like the storm water pond across from Foliage Avenue that creates a
much more inviting atmosphere for our tenants.
Will a signal be needed at 147 Street West and Foliage Avenue? Staff Response - No change to the
current traffic control at this intersection is proposed or is warranted with this site development. Staff
will monitor the intersection as it does with many intersections throughout the city to determine when a
signal or other traffic control device will be warranted.
What will be the impact of lights from this development be on the adjoining properties? Staff
Response - In all districts, any lighting used to illuminate an off-street parking area or sign shall be
arranged so as to deflect light away from any adjoining residential zone or from the public streets. Direct
glare from floodlights or similar sources, shall not be directed into any adjoining property or public
streets, and all the source of all lights shall be hooded or controlled in some manner so as not to light
adjacent property. Mitigative measures shall be employed to limit glare and spill light to protect
neighboring parcels and to maintain traffic safety on public roads. These measures shall include lenses,
shields, louvers, prismatic control devices and limitations on the height and type of fixtures. The City
may also limit the hours of operation of outdoor lighting i fit is deemed necessary to reduce impacts on
the surrounding neighborhood.
12
In residential areas, any light or combination of lights that cast light on any adjacent residential property
shall not exceed 1/2 foot candle (meter reading) as measured at the property line. Lighting fixtures for
new and renovated outdoor sports and recreational facilities that adjoin residential uses shall be
designed to eliminate reflected glare and spill light from the bottom one-third of the reflector, and to
shield the view of the arc tube from the residential property.
The submitted light plan appears to meet the City's regulations.
Concern regarding the impacts of emergency access at the end of Flycatcher Lane. Staff Response —
Flycatcher Lane is a private street that extends approximately 290 feet from the intersection of Florissant
Path, another private street, to the east property line of Midtown Village. The Minnesota State Fire Code
states that dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus. There is currently a temporary cul-de-sac on the
applicant's property that provides that turnaround. This cul-de-sac will be removed with the
development of the site, which will generate the need for a new turnaround at the end of the private street.
City staff proposed the exit only gate at the end of Flycatcher Lane as an option, which the applicant
agreed to incorporate into their plans. The Midtown residents have some serious concerns about the
gate. In particular, their concerns are how it will be controlled and who will be responsible for
maintenance of that section of street, in particular the removal of snow. If the exit gate is not the
preferred solution, an alternative will need to be explored.
Can a berm be added along the west side of the property? Applicant's Response - Drainage from the
Midtown property is currently running onto the Springs property. It is not possible to install a berm and
maintain this drainage pattern. As an alternative to berming, the fence can be relocated to one foot from
the property line, allowing for additional landscaping and screening utilizing coniferous plantings which
provide year- round privacy.
Questions whether this will be an upscale rental as the developer portrays it. Applicant's Response -
The Springs is a market rate community. Currently, the projected rent rates are expected to range from
$920 for a studio apartment to $1, 600 for a 3-bedroom apartment. These rates will be adjusted to the
market rate at the time of rent. The Springs is a completely private development, no public financing is
sought for this development.
A concern was raised regarding the impact on real estate values of adjacent properties. Applicant's
Response — The Urban Land Institute's "Higher-Density Development Myth and Fact" and "The Case
for Multifamily Housing" documents cite academic studies that show that multifamily developments do
not negatively impact existing adjacent single family home values, and in some studies, have even
positively impacted property values. Possible reasons for positive impact are the following:
• Multi-family developments can make an area more attractive than nearby communities with fewer
housing choices.
• They increase the pool of potential future homebuyers.
* Well-maintained properties are better for property values than vacant lots, foreclosed or
dilapidated homes.
A concern was raised regarding an increase in crime that will be generated by this development.
Applicant's Response — Again citing the previously mentioned Urban Land Institute documents
addressing the concern that multi-family development increase crime rates, the documents state the
following:
13
* Higher density developments can actually help reduce crime by increasing pedestrian activity
and fostering a 24-hour community._ "Eyes on the street".
• No studies have shown links between apartments and higher crime. Crime is more geographical
rather than type of housing.
* Apartment residents almost twice as likely to socialize with their neighbors as owners of single-
family houses.
The extensions of 147 Street and Flagstaff Avenue have been opened for only two years. What are
the future traffic counts? Staff and Applicant's Response - Daily traffic volume data was collected in
2014 by the City for roadways in this area. The weekday daily volume at each location is as follows:
• 147 Street West, east of Flagstaff Avenue — 4,547 vehicles per day
• Flagstaff Avenue, north of CSAH 42 — 7,913 vehicles per day
• 147 Street West, east of Galaxie Avenue — 8,504 vehicles per day
• Flagstaff Avenue, south of 140 Street West — 4,060 vehicles per day
According to the 2030 Comprehensive Plan, the projected daily traffic volume for 2030 is the following:
* 147 Street West, east of Flagstaff Avenue — 12,000 vehicles per day
• Flagstaff Avenue, north of CSAH 42 — 12,800 vehicles per day
• 147 Street West, east of Galaxie Avenue — 15,700 vehicles per day
* Flagstaff Avenue, south of 140 Street West — 12,800-13,300 vehicles per day
The adjacent street system has been designed and constructed to accommodate existing and projected
titure traffic volumes, including the number of trips that will be generated by commercial/high density
residential development on the subject property.
A concern was raised that the number of vehicles per unit number (the 1.75 multiplier) that was
used in the study may be too low. Applicant's Response - The number of trips generated and the peak
parking demand are calculated based on the number of dwelling units, not the number of vehicles per
unit. Data presented by the Institute of Transportation Engineers (ITE) is the industry standard for trip
and parking generation information. Data presented in Trip Generation, Ninth Edition, published by ITE
shows an average daily trip generation rate of 6.65 trips per unit per day. Data provided in the ITE
publ ication Parking Generation, 4 Edition, indicates a peak parking demand between 12 a.m. and 5 a.m.
of 1.23 stalls per dwelling unit.
Concerns about private drive going across pipeline easement. Staff Response - The American
Petroleum Institute has developed the following guidelines for roads and paved lots on or near pipelines.
Permanent vehicle crossings, such as roads, railroads and paved lots, as well as temporary crossings for
heavy equipment (15,000 pounds and greater) that are planned over or near a pipeline, will require
engineering evaluation to ensure that the installation/crossing will not cause an excessive amount of
stress on the underlying pipeline. The crossing party should provide the pipeline operator with a plan
and profile drawing indicating the existing and proposed elevations of the proposed project; the pipeline
and buried utilities within 25 feet of either side of the crossing should be clearly indicated in all views.
The proposed surface encroachments should cross a buried pipeline, where reasonably possible, in a
perpendicular alignment (90 degrees) to minimize the length of the impact to the underground facility,
but in no event less than 45 degrees. A geotechnical report may be required to identify soil profile
components. This subsoil study will show the load array characteristics of the site.
14
A minimum cover of the pipeline of 48 inches for roads should be planned for permanent installations
over the pipeline. Temporary roads used for construction activity, such as for lumber trucks, logging
wagons, or concrete trucks, may require extra cover and road matting to protect the pipeline from the
additional loading stresses.
The crossing party should maintain a minimum of 36 inches from the top of pipe to grade at the perimeter
of a paved lot. The edge of a proposed surface improvement should maintain 25 feet of clearance, if
possible, with a buried pipeline when running parallel with the underground facility. Ground cover
should not exceed 6 feet over the top of the pipeline unless approved by the pipeline operator.
Driveways or lanes should cross pipelines at no less than a 60-degree angle and should not run parallel
within 25 feet of the pipeline. Generally, a minimum cover over the pipeline of 36 inches for driveways or
lanes and 36 inches for side ditches is recommended, but the pipeline operator may want to evaluate the
impact of the encroachment to the pipeline on a case-by-case basis. The pipeline operator should approve
in advance any lesser amount of cover. (Source: Guidelines for Property Development, copyright 2009
by the American Petroleum Institute)
Concerns about the location of the entrance off Foliage Avenue. Staff Response — The Foliage
Avenue entrance is approximately 320 feet from the north curb line of 147 Street West, 245 feet from the
centerline of the 146 Street West intersection and 590 feet from the centerline of the Flycatcher Lane
intersection. The zoning ordinance requires that driveways shall be located no less than 50 feet from the
curb line intersection of 146 Street West and 100 feet from 147 Street West. The subdivision code that
street intersections with centerline offsets of less than 125 feet shall be avoided. The location of the
driveway meets the requirements set forth in the City code.
As to the issue, a traffic study for this development has been prepared by the applicant and reviewed by
City staff and its traffic consultant. I have included the study, less the appendix that includes the "Level
of Service Worksheets" for your review. The study forecasts the traffic and distribution for the proposed
development, and its impact to the existing street network The traffic consultant concludes that the
project's vehicle trips will have a minimal impact on the overall traffic operations and that no
improvements are needed to the existing street systems to accommodate the proposed development.
Related to the traffic issue, a request was made that traffic information be provided for the south 10 acres
for uses allowed by the current zoning designation to use as a comparison. The petitioner provided
calculations for the following two land use scenarios:
1. A 10,000-square foot movie theater. This proposed use would result in zero trips during the
weekday a.m. peak hour, 418 trips during the weekday p. m. peak hour, and 3,171 weekday daily
trips.
2. 80,000 square feet of retail space. This use would generate 77 trips during the weekday a.m.
peak hour, 297 trips during the weekday p.m. peak hour, and 3,416 weekday daily trips.
Although these are good scenarios in which to compare with the proposed development to determine any
impacts that this development may have because of the Comp Plan Land Use Map re-designation, it
should be noted that a proposed 80, 000-sq. ft. retail use would not be allowed. We will ask the developer
to provide
Concerns about storm water runoff and the potential flooding. Staff Response — Storm water
generated from this site will be collected in pipes and transported into the City's storm water collection
system. This system has been designed to accommodate the site's storm water runoff
15
As stated previously, several infiltration basins will be constructed throughout the development and will
be designed to capture and infiltrate the first 1/2 inch of storm water from any rainfall event. It should be
noted that the public storm water infrastructure in the area was designed and installed prior to the City's
infiltration requirements. This means that the amount to storm water diverted from this site to the
ponding area located to the west will likely be less than what was expected when the pond was designed
and constructed.
Concern about the number of lots/units in a small area. Staff Response — The proposed development
will have 280 dwelling units on approximately 20.34 acres of property. This will result in a density
calculation of 13.76 units of acre. The proposed density is consistent with the Midtown Village project,
which was to have an overall density of 14 units per acre at full build out.
Concerns that the development will have no underground parking. Applicant's Response - The
proposed development will offer a variety of parking options, including parking under residential units.
Some tenants do not want underground parking or a direct access parking option, therefore the applicant
also offers a detached garage option. The detached parking option meets City code.
What does "12+ units per acre" mean? Staff Response — This is a term that is commonly used for
guiding development. The City's comprehensive plan and zoning regulations uses this terminology to
establish the permitted number of units per acre of land to be developed.
Concern about the impact on the local school population. Staff Response — The Rosemount-Apple
Valley-Eagan school district demographer estimates that this development would generate 48 elementary
students to the Greenleaf attendance area, 18 middle school students to Falcon Ridge, and 21 high school
students to Eastview. The district representative indicated that this increase would not have an adverse
impact on the student populations of those schools.
What will be the impact of the infiltration areas on the groundwater in the area? Staff Response -
Infiltration consists of engineering a system whereby storm water runoff is allowed to filter through soil
and recharge the local groundwater. The Infiltration process removes pollutants, recharges
groundwater, and reduces the overall downstream water load.
In general, infiltration appears to be best suited to treat runoff from watersheds that are largely
residential, since these areas have a relatively low risk of generating contaminants that can compromise
groundwater quality.
All the infiltration areas will be designed, constructed, and maintained in a manner that will ensure that
the basins function in accordance with City standards.
What will be the times of construction? Staff Response — City code prohibits certain activities between
the hours of 10:00 p.m. to 6:00 a.m. daily. They include the construction, installation, and maintenance
of utility and street projects; and construction, remodeling, repair, of maintenance of structures. The
code also restricts the operation of construction and grading equipment only to the hours of 6:30 a.m.
and 5:30 p.m., Monday through Friday. A developer/contractor may request an adjustment to those
timelines that may include additional grading hours and adding Saturday.
The applicant has indicated that projected construction will begin spring of 2015 and completed by the
end of 2016
16
What are the parking calculations for the site? Staff Response — City code establishes parking
requirements based upon use of a property. For multiple dwellings, the requirement is one and one-half
parking spaces and one garage space per dwelling unit. The code allows for an upward or downward
revision to the requirement at the time of site plan review if it can be shown that the open parking spaces
are accessible to all tenants and guests.
As stated previously, there will be 168 detached and 112 attached garage spaces, and 412 surface
parking spaces. This development will have a ratio of 2.47 spaces per unit, which is .03 spaces per unit
deficit, or 8 spaces for the development. The traffic study prepared by the applicant indicated a peak
parking demand of 344 spaces per unit. Their calculation uses parking data from the Institutes of
Transportation Engineers publication "Parking Generation, 4 Addition".
The American Planning Association "Planning and Urban Design Standards" reference book has
parking ratio requirements for multi-family dwelling units based on number of bedrooms per unit. Those
ratios are 1.25 spaces per studio, 1.5 per one(1) bedroom unit, and 2 per two (2) and three (3) bedroom
units. Using these standards to calculate
As stated previously, the site will have seventeen detached garage buildings with 168 parking spaces, 112
attached garage spaces, and 412 surface parking spaces (this number includes the 17 spaces in front of the
clubhouse). The per unit ratio will be 2.47 spaces per unit, which is slightly below the minimum required
2.5 spaces per unit.
Will there be subsidized rentals? Applicant's Response - No, there is no public assistance being sought
for this development. Continental is confident in the demand for rental units and does not expect any
difficulty in the lease up of the property. Continental business plan is to hold and maintain the property
as an asset in their portfolio. It is not the desire of Continental to devalue their assets by lack of
maintenance and significantly lowering the revenue. We will follow the market.
Can you assure quiet neighbors? Staff Response — This development will not be treated any differently
than any other in the city and will be subject to all applicable noise ordinances currently enforced in the
city.
What will be the average person per unit average? Applicant's Response - There is a maximum of
two people allowed per bedroom.
17
Mr. Tom Lovelace,
I attended the Planning Commission meeting on November 5 regarding the
Continental Properties "Springs " development. After hearing some of the residents
concerns and having time to reflect on them, 1 have some strong views that I would
like to express to the members. I'm not sure if the Commission will be taking more
citizen comments at the next meeting so lam expressing my concerns in this letter.
L 1 feel the development is too big. That means more people, more noise, more
traffic, overcrowding the schools, more crime, and more trouble. 1 strongly
oppose the rezoning. The plot that is designated for commercial should remain
commercial and be used for something like "Knob Ridge Town Office Park" on
Energy Way.
2. I have a problem with the units being rentals. Renters do not take the same pride
in the community as homeowners. They don't take responsibility for
maintenance or following rules. In the Midtown Village condos we have had so
much trouble with renters that we passed an amendment to our declaration
restricting rentals and the row homes are in the process of doing the same.
3. The "Springs" project has a pet playground but nothing for young people. In
Midtown Village we have a children's playground, a basketball court, and a
volleyball court. There would be nothing stopping the "Springs" residents from
using our facilities. We are not a gated community and can't afford to put up a
fence.
4. The emergency exit going through Midto Village is unacceptable. Flycatcher is
private property. This is no different than using someone's private driveway.
Midtown Village should not have to keep that area free of snow for the "Springs"
community.
5. The main entrance to the community should be on Flagstaff. It would provide
quick access to County 42 to the south and 140th St to the north. Also, it would not
be across from any homes that would be disturbed by the extra traffic and
already has a 4 way stop at 147th St. Then the Foliage entrance could be used for
the second emergency exit.
1 would appreciate it if you would pass these concerns on to the members of the
Planning Commission or 1 can present them myself at the next meeting if a decision
has not been made before that and more community concerns will be heard.
Thank you, 7
Anne Benson
14567 Florissant Path
Apple Valley, MN
November 10, 2014
RECEIVE
2014
Plat
CITY OF Apple„
Valley
MEMO
Public Works
TO: Tom Lovelace, City Planner
FROM: Colin G. Manson, City Engineer
DATE: October 29, 2014
SUBJECT: Springs of Apple Valley Development Review
Tom, following is comments outlining approval conditions regarding the Springs of Apple Valley
plan dated October 8, 2014.
O The existing Flagstaff Avenue right of way easement shall be dedicated on the plat.
O A 10' drainage and utility easement shall be provided along Flagstaff Avenue.
• A 10' right of way easement shall be granted over the existing drainage and utility
easements for 50' in each direction from the intersection of Flagstaff Avenue and 147th
Street.
• A 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
O All infiltration basins, retaining walls, and fences shall be located outside of public
easements and right of way.
• All Emergency overflows (ECM-) from the site shall be identified on the grading plan in
terms of location and elevation.
O 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
O Infiltration calculations for the site shall be provided.
• Clarification of the function of the northeasterly infiltration basin/storm sewer system shall
be provided.
• All storm sewer located within right of way and public easements shall be reinforced
concrete pipe.
Water Main
O 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.
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.
Sanitary 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.
nr
Enginters Scientists
Business P
i 3e
rate
Wenck File #5167-01
October 15, 2014
Traffic Impact Study for
Apartment Development
in Apple Valley, MN
Prepared for:
CONTINENTAL 313 FUND LLC
Prepared by:
WENCK ASSOCIATES, INC.
1800 Pioneer Creek Center
P.O. Box 249
Maple Plain, Minnesota 55359-0249
(763) 479-4200
1.0 EXECUTIVE SUMMARY _________________________ ~OOOOO •••••••••••• O~O'''' 1-1
2.0 PURPOSE AND BACKGROUND_ OO~~ .````^~•'^'~•~~~~^` `~~����'''''''''� - ^
3-1
3•0 EX�T|NGCON00DOK0_ . '.—.���O~ O~O OOO^^~~~••'^~••••~~^^•'^••~^~'^O~^`~''~
4
5.0 TRAFFIC ANALYSIS
5
��~OOO' ~O-'^``.~OOOOO~OO~~ ~~~ ' O ' ''~O''''''''' . •••e•A• � •1
6.0 6 _ 1 6.0 PARKING .� ��. �.����.���' �.� ��
��...���.�...�.����.����~.�.��.��.'.��� �����.�
7-1
7.0 CONCLUSIONS AND RECOP�K�END/�lONS.~~~OOOO~^'—~O~^'~~''^~O~^^~..—~~.
� 8_ � 8.0 ����0�DC .`—'—..�.'_.~.-.~~~...~-..�~�..—'^�~'~^^ '�-^~^` ^`'~~����~
FIGURES
FIGURE 1
FIGURE 2
FIGURE 3
FIGURE 4
FIGURE 5
FIGURE 6
FIGURE 7
Table of Contents
2-2
PROJECT LOCATION -----------------^------------''
2-3
SITE PLAN -------._----------,----------------'
3-2
EX|SDNG[ON0T|ONS-----------------------------
WEEKDAY AM PEAK HOUR TURN MOVEMENT VOLUMES 4-3
WEEKDAY PM PEAK HOUR TURN MOVEMENT VOLUMES -----------4'3
WEEKDAY AM PEAK HOUR LEVEL OF SERVICE RESULTS------------.4
WEEKDAY PM PEAK HOUR LEVEL OF SERVICE RESULTS--- ........ -----.S-3
October 2014
„ Alenck
Land Use
Size
Unit
Apartments
280
DU
Proposed Development Characteristics
DU = square feet
1.0 Executive Summ ry
® Galaxie Avenue/145 Street
O Galaxie Avenue/147 Street
O Flagstaff Avenue/147 Street
O Foliage Avenue/147 Street
• Foliage Avenue/Florence Trail
O Foliage Avenue/project access (future only)
The proposed land use and size is shown in the following table.
Pro Dosed Land Use and Size
•
The purpose of this Traffic Impact Study is to evaluate the traffic impacts of the proposed apartment
development located in Apple Valley, MN. The project site is located west of Flagstaff Avenue between
145 Street and 147 Street.
This study examined weekday a.m. and p.m. peak hour traffic impacts of the proposed development at
the following intersections:
The proposed project will involve constructing new apartment buildings on an existing vacant site. The
site will include 675 parking spaces. Access for the site is provided on Foliage Avenue north of 147
Street.
The project is expected to be completed by the end of 2017.
1-1
October 2014
Vend<
The conclusions drawn from the information and ana presented in this report are as foliows:
• 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 projec trips have minimal impact on the overall traffic operations. No improvements are
needed to the surrounding street system to accommodate the proposed project.
• The peak parking demand of 344 stalls for residents and visitors occurs between 12 a.m. and 5
a.m. As shown in the current site plan, 675 parking spaces are proposed for the site. Therefore,
the current plan provides 331 spaces more than the expected peak parking demand.
• This 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 red uce the reliance on personal auto travel.
1-2
October 2014
/end<
Land Use
Size
Unit
Apartments
280
DU
• Galaxie Avenue/145 Street
O Galaxie Avenue/147 Street
O Flagstaff Avenue/147 Street
O Foliage Avenue/147 Street
O Foliage Avenue/Florence Trail
O Foliage Avenue/project access (future only)
Purpose and Bac
The proposed land use and size is shown in Table 2-1.
Table 2-1
Pro Dosed Land Use and Size
ground
The purpose of this Traffic Impact Study is to evaluate the traffic impacts of the proposed apartment
development located in Apple Valley, MN. The project site is located west of Flagstaff Avenue between
145 Street and 147 Street. The project location is shown in Figure 1.
This study examined weekday a.m. and p.m. peak hour traffic impacts of the proposed redevelopment
at the following intersections:
Proposed Development Characteristics
The proposed project will involve constructing new apartment buildings on an existing vacant site. The
site will include 675 parking spaces. Access for the site is provided on Foliage Avenue north of 147
Street. The access for the site will be controlled by a security gate. The site plan shows approximately
125 feet of stacking space between Foliage and the gate. At 25' of space per car, this equates to
stacking space for 5 cars.
DU = square feet
The current site plan is shown in Figure 2. The project is expected to be completed by the end of 2017.
2-1
October 2014
Nei iC
PROJECT LOCATION
" Tr,
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TRAFFIC IMPACT STUDY
FOR APARTMENT
DEVELOPMENT
IN APPLE VALLEY, MN
# 6 f
a F..-
The proposed site currently is undeveloped property The site is bounded by F Avenue on the
east, 145 Street on the north, 147 Street on the south, and Foliage Avenue and existing residential
uses on the west.
Near the site Iocation, Flagstaff Avenue and 147 Street are three lane, two-way streets with turn lanes
at major intersections. Foliage Avenue and 145 Street are two lane, two-way streets Existing
conditions at intersections near the proposed project location are shown in Figure 3 and described
below.
Galaxie Avenue/145 Street
This intersection has three approaches and is controlled with a stop sign on the westbound approach.
lane. �ne. Thesouthbo un d
through/right
approach prov one Ieft turn lane and two through tanes The westbound approach provides one
wide unstriped lane for left turn/through/right turn movements.
Galaxie Avenue/147 Street
This intersection has four approaches and is controlled with a traffic signal. All four approaches provide
one left turn lane, one through lane, and one through/right turn lane.
Avenue/147 Street
d
Th�intere�tion has four approaches and �contro|�dwbh�ops�nson the northbound an
southbound approaches. All four approaches prov one Ieft turn ane and one through/right turn
lane.
Flagstaff Ave Street
This intersection has four approaches and is controlled with stop signs on all four approach. The
eastbound and northbound approaches provide one left turn lane and one through/right turn lane. The
westbound and southbound approaches provide one left turn lane, one through lane, and one right turn
lane.
Foliage Avenue/Florence Trail
3.0 E Conditions
Thbintersectionhesfourapproachesandiscontro|ledwithstopsignsontheeas bound and westbound
approaches. All four approaches provide one left turn lane and one through/right turn lane.
3-1
October 2014
Vend<
'tiSztAtif,
•
Traffic Forecast Scenarios
To adequately address the impacts of the proposed project, forecasts and analyses were completed for
the year 2018. Specifically, weekday a.m. and p.m. peak hour traffic forecasts were completed for the
following scenarios:
• 2014 Existing. Turn movement volumes collected in October 2014 were used for existing
conditions. The existing volume information includes trips generated by uses near the project
site.
• 2018 No-Build. Existing volumes at the subject intersections were increased by 2.0 percent per
year to determine 2018 No-Build volumes. The 2.0 percent per year growth rate was based on
both recent growth experienced near the site and expected future growth.
• 2018 Build. Trips generated by the existing office building were removed and trips generated by
the proposed uses were added to the 2018 No-Build volumes to determine 2018 Build volumes.
Isip Generation
4.0 Traffic Forecasts
The expected development trips were calculated based on data presented in Trip Generation, Ninth
Edition, published by the Institute of Transportation Engineers. These calculations represent gross total
trips that will be generated by the proposed development. The resultant net trip generation estimates
are shown in Table 4-1.
Land Use
Apartments
ITE
Code
DU=dwelling unit
Table 4-1
Weekday Trip Generation for Proposed Land Uses
Size
??0 280 Du
Weekday AM Peak Hour
In 1 Out Total
29 114 1 143
Wr.
Weekday PM Peak Hour
In Out Total Total
113
61
174
Weekday
Daily
1862
As shown in Table 4-1, the proposed development will add a net total of 143 trips during the a.m. peak
hour and 174 trips during the p.m. peak hour.
All trips generated by the apartment land use are considered new trips, which are trips solely to and
from the proposed development.
4-1
October 2014
i c i <
Trip Distribution Percentages
Trip distribution percentages for the subject development trips were established based on the nearby
roadway network, existing and expected future traffic patterns, and location of the subject development
in relation to major attractions and population concentrations.
The distribution percentages for new trips generated by the proposed development are as follows:
O 25 percent to /from the north on Galaxie Avenue
O 10 percent to /from the north on Flagstaff Avenue
O 5 percent to /from the west on 145 and 146 Streets
O 25 percent to /from the west on CR 42
• 5 percent to /from the south on Galaxie Avenue
O 5 percent to /from the south on Flagstaff Avenue
• 15 percent to /from the east on CR 42
O 10 percent to /from the east on 147 Avenue
Traffic Volumes
Development trips were assigned to the surrounding roadway network using the preceding trip
distribution percentages. Traffic volumes were established for all the forecasting scenarios described
earlier during the weekday a.m. and p.m. peak hours. The resultant traffic volumes are presented in
Figures 4 and 5.
4 -2
October 2014
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Intersection Level of Service Analysis
5"0 ""=""""~ Analysis
Traffic analyses were completed for the subject intersections for all scenarios described earlier during
the weekday am. and p.m. peak hours using Synchro software. Initial analysis was completed using
existing geometrics and intersection control.
Capacity analysis results are presented in terms of level of service (LOS), which is defined in terms of
traffic delay at the intersection. LOS ranges from A to F. LOS A represents the best intersection
operation, with IittIe delay for each vehicle using the intersection. LOS F represents the worst
ntersection operation with excessive delay The following isa detailed description of the conditions
described by each LOS designation:
• Level of service A corresponds to a free flow condition with motorist virtually unaffected by the
intersection control rnechanism. For a signalized or an unsignalized intersection, the average
delay per vehicle would be approximately 10 seconds or Iess.
Level of service B represents stable flow with a high degree of freedom, but with some influence
from the intersection control device and the traffic volumes. For a signalized intersection, the
average delay ranges from 10 to 20 seconds. An unsignaized ntersection would have delays
ranging from 10 to 15 seconds for this level.
• Level of service C depicts e restricted flow which remains stable, but with significant influence
from the intersection control device and the traffic volumes. The general level of comfort and
convenience changes noticeably at this level The delay ranges from 20 to 35 seconds for a
signalized intersection and from 15 to 25 seconds for an unsignalized intersection at this levei
• Level of service D corresponds to high-density fiow in which speed and freedom are significantly
restricted. Though traffic flow remains stable, reductions in comfort and convenience are
experienced. The control delay for this level is 35 to 55 seconds for a signalized intersection and
25 to 35 seconds for an unsignalized intersection.
w Leve|of service E represents unstable flow of traffic at or near the capacity of the intersection
with poor Ievels of comfort and convenience. The delay ranges from 55 to 80 seconds for a
signalized intersection and from 35 to 50 seconds for an unsignalized ntersection at this level.
• Level of service F represents forced flow in which the volume of traffic approaching the
intersection exceeds the volume that can be served. Characteristics often experienced include
long queues, stop-and-go waves poor travel times, Iow comfort and convenience, and increased
accident exposure. Delays over 80 seconds for a signalized intersection and over 50 seconds for
an unsignalized intersection correspond to this level of service.
The LOS results for the study intersections are described below and shown in Figures 5 and 6. All LOS
worksheets are included in the Appendix for further detail.
6a 'axle Avenuev145
During the a.m. peak hour under all scenarios all movements operate at LOS C or better. The overall
intersection operates at LOS A.
During the p.m. peak hour under all scenarios all movements operate at LOS C or better. The overall
intersection operates at LOS A.
No improvements are needed at this intersection to accommodate the proposed project.
147 GoknleA«en«e 14' Street
Durng the a.m. peak hour under all scenarios, all movements operate at LOS C or better. The overall
intersection operates at LOS B.
During the p.m. peak hour under all scenarios all movements operate at LOS C or better. The overall
ntersection operates at LOS C.
No improvements are needed at this intersection to accommodate the proposed project.
Foliaae Avenue 147 Street
During the a.rn. peak hour under alt scenarios, all movements operate at LOS B or better. The overall
;ntersection operates at LOS A.
During the pm. peak hour under all scenarios, all movements operate at LOS D or better. The overall
intersection operates at LOS A.
No improvements are needed at this intersection to accommodate the proposed project.
r m
Flagstaff
Avenuey14. Street
During the a.m. peak hour under all scenarios, all movements operate at LOS C or better. The overall
intersection operates at LOS B.
During the p.m. peak hour under aPI scenarios, al! movements operate at LOS B or better. The overall
intersection operates at LOS B.
No improvements are needed at this intersection to accommodate the proposed project.
5-2
October 2014
V i
AvcnueyF�rence7ro�
Foliage
During the a.m. peak hour under all scenarios, U
�movementsope rateatLOS8orbettec The overall
intersection operates at LOS A.
During the p.m. peak hour under all scenarios, all movements operate at LOS C or better. The overall
intersection operates at LOS A.
No improvements are needed at this intersection to accommodate the proposed project.
Foliage Aven Access
During the -- ourund�rthe��Bui ��na�oUm�me�o����
u n� e�.m.pe�xn =
The overall intersection operates at LOS A.
During the p.m. peak hour under the 2017 BuiId scenario, all movements operate at LOS B or better.
The overall intersection operates at LOS A.
No improvements are needed at this intersection to accommodate the proposed project.
Overall Traffic Imps
As described above and shown in Figures 5 and 6, the projec trips have minimal impact on the overall
traffic operations. No improvements are needed to the surrounding street system to accommodate the
proposed project,
5-3
October 2014
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ar
Institute of Trpportation Engineers (ITE) Data Calculations
Parking data from the Institute of Transportation Engineers (ITE) was used to determine the expected
�
peak parNnOdemand. Data provided inthe�EpubU�t\on Edition, indicates a
parking demand between 12 a.m. and 5 a.m. of 344 stalls for the low/mid-rise apartment land use. This
peak parking demand includes both resident and visitor parking for the entire property.
As shown above the peak demand of344 stalls occurs between 12a.m. and Sa.m. As shown in the
current site p!an, 675 parking spaces are proposed for the site. Therefore, the current plan provides 331
spaces more than the expected peak parking demand.
This 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.
6-1
October 2014
VV
7.0 Conclusions and Recommendations
The conclusions drawn from the information and analyses presented in this report are as follows:
• The proposed redeveloprnent 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.
w The project trips have minimal irnpact on the overaH trafflc operations. No improvements are
to accommodate project.
needed to the surrounding street sys�'m oaccomm '
• The peak parking demand of 344 stalls for residents and visitors occurs between 12 a.m. and 5
a.m. As shown in the current site plan, 675 parking spaces are proposed for the site. Therefore,
the current plan provides 331 spaces more than the expected peak parking demand.
O This site will benefit from the close proxirnity to the Metro Transit nsit 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.
7-1
October 2014
i'Vend<
PROJECT DESCRIPTION
artinen
The Springs will supply a mix of studio, 1 bedroom, 2 bedroom, and 3
bedroom units, with ratios as shown at right. All 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.
Continental 313 Fund LLC ("Continental") is proposing a development of an upscale 280-unit multi-
family 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 (14) apartment buildings are proposed. The apartment
buildings are two (2) story structures with private, ground'|eveL 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-
scale 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 inctuded in this submittat.
UNIT ' NUMBER
TYPE OF UNITS
Stud', 28
B�dr�rm
7.-BPdcOCm' 1 I
'
The Springs will be a gated community with one main vehicular access point into the development. The
gate will be closed at alt 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.
ts
(a:
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 demonstraVon style
kitchen, and a large gathering room for events with free Wi-Fi throughout. A resort style pool with
outdoor griIIing area will be Iocated at the rear of the clubhouse.
The site plan has been designed to complement the parklike setting of the surroundings and adjacent
developments by providing interconnecting walks and gathering spaces. The City sidewalk will be
extended along 145th Street which will complete the entire biock. A Iarge band through the middle o
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 of 2015. The development's clubhouse would be complete in Winter 20£i 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.
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DRB-MATERIALS AND COMPONENTS
STANDARD BRICK UNITS, RUNNING BOND, METAL CORRUGATED VENEER TIES @ 16" O.C.
HORIZONTALLY AND 16" 0.0, VERTICALLY, HORIZONTAL WIRE REINFORCEMENT @ 16" 0.C. -
REFER TO EXTERIOR FINISH COLORS
UL APPROVED CHIMNEY SHROUD
1HR RATED ROOFICEILING ASSEMBLY GA FILE NO RC2601, (2) LAYERS OF 5/8" TYPE X UL
CLASSIFIED GYPSUM SOFFIT BOARD WITH SMOOTH FINISH, 1 /4" PAINTED FIBER CEMENT
BEADED PORCH PANEL
(1) LAYER OF 5/8" EXTERIOR GRADE GYP. BD. 01 BEAD BOARD CEILING - SMOOTH FIMSH
414 X 2 FIBER CEMENT SHADOW BOARD OVER 514 X 8 PAINTED FIBER CEMENT TRIM BOARD
FASCIA - REFER TO EXTERIOR FINISH COLORS
5i4 X 8 PAINTED FIBER CEMENT TRIM BOARD FASCIA - REFER TO EXTERIOR FINISH COLORS
HARDIE TRIM RUSTIC GRAIN SE BOARDS - INSTALLED AT FRIEZE, RAKE, WINDOWS, DOORS, AND
CORNER DETAILS VV/ PREFINISHED METAL FLASHING WHERE REQUIRED, INSTALLED PER
MANUFACTURER'S RECOMMENDATIONS. TRIM/RAILINGS COLOR - REFER TO EXTERIOR FINISH
COLORS
PRE-FABRICATED FIREPLACE WITH 8"H PRECAST STONE HEAD AND 4" PRECAST STONE JAMBS
(SINGLE OR DOUBLE - SEE ELEVATIONS FOR DIMENSIONS) 5/4 X 6 ROUGH SAWN CEDAR SLATS -
STAIN AND VARNISH, 2" SQUARE GALVANIZED WELDED STEEL FRAME - PRIME AND PAINT -
'COLOR TO BE SELECTED BY OWNER, 1" X 6" GALVANIZED STEEL JAMB PLATE 7'-0" LONG,
ANCHORED TO WOOD POST JAMB, PRIME AND PAINT - COLOR TO BE SELECTED BY OWNER
JAMES HARDIE "SAIL CLOTH'
JAMES HARDIE "SOFT GREEN" H
FTAMKO, ARCHITECTURAL GRADE ASPHALT SHINGLES, STYLE: HERITAGE SERIES, COLOR:
WEATHERED WOOD
HARDIE PLANK SELECT CEDARMILL FIBER CEMENT LAP SIDING - 8.25" 0/7' EXPOSURE,
INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. COLOR - REFER TO COLOR SCHEMES.
r -
HARDIE PANEL CEDARMILL FIBER CEMENT VERTICAL SIDING W/ HARDIE TRIM 10 BATTEN
BOARDS AT 16" 00 VERTICAL., INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. COLOR
REFER TO COLOR SCHEMES.
1HARDIE PLANK SELECT CEDARMILL FIBER CEMENT LAP SIDING - 8,25" Wi EXPOSURE.
I INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. COLOR - REFER TO COLOR SCHEMES.
1VENTED AND NON VENTED VINYL SOFFIT PANELS, UNIVERSAL TRIPLE.
KM
CHIMNEY SHROUD j
EXTERIOR CEILING 1
EXTERIOR CEILING 2
FASCIA 1
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BORAL - COLOR: WILLOW BROOK- QUEEN
PRE-FINISHED TO MATCH DELICATE WHITE j
BURGUNDY VVINE
MOUNTAIN SAGE
DELICATE WHITE
PRE-FINISHED - BRONZE
HERITAGE SERIES - WEATHERED WOOD
•
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JAMES HARDIE "HEATHERED IVIOSS
JAMES HARDIE "SAIL CLOTH'
JAMES HARDIE "SOFT GREEN" H
JAMES HARDIE 'KHAKI BROWN"
JAMES HARDIE "MOUNTAIN SAGE"
PRE-FINISHED TO MATCH DELICATE WHITE
CLEAR ANODIZED
PRE-FINISHED - WHITE
BRACKETS
BRICK
DOORS- TYPICAL .
DOORS - UNIT ENTRY
DOORS - UNIT ENTRY ALT
FIBER CEMENT TRIM 1
GUTTERSIDOVVNSPOUTS
SHINGLES
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SIDING 1/
VZ ENIGIS
SIDING 3
SIDING 3A
SOFFIT PANELS
S TOREFRONT WINDOWS
SMOIINIM
":: �^ 4_94 '$ ?Y$ R ''� $ 1xh' I \?
APPLE VALLEY PLANNING COMMISSION
2015 MEETING CALENDAR AND APPLICATION DEADLINES
Meetings are held on the first and third Wednesdays of each month
at 7:00 p.m. at the Apple Valley Municipal Center, 7100 -147 Street West
APPLICATION DEADLINE
for Public Hearings: Rezonings,
Subdivisions, Preliminary Plats,
Conditional Use Permits, Comp
Plan Amendments, Interim Use
Permits
Wednesday, 9:00 a.m.
December 10, 2014
December 24, 2014
January 7, 2015
January 21, 2015
February 4, 2015
February 18, 2015
March 4, 2015
March 18, 2015
April 8, 2015
April 22, 2015
May 6, 2015
May 20, 2015
June 17, 2015
July 8, 2015
July 22, 2015
August 5, 2015
August 19, 2015
September 9, 2015
September 23, 2015
October 7, 2015
November 4, 2015
November 18, 2015
* Odd date due to Holiday occurrence.
** Only one meeting this month.
s :\ planning \plancomm \calendars \2015 final.doc
APPLICATION DEADLINE MEETING DATE
for Site Plan Reviews,
Variances, Sketch Plans, etc.
Monday, 9 :00 a.m.
December 29, 2014
January 12, 2015
January 26, 2015
February 9, 2015
February 23, 2015
March 9, 2015
March 23, 2015
April 6, 2015
April 27, 2015
May 11, 2015
May 26, 2015*
June 8, 2015
July 6, 2015
July 27, 2015
August 10, 2015
August 24, 2015
September 8, 2015*
September 28, 2015
October 12, 2015
October 26, 2015
November 23, 2015
December 7, 2015
Wednesday, 7:00 p.m.
January 7, 2015
January 21, 2015
February 4, 2015
February 18, 2015
March 4, 2015 Annual Mtg.
March 18, 2015
April 1, 2015
April 15, 2015
May 6, 2015
May 20, 2015
June 3, 2015
June 17, 2015
July 15, 2015**
August 5, 2015
August 19, 2015
September 2, 2015
September 16, 2015
October 7, 2015
October 21, 2015
November 4, 2015 **
December 2, 2015
December 16. 2015