Launch properties requests consideration of an application for the redevelopment of the Ryan Real Estate building at 14750 Cedar Ave. The proposed development would remove the existing building and replace it with a 9,000 sq. ft. Class I Casual restaurant with two drive-thru lanes. The requested land use actions would be the following:

1. Amend PD-290, Zone 1 to allow drive-thru lanes in connection with a Class I Restaurant
2. Amend PD-290, Zone 1 to allow reduced parking and building setbacks from Cedar Ave, 147th Street and Glazier Ave.
3. Conditional Use Permit (CUP) for drive-thru lanes.
4. Site plan review/building permit authorization for 9,000 sq. ft. Class I restaurant.

Site Plan: The petitioners propose to construct the building on the northwest corner of the subject property with the building aligned in a north-south orientation parallel to Cedar Ave. The front and main entrance will be on the south side of the building. The double drive-thru lanes are proposed to be accessed from the east side of the parking lot and follows counter-clockwise around the north and then west sides of the site between Cedar Avenue and the building. The existing driveway access off of 147th Street is proposed to be closed. A right-in-only access is proposed to be constructed on Glazier Ave approximately 230’ south of the Glazier Ave and 147th Street intersection. A second full access driveway is proposed south of the right-in-only access with a dedicated enter lane, right turn exit lane and left turn exit lane. The required number of parking spaces is calculated based on the number of seats. With 201 indoor seats and 28 outdoor seats, a total of 84 parking spaces would be required; ninety-seven (97) spaces are provided.

Zoning Amendments Requested: The petitioners seek to amend the planned development zoning district (PD-290, Zone 1) to reduce building setbacks from Cedar Ave from 40’ to 26’, and parking lot setbacks from Cedar Ave from 20’ to 0.’ The 147th Street parking setbacks are proposed to be reduced from 20' to 4'.  The parking lot setbacks from Glazier Ave are proposed to be reduced from 20’ to 10’. When Dakota County improved Cedar Avenue in 2013, the County acquired additional right-of-way (ROW) and trail, drainage and utility easements (TDU) to place a corner monument and landscape feature on the northwest corner of the site. The reduced setbacks are needed as a result of the additional easements. Class I restaurants are a permitted use in the zoning district, but drive-thru lanes in connection with a Class I restaurant are currently not allowed. The petitioner requests an amendment to the PD that would allow two drive-thru lanes.

Easements and Setbacks: Dakota County obtained several additional easements from the former Ryan Real Estate property when Cedar Ave was upgraded in 2013. Additional right-of-way easements (ROW) and trail, drainage and utility easements (TDU) were obtained in order to construct the brick entrance monument feature on the southeast corner of the Cedar Ave and 147th Street W intersection (northwest corner of the site). The submitted plans should be revised to clearly show the ROW lines and the TDU easements. Building and parking lot setbacks are taken from ROW; TDUs do not impact setbacks. The two drive-thru lanes and 12 parking spaces encroach into the TDU easement. The petitioner plans to redesign the corner monument area and easements which Dakota County states would be very difficult to do because federal funding was used to help finance the road construction project. Any modification to the easements would require a complicated federal approval process.

Building Design: The rear of the building is proposed to be the north side of the building along 147th Street. The code requires that all four sides of a building have equally attractive elevations. The north elevation as proposed does not have the same architectural features as the other sides of the building; this is a concern noting that the north building elevation is visible from 147th Street.

Dumpster Placement: The petitioners propose to construct the dumpster on the north side of the site in the center of the parking area. While this will be most convenient for employee access from the “back of the house” or rear of the restaurant building, it will be very visible to traffic along 147th Street.

Traffic Impacts on Area Intersections: A significant issue related to the redevelopment of the Ryan Real Estate building will be the potential impact to abutting streets and intersections resulting from increased traffic volumes. Currently during peak periods, backups occur when vehicles are waiting at the intersection of Cedar Avenue and 147th Street which prevents vehicles from turning west or left from northbound Glazier Ave. A traffic study was conducted which found that the intersection of 147th Street and Glazier will be impacted by the increased traffic levels resulting from the redevelopment. The petitioners state that any redevelopment of the site would likely increase traffic levels on the surrounding streets. A regional solution that includes improvements to area intersections will likely be needed to accommodate expected increased traffic levels on 147th Street.

Discussions of Proposed Round-About with Adjacent Property Owners.  Launch Properties has contacted the adjacent property owners to discuss their project and the proposed modifications to area streets and intersections as a result of this project.  The following is a summary of their discussions:

1. Merchant’s Bank, 14990 Glazier Ave – has a branch bank in Lakeville where a signalized intersection was converted to a round-about.  Says intersection performs much better.  Supports the round-about.

2. Apple Valley Professional Building, 7493-147^th Street – listened to the information and expressed openness to discussing the idea in more detail.  Stated that hybrid-elongated style round-about would be most impactful to them.  In separate correspondence to City, expressed concern over impacts to business as a result of access changes and requested to be kept informed of the project.

3. Wings Financial Credit Union, 14985 Glazier Ave – concerned about increased levels of traffic projected for this project.  Of two round-about designs, prefers hybrid-elongated.

4. Cedar Marketplace, 14638 Cedar Ave -- no response back from owner.  Tried to contact a couple of times with no response.  Outreach will be continued.