Comprehensive Plan: The outlot is currently guided “MIX” (Mixed Use) Mixed use areas contain a mix of retail and service business, office, institutional, medium and higher density residential, public uses and/or park and recreation uses. The uses may be mixed vertically (in a common structure) or horizontally (in a common site or area). Among the objectives for Mixed Use areas are:
- Organize land use in a compact and walkable environment
Set standards for private development and public improvements that produce enduring quality and enhance the character and identity of Apple Valley.
- Encourage parking strategies that support greater intensity of use.
- Integrate green/open space and trails into Mixed Use areas.
Improve environmental conditions, such as water quality and energy use, through development incentives.
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Connect Mixed Use areas to public facilities, including transit systems, and to the broader community.
Mixed Use will be implemented through planned development zoning. The City will also use design standards
Mixed Use will be implemented through planned development zoning. The City will also use design standards and other land use controls to achieve the desired outcomes. At the present time, the Central Village, Apple Valley Transit Station, former Apple Valley Transit Station, and a small portion of Cobblestone Lake are designated Mixed Use.
Zoning: The property is zoned Planned Development No. 703/zone 6. Identified uses in zone 6 include a wide variety of retail, restaurants, professional offices, educational tutoring services, convenience stores, apartments, and continuum of care facilities. The applicant has indicated on the site plan that a 8,148-sq. ft. retail building will be constructed on Lot 1, which will have a drive-through lane for a restaurant.
"PD-703" allows only one drive-through window service in conjunction with a restaurant facility in the overall development, which is currently located at the Costa Vida restaurant at 15678 Pilot Knob Road. The applicant has requested an amendment to the planned development ordinance to allow for a second drive-through window.
Preliminary Plat: The subject property is currently a 1.97-acre outlot located at the southeast corner of 157th Street West and Emperor Avenue. Direct access to the site is via Emperor Avenue and 158th Street West, private streets located along the west and south sides of the property. The east half of Emperor Avenue is in an existing 30-foot wide drainage and utility easement located along the west side of the outlot and the north half of 158th Street West is located in a 25-foot wide drainage and utility easement located along the south side of the outlot. An access restriction easement is in place that restricts access from 157th Street West and Cobblestone Lake Parkway.
The applicant is proposing to subdivide the existing outlot into two lots. Lot 1 will be 1.26 acres and 215.98 feet wide and Lot 2 will be .71 acres with a lot width of 121.53 feet. Both lots exceed the minimum lot area and lot width requirements.
All existing drainage and utility easements and the access restriction easement will remain with the split of the outlot.
Site Plan: The applicant is requesting site plan/building permit authorization to allow for construction of a 8,148-sq.ft. retail building with 56 surface parking spaces on Lot 1. A 5,000-sq. ft. building and 33 surface parking spaces is identified for Lot 2, but no building plans for this lot have been submitted. The proposed number of parking spaces is sufficient to serve the proposed buildings.
Access to the two lots will be from a driveway off Emperor Avenue. The driveway will be centered on the common lot line of the two proposed lots and will align with the Think Bank driveway to the west. The driveway width shall match the Think Bank driveway and shall conform to City standards.
The proposed driveway and parking lot layout will require a cross access and parking easement that will need to be recorded with the final plat.
The submitted plans show a 20-foot wide drive-through lane that will traverse along the east and north side of the building on Lot 1.
Building Elevations: The elevation drawings indicate an exterior finish that will include a combination of brick, simulated stone and cementitious panel. The exterior materials and design appear to be in conformance with the special performance standards set forth in the planned development ordinance.
The exterior trash and utility area will be screened with a horizontal screen material. The applicant should provide addition detail on the material that will be used for the screening.
Landscape Plan: The submitted landscape plan generally identifies a variety of plantings. Landscaping shall be added to the east and north side of the site as well as in the proposed infiltration area.
City code requires that the minimum cost of landscaping materials (live plant material excluding sod) for commercial projects shall be 2½% of the estimated building construction cost based on Means construction data.
Grading Plan: The site has been graded as part of the sand and gravel mining reclamation of the site. Therefore, minimal grading to accommodate the proposed building and parking lot will be needed prior to construction. The City Engineer has reviewed the grading plan and his comments are included in his attached memo. revisions shall be made to the plan per his recommendations.
Availability of Municipal Utilities: The applicant is proposing to provide sanitary sewer and watermain connections to the building on Lot 1 from existing lines in the Emperor Avenue drainage and utility easement. No proposed utility connections to Lot 2 are shown at this time.
The storm sewer design shows water being collected from Lot 1 and directed east and south via underground pipe to Lot 2. The plan shows a pipe connection from Lot 2 to an existing storm pipe in Cobblestone Lake Parkway. Because the storm sewer pipes traverse across the two properties, it will be necessary to have a storm sewer management/maintenance agreement between the two properties.
City code requires on-site infiltration of the first one-half inch of storm water resulting from any rainfall event.
The plans show and infiltration area in the center island of the parking lot.
The City Engineer has reviewed the utility plan and has several comments, which are contained in his attached memo. The applicant shall submit revised plans for staff review prior to any recommendation.
Street Classifications/Accesses/Circulation: The subject property is located adjacent to 157th Street West, a collector street with a design capacity of 5,000-15,000 vehicle trips per day; and Cobblestone Lake Parkway, a local street with a design capacity of 3,000-5,000 vehicle trips per day. No direct access from a public street to the site is proposed.
Two private streets, Emperor Avenue and 158th Street West, will provide direct access to the property. The private streets are generally centered on property lines of abutting lots. To ensure unfettered access to each other’s section of the road, this configuration requires a cross access easement and maintenance agreement between all the affected property owners, which has been executed by the affected property owners along the two private streets. The petitioner will need to provide the City with documentation that they are a party to the existing “Agreement for Easements and Use Restrictions” prior to final plat approval.
Pedestrian Access: The planned development ordinance calls for sidewalks into and throughout commercial areas, between buildings and across parking areas where appropriate. A sidewalk is currently located along the west side of Emperor Avenue, on the east side of street to the south of the site, and along 157th Street West and Cobblestone Lake Parkway. The petitioner is proposing to make sidewalk connections from Lot 1 to sidewalks along 157th Street West, Cobblestone Lake Parkway and Emperor Avenue. Pedestrian ramps at the end of sidewalks and internal crosswalks should be identified on the plans.
The plans show sidewalks along the east side of Emperor Avenue and north side of 158th Street West. Internal sidewalk connections from sidewalks along those streets and between the two properties should be made as part of any development on the two lots.
Lighting Plan: No lighting plan has been submitted with this application. A plan shall be submitted that identifies the location all site lighting and all onsite foot-candle measurements.
Signs: The building elevation plan identifies several sign band areas. Approval of any signage is not part of this request. All signage shall conform to the regulations set forth in the planned development ordinance and Chapter 154 of the city code.
Public Hearing Comments: The public hearing for the proposed subdivision was held on June 21, 2017. The public hearing was opened, no comments were received from the public and the hearing was closed.
A second public hearing is required for the proposed planned development ordinance amendment request, which will be held on September 20, 2017. Staff is recommending that the public hearing be opened, comments taken, and the hearing closed.