Council approves rezoning, subdivision, variance and site plan for McDonald’s at Orchard Place
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Summary
The council approved rezoning of Outlot A at Orchard Place from sand-and-gravel to retail business, a preliminary plat to split the lot, a conditional use permit and an 800-foot variance from the separation standard, and a site plan for a 3,859-square-foot McDonald’s with drive-through.
The Apple Valley City Council on Feb. 27 approved a series of land-use actions allowing a proposed McDonald’s restaurant at Orchard Place to proceed: rezoning of Outlot A from sand-and-gravel to retail business, a preliminary subdivision into two lots, a conditional use permit (CUP) with an 800-foot variance to the city’s 1,000-foot separation standard for a Class 2 restaurant, and a site-plan/building permit authorization for a 3,859-square-foot restaurant on Lot 2, Block 1.
City planner Sydney presented the applications and described recent site-plan revisions, including relocating a sidewalk, moving the trash enclosure for operational preference, changes to the parking area and a stop bar/turnaround in the northeast parking section. Sydney said utilities would come from English Avenue, landscaping includes roughly 21 trees with shrubs and grasses, and the berm and plantings would buffer adjacent residential properties.
The planning commission held public hearings on Jan. 15; staff and the applicant answered the commission’s questions and the planning commission recommended approval by 6–1 votes. Sydney told the council the applicant had provided a narrative addressing potential impacts on nearby residences — noise, odor, lighting and traffic — and that the building design was revised after commission feedback to include two brick colors, aluminum batten and metal panels to visually fit the area.
The city code market-performance standard requires at least 1,000 feet between a Class 2 restaurant and residential or institutional uses, measured from property line to property line. The proposed McDonald’s would be about 200 feet from the nearest residential property line (Bowdoin Senior Living); the applicant requested an 800-foot variance to permit the restaurant on Lot 2. City staff noted the physical separation between the restaurant and residences includes Pilot Knob Road, a stormwater pond and a berm that ranges approximately 7 to 10 feet in elevation.
Councilmember Hebert moved the rezoning ordinance; Councilmember Bergman seconded. The council approved the rezoning by voice vote. Councilmember Bergman moved to adopt the subdivision preliminary plat; Councilmember Hebert seconded and the motion passed. For the CUP and 800-foot variance, Councilmember Hebert moved, Councilmember Bergman seconded, and the council approved the resolution with an amendment to findings 4 and 6 to reflect the berm’s grade. Finally, the council approved the site plan and building permit authorization for the 3,859-square-foot McDonald’s (motion by Councilmember Bergman, second by Councilmember Hebert).
No public testimony was offered at the council meeting for these items. Council members asked few follow-up questions during the presentation and moved the items forward in sequence. Staff said the revised site plan met applicable setbacks, area standards and parking requirements for the retail business (RB) zone and that a nursery bid list will be required before a building permit to confirm landscaping meets the 2.5% requirement.
The approvals allow the applicant to proceed with site development and building permit submittals subject to standard permit conditions and required inspections.