No official action is needed. The owner wishes to receive feedback concerning a  proposed 96-unit townhome project. It is recommended that the Planning Commission not state specifically whether or not they would approve or deny the request, but rather, identify the specific zoning questions or issues they might have with the proposed project.

A sketch plan review is an informal review by City Staff and the Planning Commission of a proposed development project, e.g. comprehensive plan amendment, rezoning, subdivision, or a commercial/multiple-family building permit. It gives the Planning Commissioners an opportunity to become familiar with a proposed project prior to a public hearing or formal action. The project developer receives feedback from the Commissioners prior to the preparation and expense of the detailed plans that must be submitted for formal consideration and approval.

Pulte Homes of Minnesota, LLC is requesting feedback on a proposed 96-unit townhome development project on 7.9 acres of property currently owned by Rockport, LLC.  The site is located at the northeast corner of 157th Street West and Johnny Cake Ridge Road and is part of an over 400-acre sand and gravel mining operation.

The site is adjacent to the Quarry Ponds single-family residential development to the west, Fischer Sand and Aggregate mining area to the north, a future storm water ponding area and North Creek Greenway Trail corridor to the east, and the Regents Point single-family residential development to the south.  Access to the site will be via private streets that will intersect with 157th Street West and Johnny Cake Ridge Road.

The applicant has provided a ghost plat that shows a proposed development of an additional 215 townhome units on 17.8 acres located north of the 7.9-acre site.  An analysis of that proposal is not part of staff's review.  However, many of the comments contained in this memo may be pertinent to the 17.8-acre site. 

Any formal submittal for this proposed development plan will include at a minimum, a request for a rezoning, subdivision and site plan/building permit authorization.

Comprehensive Plan:   The existing 2030 Comprehensive Plan designates the site as "LD" (Low Density Residential/ 2-6 units per acre and "HD" (High Density Residential/12+ units per acre.  The draft 2040 Comprehensive Plan designates the whole site as "HD".

Low Density Residential areas are intended to create, preserve and maintain the places to live that define the primary character and identity of Apple Valley. A variety of housing types may be built in Low Density residential areas including single-family detached dwellings, duplexes, twin homes, townhomes, and other types of attached housing. In the past, housing densities ranged from one-half to six units per acre. Today, the Land Use Plan places housing densities in the LD areas at three to six units per acre.

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.

The proposed project will have a density of 12 units per acre, which is at the low end of "HD" designation and is at the high end to the "MD" (Medium Density Residential). "MD" land uses include townhomes, other attached single-family dwellings, and low-rise apartments and condominiums at densities that range between six and twelve units per acre. This designation fits with the M-4, M-5, M-6, and PD zoning districts.

Options available to the developer to bring the site into compliance with the Comprehensive Plan would be to request an Comp Plan land use amendment re-designating the currently designated  "LD" property to "HD" or wait until the final approval of the 2040 Comprehensive Plan, which would have a "HD" designation on all of the proposed development site.

Livable Communities Impact:  The proposed multi-family development will provide 96 townhome dwelling units in its initial phase, with a potential of an additional 215 units in future phases.  This development proposal will address the City' s Livable Communities Act (LCA) principles of adding a housing product that helps provide a balanced supply and variety of housing types for people of all income levels and lifecycle stages.

Zoning: The property is currently zoned "SG" (Sand and Gravel), which allows limited agricultural pursuits, including crop and plant production and commercial greenhouses and nurseries as permitted uses and sand and gravel mining as a conditional use.  The applicant is indicating that they would be requesting a rezoning of the 7.9-acre site from “SG” to a “M-6” (Multi-Family Residential/6-12 units per acre).

The "M-6" districts are intended for those areas which are designated for “medium density” in the comprehensive guide plan, where a moderately high density of townhouse or apartment dwelling units is expected. Property within these districts are characterized by relatively level topography, the minimal presence of significant mature vegetation and proximity to either neighborhood or community collector roads or to arterial roads. 

Area requirements within this zoning district include the following:

• 40-75 feet from a community or neighborhood collector road.
• 20 feet from a private drive.
• 25-40 feet from any side or rear yard.
• Minimum setbacks between sides of multi-residential buildings shall be 15 feet or a distance equal to half the combined height of the adjacent building faces, which ever is greater.
• Minimum setbacks between the front or rear of multi-residential buildings shall be 50 feet or a distance equal to half the combined height of the adjacent building faces, which ever is greater.  This would also apply to situations where a front or rear faces a side.
• Maximum building height is 45 feet and maximum building coverage is 30%.
• Maximum number of stories is three.

Please note that multiple family zoning districts have three categories, A, B, and C, that dictate the setbacks.  The A category has the greater setback requirements and the C category has the lesser requirements.  For example, the building setback from a collector street in the A category is 75 feet, 50 in the B, and 40 in the C.  Most of the multiple family residential development in the City fall in the C category.    

Site Plan:  The site plan indicates the construction of eleven 4-unit, eight 5-unit, and two 6-unit townhouse buildings on approximately 7.9 acres. The net density for this project will be 12 dwelling units per acre.

Access to the dwelling units within the development will be via 24-foot wide private streets that will intersect will 157th Street West and Johnny Cake Ridge Road.  The 157th Street West intersection will have full access and the Johnny Cake Ridge Road intersection will have right in/right out only access.

City code requires a minimum of one and one-half parking spaces and two garage spaces per townhouse dwelling unit. Each unit will have a minimum two-car garage with a driveway that will accommodate parking for two vehicles. Thirty guest parking spaces will be scattered throughout the site. 

Although the development will provide 4.3 parking spaces per unit, the number of available open parking spaces for guests appear to be deficient.  Universally, the City requires that guest parking be provided at one-half space per dwelling unit.  Based on that requirement, the development should have a minimum of  48 open parking spaces. 

The site plan indicates that the proposed buildings will be set back 15 feet from the east property line, Johnny Cake Ridge Road and 157th Street West; 15 feet from the private street and 10 feet from the north property line.  The 2030 and draft 2040 Comprehensive Plan classifies Johnny Cake Ridge Road as major collector and 157th Street West as a minor collector.  A minimum 40-foot setback from these streets are required. The code also requires a minimum 25-foot setback from a side or rear yard and a 20-foot setback from a private street or drive.

As stately previously, the plan also shows a 10-foot setback from the north property line and the code requires a minimum setback of 25 feet.  The applicant has submitted a concept plan, which shows the potential townhome development on the 17.8 acres north of the 7.9-acre site.  Therefore, the City may want to consider a reduced setback along the north property line at this time.

A storm water ponding area and the North Creek Greenway Trail corridor will be located directly to the east of the property.  Staff has been working on a variety of storm pond designs that will provide the needed storage and infiltration, as well as providing an aesthetic amenity within or adjacent to the trail corridor.  A final ponding area and trail design should be part of any approval for the proposed townhome development.  

Elevation Drawings: The petitioner is proposing the construction of eleven 4-unit, eight 5-unit, and two 6-unit townhouse buildings. The proposed primary exterior finish will be lap siding with a decorative roof treatment and decorative columns located at the entrances of each dwelling unit. The upgraded elevation (Elevation B) will have a masonry base on the entrance columns.

The petitioner has attempted to break up the massing of the buildings through the use of such things as bay windows, decorative sills and headers, window shutters, and width of the lap siding. The front elevation will have a small covered stoop. Roof gables will also help break up the front elevation. The rear elevation has some minor undulation in an effort to break up its massing.

Section 155.346 of  zoning code requires that multiple residential buildings adjacent to R zones or occupied M zones shall have a vertical exposed exterior finish consisting of at least 50% non-combustible, non-degradable and maintenance-free construction materials (such as face brick or natural stone but excluding such construction materials as sheet aluminum, iron or concrete block of any kind or similar), with the balance being a non-manufactured natural construction material such as plank cedar or redwood.

The zoning code does allow apartment or townhouse dwelling units to be constructed with exposed vertical exterior finish materials other than those provided under Section 155.346 as a conditional use when:

1. The proposed materials represent the same or similar materials used on at least 66.7% and of the existing buildings within 350 feet of the site.
2. The proposed materials are demonstrated to be of comparable grade and quality as those otherwise required.
3. The materials have the appearance of wood siding having a maximum plank width of 12 inches. Under no circumstance shall sheet or corrugated aluminum, iron, steel, asbestos, sheet plywood or similar materials be used which have no three-dimensional relief, nor shall plain or painted plain concrete block be used. Any decorative concrete block shall be colored only by means of a pigment impregnated throughout the entire block.

Therefore, revisions to the exterior building materials will be needed to meet the requirements set forth in Section 155.36 of the code or a conditional use permit will need to be granted to allow for the exterior finish as proposed. 

Availability of Municipal Utilities: Public utilities to serve this site will be made via connections to the existing sanitary sewer and water main lines located in the 157th Street West and Johnny Cake Ridge Road rights-of-way.

Final locations and sizes of sanitary and storm sewer line,  and water main shall be reviewed with the final construction plans and approved by City Engineer. Sanitary sewer, water main and storm sewer utilities shall be publicly owned and maintained.

A blanket drainage and utility easement shall be dedicated on final plat over all public infrastructure and common areas.

Street Classifications/Accesses/Circulation:The site is bordered by future Johnny Cake Ridge Road, to the west and 157th Street West to the south. Johnny Cake Ridge Road is classified as a major collector with a design capacity of up 30,000 vehicle trips per day and 157th Street West is classified as a minor collector street with a design capacity of up to 15,000 vehicle trips per day. Private streets serving the proposed dwelling units will have one access only off of the two public streets.  No direct access from the individual units to a public street is proposed nor would one be allowed.

This proposed project will likely generate approximately 560 vehicle trips per day. The public street system adjacent to this site has been or will be  adequately designed and constructed to accommodate the number of trips that will be generated by this proposed project.

Private streets will provide vehicular access to and from the  dwelling units, as well as  circulation within the development. All the private streets been designed to provide adequate flow of vehicular traffic throughout the project area.

The City Engineer has reviewed the submitted plans and he has the following comments:

• Internal Streets shall be privately owned and maintained. Street width shall be a minimum of  24 feet wide (face to face) with no on street parking.
• The right in/right out intersection onto Johnny Cake Ridge Road (JCRR) shall be additionally modified to include a “pork chop island” to prevent unauthorized turning movements out of the site at this location.
• The site plan should indicate the intersection dimensions from the north and south property lines.
• The proposed right-in/right-out on JCRR, north of 157th Street, should move 190 ft. north of the currently proposed location (this assumes 45 mph on JCRR north of 157th as consistent with the rest of the design on the corridor) .
• A right turn lane into the site off JCRR shall be constructed in accordance with the Design of Turn Lane Guidelines, which will require 1:10 taper for 110 feet plus 205 feet of a full turn lane.
• Residential developments along collector roadways commonly result in noise complaints. In order for noise levels from the highway to meet acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and other noise mitigation elements should be incorporated into this development.
• The applicant should provide traffic impact study showing anticipated trips and distribution of traffic for determination of access needs.
• Additional dimensions should be provided on site plan indicating radiuses, drive lane widths, etc…
• An Auto turn drawing should be provided that show turning movements to verify site circulation and layout requirements for planned vehicle usage to be used onsite.
• Show truck movement with Auto turn entering site to ensure emergency and service vehicle can maneuver internally.

Pedestrian Access:  The applicant is proposing a network of internal sidewalks with connections to sidewalks and pathways adjacent to public streets. Connections are proposed from the site to the future North Creek Greenway Trail, which will be located to the east the development.

Sidewalks  should be installed along both sides of the entrance drives and those sidewalks should connect with  proposed sidewalks within the development and the pathways adjacent to the public streets.