Introduction to Valley Station Apartments
Developer's Revised Plans and Changes
Real Estate Equities came back with revised plans after pushback from the July meeting. They reduced units from 148 to 144, increased parking from 239 to 250 spaces, and dropped the northeast corner from five stories to four to reduce impact on neighboring properties. The developer manages 38 similar properties across the Twin Cities metro, so this isn't their first project of this scale.
Zoning Amendments and Requirements
The project needs several amendments to existing PD507 zoning requirements:
- Reducing setback along Collector Street from 40 to 25 ft
- Increasing maximum units per acre from 16 to 48
- Reducing minimum unit size from 2,760 to 916 sq ft
- Increasing lot coverage from 20% to 35%
- Increasing height limit from 45 to 60 ft
- Allowing flat roofs instead of pitched roofs
These are substantial changes to current zoning, but the site is designated for high-density development in the city's 2040 comprehensive plan.
Traffic and Parking Analysis
The traffic study shows the intersection at 155th and Gas Light will maintain level of service after development. The parking analysis using transportation engineering standards indicates peak demand of 202 to 235 spaces. With 250 proposed spaces, this should be adequate. At the developer's other properties, about 20% of residents don't own vehicles, though those aren't adjacent to transit stations like this site.
Community Concerns and Developer's Response
When the community had questions, the developer presented plans for lighting, screening, and density management. Light spillage onto adjacent properties will be minimal — 0.01 to 0.03 foot candles at the east property line. The project includes screening trees along the south boundary and a 6-ft fence adjacent to existing townhomes.
Target Demographics and Income Requirements
This development targets households earning 60% of area median income, approximately $55,000 for single occupants. Residents can increase their income up to 140% of initial qualifying limits without losing their housing. Rents are tied to area median income and adjust annually.
On-Site Management and Amenities
Three full-time employees will work on site Monday through Friday — a manager and maintenance staff. Weekend and after-hours maintenance will be on call. Staff won't live on site, but the developer emphasized their long-term ownership approach.
Community amenities include indoor and outdoor play areas for children, fitness center, club room with outdoor patio and grilling area, and dog run. Unit amenities match market-rate standards: granite countertops, luxury vinyl flooring, stainless steel appliances, and in-unit laundry.
Given limited green space and 250 parking spaces that must remain accessible, the developer will likely need to haul snow offsite during winter months. They committed to working with city staff on snow storage solutions.
Density Comparison and Approval
Valley Station's density of 46.45 units per acre is significantly higher than surrounding developments — Chasewood Rental Townhomes at 10.9 units per acre and Orchard Square Apartments at 22.8 units per acre. However, the transit-adjacent location and comprehensive plan designation support this increased density.
After extensive discussion, the planning commission approved both the PD507 zoning amendments and site plan authorization. The vote was not unanimous. The project now moves to the next approval phase.
Next Steps and Upcoming Meetings
The October 15th meeting may be held in the Regency room due to audiovisual equipment upgrades in the main chamber. Next regular meetings are scheduled for September 17th and October 1st.