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Home My WebLink About12/14/2010Andover Planning and Zoning Commission Meeting Agenda December 14, 2010 Andover City Hall Council Chambers 7.00 p.m. 1. Call to Order 2. Approval of Minutes —November 9, 2010 4. PUBLIC HEARING: Consider changes to City Code 12 -3 -5 to increase allowable land coverage for buildings. 4. Other Business 5. Adjournment 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW. CLAN DOVER. MIN. US TO: Planning and Zoning Commissioners FROM: Courtney Bednarz, City Planner SUBJECT: Item 2. Approval of Minutes - November 9, 2010 DATE: December 14, 2010 Request The Planning and Zoning Commission is asked to approve the minutes from the November 9, 2010 meeting. 7 PLANNING AND ZONING COMMISSION MEETING — NOVEMBER 9, 2010 The Regular Bi- Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on November 9, 2010, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Dean Daninger, Commissioners Michael Casey, Dennis Cleveland (arrived at 7:05 p.m.), Lynae Gudmundson, Valerie Holthus, Tim Kirchoff and Devon Walton. Commissioners absent: None. Also present: City Planner, Courtney Bednarz Others APPROVAL OFMINUTES. September 14, 2010 Motion by Casey, seconded by Holthus, to approve the September 14, 2010 minutes as presented. Motion carried on a 5 -ayes, 0 -nays, 1- absent (Cleveland), 1- present ( Kirchoff) vote. PUBLIC HEARING: CONSIDER AMENDMENT TO LIQUOR LICENSING REQUIREMENTS OF CITY CODE 3 -1 AND CITY CODE 12 -12. Mr. Bednarz reviewed the staff report with the Commission. He stated that he received two e -mails from residents in opposition to allowing any liquor related business at the 7 "' Avenue/Valley Drive site as well as at the Crosstown Blvd. /Crosstown Drive site. Motion by Walton, seconded by Casey, to open the public hearing. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Ms. Jamie Kiefert, 13639 Rose Street NW, stated the Serendipity parking lot is a very small area and thought this was a reason there was a problem with filling the vacancy and her concern was that parking will occur on the neighborhood streets to go to the r Regular Andover Planning and Zoning Commission Meeting Minutes —November 9, 2010 Page 2 restaurant which is what they have done in the past. She thought the traffic will get worse. Motion by Casey, seconded by Walton, to close the public hearing. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Commissioner Kirchoff asked what the difference was between a neighborhood shopping district and a shopping center districts. Mr. Bednarz stated many of the same uses are allowed in both districts. The difference is in the scale of the businesses. The Neighborhood Business District is intended to serve the needs of the immediate neighborhood. The Shopping Center District is intended to serve a larger area or the entire city. Commissioner Kirchoff understood the reason they had the two different districts and he was not sure if he was in favor of changing this. Commissioner Holthus asked what the history was of the current setback and was there a reason why Andover has a more restrictive setback than other cities. Mr. Bednarz thought the City tools the most restrictive setback allowed when the code was made. Commissioner Walton thought Conditional Use Permits are a good alternative because they allow the City to review the businesses and if there are problems or not. This provides an opportunity to bring something in to see if a business fits in a neighborhood. He would like to allow CUP's in the neighborhood district. Chairperson Daninger stated there is more control with a CUP. Commissioner Walton stated no matter what business comes in the Serendipity site the parking will be tight and by changing this it will open the site up to more businesses and possibilities. Mr. Bednarz stated liquor licenses are reviewed annually and if there are problems could be denied. Commissioner Kirchoff stated he was not against liquor in a neighborhood but it concerns him that by lowering the thousand feet would allow more businesses with liquor near neighborhoods. Chairperson Daninger asked if the Commission was opposed to changing the distance. He wondered if anyone thought the distance should still be there. Commissioner Holthus thought they could take away the distance and have it all conditional which would give the Council more control and allow different types of businesses to come in to areas that now they cannot. Commissioners Gudmundson and Kirchoff agreed. Commissioner Kirchoff stated he was against having any distance in a zone where liquor is permitted already. Commissioner Gudmundson thought they should use some of the wording from the Ham Lake Ordinance to allow review on a case by case basis instead of based on distances. Regular Andover Planning and Zoning Commission Meeting Minutes —November 9, 2010 Page 3 The consensus of the Commission is to have no distance and look at the City of Ham Lake wording and incorporate it into the City's Ordinance. Chairperson Daninger stated he has seen this before where they have gone too far in one direction, one way or another. He would prefer to have the distance of 400 feet for both schools and churches. He thought this would allow the need of this site. Chairperson Daninger wondered if the Commission would like to allow CUP's in the Neighborhood Business district. The Consensus of the Commission was to allow it. Staff reviewed with the Commission if there needed to be a definition added for schools. The Commission did not think they needed to add a definition if they remove the distance. Commissioner Holthus stated if they would create a definition then the school in the shopping center district does not qualify as a school because the students that attend in the space are not, elementary, middle, high school or a charter school. Chairperson Daninger stated he was fine with the definition because it would be used as a guiding factor. Motion by Holthus, seconded by Kirchoff, to recommend to the City Council that there be no distance for schools or churches in the shopping and general business districts and the same for the neighborhood business district and allowing liquor with a CUP and using Ham Lake verbiage to allow businesses in the district if it is right for the area. Motion carried on a 6 -ayes, 1 -nays ( Daninger), 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the December 7, 2010 City Council meeting. OTHER BUSINESS. Mr. Bednarz updated the Planning Commission on related items. ADJOURNMENT. Motion by Walton, seconded by Casey, to adjourn the meeting at 7:56 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Respectfully Submitted, Sue Osbeck, Recording Secretary TimeSaver Off Site Secretarial, Inc. 1685 CROSSTOWN BOULEVARD N.W. a ANDOVER, MINNESOTA 55304 a (763) 755 -5100 FAX (763) 755 -8923 e WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commissioners FROM: Courtney Bednarz, City Plannq� SUBJECT: PUBLIC HEARING: Consider changes to City Code 12 -3 -5 to increase allowable land coverage for buildings. DATE: December 14, 2010 INTRODUCTION The concept plan submitted by Dynamic Sealing proposes to cover 34% of the lot with buildings through the second phase as well as 34% of the entire property at buildout. The City Code currently limits building coverage to 30% in all of the commercial and industrial districts. This item is intended to review building coverage limits in the commercial and industrial zoning districts. 12 -3 -5: MINIMUM DISTRICT LB NB SC GB I REQUIREMENTS: Land coverage (maximum percent of 30 30 30 30 30 structures) DISCUSSION These requirements date back to the first zoning ordinance adopted by Grow Township. They have not been an issue in the past due to the limited amount of manufacturing and industrial development in the city as illustrated in the Lot Coverage of Existing Businesses attachment. The purpose of regulating the amount of building coverage is to preserve space for parking, ponding and landscaping. The amount of parking stalls and loading areas is regulated by City Code 12 -13 -8. As the parking ratios within this section and existing businesses illustrate manufacturing and industrial businesses require less parking than a retail or office building of similar size. The amount of ponding that is necessary is the same however the city's urban commercial and industrial areas have been designed with off site ponding that is shared by all of the adjacent businesses. Additionally, a static lot coverage requirement penalizes larger sites. On a small 1.1 acre General Business site like For Kids Only (13654 Thrush St NV) the building setbacks comprise approximately 40% of the lot area. In the Phase II Dynamic Sealing example, the building setback area is approximately 19% of the lot area. As a result, the amount of `useable space' that cannot be built upon increases significantly as the size of the site increases. Another factor to consider is the limited amount of commercial and industrial land in the city. Placing additional restrictions on development of these areas negatively affects development potential and the city as a whole when the overall tax base is considered. Other Cities Staff prepared a comparison of other cities lot coverage requirements. This attachment shows that Andover is currently more restrictive than other cities. Options There are several options for addressing this situation: 1. Change the City Code to increase the amount of lot coverage that is allowed in commercial and industrial districts to a range similar to other cities. 2. Consider a variance to the land coverage requirement with appropriate findings. 3. Require compliance with the existing City Code. Staff Recommendation Staff recommends the city increase the amount of lot coverage that is allowed to 40 %. This change would allow potential building sizes to increase as well as preserve the areas for parking, ponding and landscaping that are regulated by other sections of the City Code. ACTION REQUESTED The Planning Commission is asked to hold a public hearing and make a recommendation to the City Council. Attachments Lot Coverage of Existing Businesses Comparison of Other Cities Lot Coverage Requirements For Kids Only Building Setback Example Dynamic Sealing Phase II Building Setback Example Draft Dynamic Sealing Site Plan Res c y bmittted, .e J �" a arz Lot Coverage of Existing Businesses Limited Business Molly Professional Building Phase II 113730 Crosstown Blvd. NW 163,598 111,200 17.6% Mpivhhnrhnnri Rncinecm Serendipity 3450 Bunker Lake Blvd. NW Site Size 4,350 Lot Coverage Zoning District /Business Location �sfl Coverage %Building) Molly Professional Bulding Phase I 2705 Bunker Lake Blvd. NW 60,113 (Building) 18.9% Limited Business Molly Professional Building Phase II 113730 Crosstown Blvd. NW 163,598 111,200 17.6% Mpivhhnrhnnri Rncinecm Serendipity 3450 Bunker Lake Blvd. NW 32,670 4,350 13.3% Fairview Clinic 13973 Round Lake Blvd. NW 193,842 13,632 7.0% Molly Professional Bulding Phase I 2705 Bunker Lake Blvd. NW 60,113 11,354 18.9% 3414 -30 Bunker Lake Boulevard Offices 3414 Bunker Lake Blvd. NW 72,084 18,319 25.4% 3390 Bunker Lake Boulevard Offices 3390 Bunker Lake Blvd. NW 56,192 16,480 29.3% Children's World Day Care 1485 Bunker Lake Blvd. NW 168,142 8,621 5.1% Stop -N -Shop 13725 Crosstown Dr. NW 67,954 7,492 11.0% Oasis Market 113660 Crosstown Blvd. NW 160,984 112,400 20.3% Nhnnnin¢ Center Downtown Center 13735 Round Lake Blvd. NW 398,574 110,800 27.8% Andover Center 2nd Additon 13973 Round Lake Blvd. NW 86,684 15,000 17.3% G -Will Liquors 13973 Round Lake Blvd. NW 130,244 15,880 12.2% Andover Clocktower Commons Retail Center 15190 Bluebird St. NW 92,347 25,828 28.0% McDonalds 15232 Bluebird St. NW 62,291 4,000 6.4% Marathon Gas Station 15246 Bluebird St. NW 50,094 18,720 17.4% Riverway Clinics 15245 Bluebird St. NW 145,926 13,630 9.3% Post Office 15219 Bluebird St. NW 213,444 36,126 16.9% Hanson Commons I 1574 154th Ave NW 69,696 12,892 18.5% Hanson Commons II 1573 154th Ave NW 126,324 24,164 19.1% McDonalds 13731 Round Lake Blvd. NW 43,124 5,208 12.1% General Business AndnvPr Statinn Tanners Station, Andover Cinema, Andover Lanes, Courtyards of Andover, Office Buildings various 854,414 128,709 15.1% Andover Marketplace East Target 2000 Bunker Lake Blvd. NW 551,905 142,600 25.8% Shopping Center 1966 Bunker Lake Blvd. NW 76,230 19,860 12.9% Walgreens 2134 Bunker Lake Blvd NW 68,825 114,560 21.2% Northagte Liquor /Artistic Treasures 13627 Quinn St. NW 62,291 10,950 17.6% Minnco Credit Union 2121 Station Parkway NW 53,579 5,340 10.0% Festival Foods /Shopping Center 12218 Bunker Lake Blvd. NW 405,108 66,025 16.3% c Industrial Kottke's Bus Company 13625 Jay St NW 493,099 100,392 20.4% Andover Station North 13624 Hanson Blvd. NW 96,268 23,020 23.9% Thurston Deshaw Funeral Home 13817 Jay St. NW 98,789 7,325 7.4% Dynamic Sealing, Inc. 13829 Jay St. NW 98,763 29,977 30.4% Foundation Hill Montessori & Child Care 1750 139th Lane NW 45,302 6,653 14.7% Northpointe Plaza 13783 Ibis ST NW 70,567 9,972 14.1% Hedberg Landscape & Masonry Supplies 13535 Grouse St. NW 119,790 17,340 6.1% SuperAmerica 13727 Hanson Blvd. NW 61,420 3,520 5.7% Larson Plumbing 3095 162nd Lane NW 40,075 10,800 26.9% Andover Commercial Park 3098 162nd Lane NW 172,933 5,500 3.2% Pine Ridge Pet Clinic 2172 Station Parkway NW 109,771 18,107 7.4% United Siding Inc. 2343 Station Parkway NW 50,530 7,570 15.0% G & R Elevator Manufacturing 2352 Station Parkway NW 67,954 14,960 22.0% Andover Collision Center 2384 Station Parkway NW 47,045 4,800 10.2% Riccar Heating & Air Cond. Inc. 2387 Station Parkway NW 63,162 10,760 17.0% Ultimate Cabinetry 13567 Thrush St. NW 62,726 8,250 13.2% Beck's Auto 13585 Thrush St. NW 47,045 5,938 12.6% Northwest Transmission 13624 Thrush St. NW 47,480 5,040 10.6% For Kids Only 113654 Thrush St. NW 47,962 16,396 13.3% West Commercial 12356 Station Parkway NW 112,385 126,216 23.3% Industrial Kottke's Bus Company 13625 Jay St NW 493,099 100,392 20.4% ABC Mini Storage, Inc. 13624 Hanson Blvd. NW 96,268 23,020 23.9% Mobil Gas Station 13650 Hanson Blvd. NW 60,548 3,806 6.3% Rogers Auto Body 13530 Hanson Blvd. NW 65,340 6,200 9.5% Andover Wheel and Frame 13476 Hanson Blvd. NW 37,897 6,306 16.6% Hanson Builders Office Building 13432 Hanson Blvd. NW 114,563 116,912 14.8% Hedberg Landscape & Masonry Supplies 13535 Grouse St. NW 119,790 17,340 6.1% Hardwood Industries, Inc. 3021 162nd Lane NW 74,923 5,500 7.3% Larson Plumbing 3095 162nd Lane NW 40,075 10,800 26.9% Gilbertson Precast 3098 162nd Lane NW 172,933 5,500 3.2% Emmerich Wood Products, Inc. 3115 162nd Lane NW 40,075 11,900 29.7% Andover Awards &Apparel 3138 162nd Lane NW 60,113 7,898 13.1% Cedar Siding, Inc. 3139 162nd Lane NW 92,347 12,100 13.1% Office Building 3149 162nd Lane NW 49,223 16,600 13.4% Comparison of Other Cities Lot Coverage Requirements City Maximum Building Coverage of Lot by Zoning District B -1 B -2 B -3 B -4 Main St Ml M2 Anoka I 30% of 50%(85% ri arain lot p 50% (85% total 50% 40% 40% 50% total ( impevious impervious) impervious) surface) B -1 B -2 B -3 B -4 Planned Commercial I1, IIA I2, I2A Blainez 40% 40% 40% 40% NA NA NA C -1 C -2 C -3 NC Highway Commercial I -1 Champlin3,4 NA NA NA NA NA NA O NC CC GC I Coon Rapids 40% 40% 40% 40% 50% Cl Central C2 C3 C4 Business Office Highway Neighborhood Downtown District I1 12 BP Elk River District Commercial Commercial 100% 50% 40% 35% C 40% 40% 40% CD1 CD2 CD3 CD4 CD5 I -P I -1 Ham Lake NA NA NA NA NA NA NA O Cl C2 C3 C4 CC B5 Commercial/ Business Plymouth Industrial Campus 50% 50% 50% 50% 50% 40% 50% 35% B1 B2 Highway B3 H1 10 Hwy MixedUse/PUD Town Center E1 E2 Business Ramsey As approved 35% gross As approved by As approved ° 45% lot ° 45% lot 35% 35% by master structure master plan by master coverage coverage plan area plan (1)A minimum of ten percent of the total lot area shall be reserved for landscaping use. Such landscaping shall conform in design and appearance to other sections of this chapter as approved by the planning commission. (2)All open areas of any lot not occupied by building or parking shall be landscaped with trees, shrubs, and berms, in accordance with requirements of Section 33.08. (3) For commercial districts, at least 25 percent of the land area shall be landscaped with grass, approved ground cover, shrubbery, and trees. (4) For industrial districts, at least 25 percent of the land area within industrial lots that are located around the perimeter of industrial areas and viewable from major arterial roadway corridors shall be landscaped with grass, approved ground cover, shrubbery, and trees. At least 15 percent of the land area within industrial lots located in the interior of industrial areas shall be landscaped. eteet,it Tq,amuea 0 Slreef Sign 6' ho then -Wt faeq aomd Kidder a m p<cedy ik 2 Si uln Detail 6'DIP WATER SERI —a I 1 For Kids Only Building Setback Example I I I I I I I 1 ® o o 586 ER12 LLRB o - -o— _ 10, f6ra9 � deN Y 3's B'gsle Tin \ \ �-- dmt gsle plof arm mmmc,WS $ 46' x 4Y 4'ronae4 sdeeok PAVEMENT O ! gat curb Cull q p w WAY hwdu I P CONIC. acre i Wnslwmx I GUTTER I d p is I (SEE DETAI {9.)9 {' eiie eMaele SiLetat" $ NO PARKING SIGN - ' DC ear 0 1 7 6 I `• 2000 ryry °A ml d iGO' � Irygb /Pok 6' 40EY eX i I FINSHI D FLOOR ELEV. 884.75 wTEGRN_ NO PARpxC 4Cx 9 CURB/WAL Po & r 5, i •. LIGXT POLE I r 1 18 syn an yM owe I o On no n7 awe °o I ram entry - Canuq 2 and addr i 'SAN SER`ACE u2 wverin II s dela 1 10'ry 12 0 6'01 WA Eft YRN i rn I orE cull h s9n �� wP - see,dd I ' for hoMaa rd^ 13 nV'I 7 Z 7 ad ! Po�P A UGXT POLEI w I 3' x <' gak I lB• I 1NTEG AL _ CURB WAIx 6 _ 6' )TOE ,r w 14' -e hga tors 9 I - 2S. bl w v/ It o � ° 8612 CURB !'! I )5 16 I 17 I ¢ Ia I s8 1 I �I o bhnfp%G WuppY NO PPRHINC SIGN q�pE O 4' rde uovuele sdenok I ° dp W LnNER ' $GO.7t'ER 4 I.�IJI{,A9� 0 8612 CURB WAY CONS. I 6' Idjn r7an -Gk 7f GATIBN To 'TILE I 10118' CROSS I luny oraM I 510 a'P j3uILDUyB I I I I slatl I � I � CUTTER pmAX ,-fl„ YJ_ ryp, (SEE OEfNL� L y _ _ _...__ _ _ _. _ _ _ Shy 24 ! 23 22 21 r 20 119 18 22.57 ati_ m� 0 o— a— o —o - -o of F 233.76 sou 4V in E Sri Eosk IT= 11? q-?� 5 1 S (fA I T C/` I I 0 {fad rJ 1 I Sheet Index Cover Sheei A - I of 8 floor Plan A -2 of 8 Exterior Elevations -East 8 South A -3 of 8 Exterior Elevations -Nest It North A -4 of B Building Se clions A -5 of 8 Octal is A -6 of 8 Interior Elevations A -7 at 8 Reflected Ceiling Plan A -8 of 8 Structural Plan 5 -I of I Site Plna C -1 of 3 Cradling k Drainage Plan C -2 of 3 Landscape Plan C -3 of 3 f e I Busse Iaee W,,d I Proje LDwUct Bn ER s I3W Ave. IfN F Site Location no sm'e �J 1 OEVEEOPER /OWNER - FOR RIDS ONLY 101 y an 1 WAR OksFAYC PR 11;.11 Rend BlSval, k&ff Pormacd Park uROslutllans 1AroTSm blW vtr bPdngc 314 - ore adorn 13% 1810 k illgN d11 stye 0 rot less Can r ah ri*w of l4 slvdvd 1a Ng SWS k 1 fa.&ry o dk dC to 24 9osdwd slab k I Eo+frip oacm4e slo3 dovn 1111ES Ike mwmis 3sN A -Q 2Bab4'm9vgs -whd OSip 1tol.ko Iau, Cab Skroks 5'wtsgx -CAN llt 05' .kOB�faq my R 9wd of cetu ung k wars dyad - ON SSY lereby Certify that this plan. DATE aciricatio2, r report was prepared av /a' me ar under m Direct supervision d that I am a duty Registered wdSCODe Architect under the Iawe of J CITY OF 1 FOURTH ADDITION COUNTY 0 ANDOVER I — — — _ — — _ _ - I I J J I 0 0) on to —6 m or) I° Z Z ItiI 9D• — — ` - - -- - -- -- — -- -- 31824— — — — — — — — — — - -- - - -- South line of Lot 1, Block 3, I I \ r— ANDOVER STATION NORTH � �, \ L 318.25 ✓ s0 D DRAINAGE AND JMWI rid oow mom_ NF Jy O `o 0 i Z m =o ..o ow Io op I N 1 0 J � a ' a 1 I� F ANOKA Sec. 34, T. 32, R. 24 Dynamic Sealing Phase II Building Setback Example North line of Lot 1, Block 3, f- ANDOVER STATION NORTH 1 S8944'1 6 "E - -T� --------------- L19 I I I 2 S'�'� CA e 301 w— — — — — — — — — — — — — o I V` South line of Lot 1, Block 3, < i - ANDOVER STATION NORTH It I I I 1 � i I Iw I 2 Fm m I d, 1 01 Ib MI I 1 Z 1� I\• �i ;J I 1 i i I AGE AND MUW I I I EASEMENT I 1 DRAM. -- -- - --> > --- - - - --J I------ -� - - -- 553.70 1 282 637.02ry n 1 I N89'27'50 "W "r \�South line of Lots 2 and 3, Block 3, (ANDOVER STATION NORTH I I 50 0 50 100 BCALE IN FEET 1 INCH = 50 FEET DRAINAGE AND UMITY EASEMENTS ARE SHOWN THUS: I I I- I I I I I I o_ o_ Being 10.00 feet in width and adjoining plot boundary line uniesc otherwise shown on this plat 1 ri 0 M �_ 90 I °F �F I ,7 o .2 c2 No -a to O N W 1 I i I I I 0 Denotes 1/2 inch by 14 inch iron monument set and marked with Minnesota License No. 18420. O Denotes found iron monument For the purposes of this plot the North line of Lot 1, Block 3, ANDOVER STATION NORTH is assumed to bear S89'44'16'E. Hson �11naer An arson ASSOC.,IPIC, 50 0 50 100 BCALE IN FEET 1 INCH = 50 FEET DRAINAGE AND UMITY EASEMENTS ARE SHOWN THUS: I I I- I I I I I I o_ o_ Being 10.00 feet in width and adjoining plot boundary line uniesc otherwise shown on this plat 1 ri 0 M �_ 90 I °F �F I ,7 o .2 c2 No -a to O N W 1 I i I I I 0 Denotes 1/2 inch by 14 inch iron monument set and marked with Minnesota License No. 18420. O Denotes found iron monument For the purposes of this plot the North line of Lot 1, Block 3, ANDOVER STATION NORTH is assumed to bear S89'44'16'E. Hson �11naer An arson ASSOC.,IPIC, N Z K %i N Z F Kd - - - --- ------------------------- 11 j. i P O O N Z K %i N Z F Kd - - - --- ------------------------- l e i P O O ' xmuvu musm 1 YY I DNIMVd MO. 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