Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
May 8, 2012
ANLb Y O F 6VE © 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CLAN DOVE R.MN.US Andover Planning and Zoning Commission Workshop Meeting Agenda May 8, 2012 Andover City Hall Conference Rooms A & B 6.00 p.m. 1. Call to Order 2. Discuss City Code Amendment to Establish Regulations for Interim Use Permits 3. Other Business 4. Adjournment �J x ANL6 6 V 9 A, PLANNING AND ZONING COMMISSION WORKSHOP MEETING — MAY 8, 2012 The Workshop Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on May 8, 2012, 6:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Daninger, Commissioners Dennis Cleveland, Lynae Gudmundson, Valerie Holthus, Kyle Nemeth, Michael Olsen, and Steve Peterson. Commissioners absent: None. Also present: Community Development Director Carlberg City Planner, Courtney Bednarz Others DISCUSS CITY CODE AMENDMENT TO ESTABLISH REGULATIONS FOR INTERIM USE PERMITS Community Development Director Carlberg reviewed the purpose and intent of an Interim Use Permit (IUP), the discussions from the joint workshop with the City Council and the modifications to the proposed draft language with the Commission. Commissioner Olson stated providing and IUP process is a valuable option for the Council but he expressed concerns about the ability to grant an IUP for a use that would be considered prohibited in an area. He pointed out being able to grant a permit for a use that is prohibited would be sidestepping the Conditional Use Permit and allow the City to grant inappropriate uses in all areas of the City. If a use is not permitted according the City's zoning grid then it should not be permitted with an IUP. He stated an IUP should be used for a conditional use in an area that the City does not want to see continue indefinitely. Community Development Director Carlberg pointed out the intent of the Interim Use Permit is to allow the short term use of a facility /property. He gave the example of using an empty building for a church for a short time period on an interim basis while the church was in the process of building a new church. There is a specific time frame attached with an IUP. He stated the current draft does state a 4/5 vote of the Council is required for an IUP to be approved. He also pointed out the IUP provides for conditions Andover Planning and Zoning Commission Workshop Meeting Minutes — May 8, 2012 Page 2 © for approval that must be complied with during the timeframe the IUP is granted for. An IUP may also be used to see if a particular business /use would be a good fit for an area and if it works then the City may look at changing the zoning grid and ordinances. He stated there are excluded uses and they would not be considered under any circumstances. Commissioner Peterson stated a business that wants to utilize a facility for a long -term use would not be applying for IUP because of the costs involved and the short-term use deadlines. Commissioner Cleveland stated he would accept the maximum allowable time for a use at 5 -years but he would like to see the IUP approved for 1 -year increments and the applicant requesting renewal every year. Commissioner Olson stated Section DA, the financial surety requirement should be changed. He suggested changing it from "the owner will provide an appropriate financial surety" to "the applicant may be required to provide an appropriate financial surety ". Chair Daninger asked if these permits would be monitored or if they would be approved and only reviewed if the City received a complaint. Community Development Director Carlberg stated the revocation process would be based © on complaints. The applicant would be provided an opportunity to comply with the conditions of approval but if the City continues to receive complaints then the IUP may be revoked. Commissioner Peterson asked if the language for Section E3 was part of the statute language or if the language could be changed. Community Development Director Carlberg stated the language was from the statute but staff could review this language. The Planning Commission discussed the intended use of the IUP, permitting uses in an area where they are not otherwise approved, the required vote for approval, and the maximum length of approval. They also discussed the zoning grid and how the IUP would be designated. It was the consensus of the Planning Commission to move forward with the 4/5 City Council approval requirements, changing the word "will' to "may" in Section D4, and a maximum of 5 -year term. OTHER BUSINESS. Commissioner Peterson stated he would be attending a New Planning Commissioner © Training Session in June and he will bring any information to the Planning Commission. Andover Planning and Zoning Commission Workshop Meeting Minutes — May 8, 2012 Page 3 H ADJOURNMENT. The Planning Commission adjourned at 6:53 p.m. Respectfully Submitted, Tina Borg, Recording Secretary Timesaver Off Site Secretarial, Inc. U 0491 I1 I \ : I Owl 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.ANDOVERMN.GOV Andover Planning and Zoning Commission Meeting Agenda May 8, 2012 Andover City Hall Council Chambers 7.00 p.m. 1. Call to Order 2. Approval of Minutes — April 10, 2012 3. PUBLIC HEARING: Comprehensive Plan Amendment (12 -01) to change the Land Use Classification from Neighborhood Commercial to Urban Residential High Density at 1640 and 1678 155th Lane NW. 4. PUBLIC HEARING: Preliminary Plat of Arbor Oaks and Amendment to Grey © Oaks Planned Unit Development located at 1640 and 1678 155th Lane NW. 5. Other Business 6. Adjournment x ...� 0 LNDO 4 PLANNING AND ZONING COMMISSION MEETING — MAY 812012 The Regular Bi- Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on May 8, 2012, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Daninger, Commissioners Dennis Cleveland, Lynae Gudmundson, Valerie Holthus, Kyle Nemeth, Michael Olsen, and Steve Peterson. Commissioners absent: None. Also present: Community Development Director, Dave Carlberg City Planner, Courtney Bednarz Others APPROVAL OF MINUTES. April 10, 2012 Commissioner Peterson stated on pages 1 through 8 and page 10 the comments contributed to Commissioner Peterson should be changed to Commissioner Nemeth and comments contributed to Commissioner Nemeth should be changed to Commissioner Peterson. Commissioner Nemeth agreed with this change. Motion by Commissioner Holthus, seconded by Commissioner Cleveland, to approve the minutes as amended. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. PUBLIC HEARING: Comprehensive Plan Amendment (12 -01) to change the Land Use Classification from Neighborhood Commercial to Urban Residential High Density at 1640 and 167815P Lane NW. City Planner Bednarz noted the purpose of this item is to hold a public hearing evaluate the proposed land use change with the criteria established by the Comprehensive Plan and make a recommendation to the City Council. He reviewed the proposed change to Regular Andover Planning and Zoning Commission Meeting Minutes — May 8 2012 Page 2 © the Land Use Classification and the criteria established by the Comprehensive Plan for review of amendments concerning a proposed land use change with the Commission. Commissioner Olson asked what the zoning is for this parcel. City Planner Bednarz stated the zoning is M2 or Multiple Dwelling, High Density Commissioner Olson asked what the difference is between land use designation and zoning designation. It does not appear these two (2) items are the same for this parcel. City Planner Bednarz stated land use designations provide a generalized description of the type of development that could be in a particular area and the zoning designation provides more specific dimensional standards and specific uses that are allowed within each district. Commissioner Olson clarified the request was for changing the land use designation from Neighborhood Commercial to Residential High Density. The Comprehensive Plan shows this parcel has a zoning of Neighborhood Business not Multiple Dwelling, High Density. He asked if the City would have to rezone this parcel. City Planner Bednarz stated the City would not have to rezone this parcel. Commissioner Gudmundson asked if other parcels in this area had been changed from neighborhood commercial to residential. City Planner Bednarz stated there had been one other parcel in this neighborhood that had been changed from neighborhood commercial to urban residential, low density. Motion by Commissioner Cleveland, seconded by Holthus, to open the public hearing at 7:10 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Scott McKenzie, 1687 155`11 Avenue NW, expressed concerns about having a three (3) story building in his back yard and the impact this would have on his privacy. He also expressed concerns about the spread of oak wilt in this area if the trees are disturbed. Chair Daninger stated the Planning Commission had received an e -mail from Mr. McKenzie as well. He clarified the discussion regarding the actual facility would take place when the PUD was discussed. Mr. Patrick Gibson, 1696 155`11 Avenue NW, Andover, expressed concerns about potential traffic impacts. Currently cars speed through this area and do not stop at the stop sign on Hummingbird and 155th Avenue and additional traffic will increase this problem. He stated he would like to see the speed limit on 155th Avenue decreased and © stronger sheriff's presence. Regular Andover Planning and Zoning Commission Meeting Minutes — May 8 2012 Page 3 © Chair Daninger stated the applicant would provide some information regarding the expected traffic impacts during the PUD Amendment review. As far as current problems with traffic he encouraged Mr. Gibson to continue to work with the Sheriff's Department. He clarified the current plan under review would not be addressing the current traffic problems. Motion by Commissioner Cleveland, seconded by Commissioner Olson, to close the public hearing at 7:16 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Chair Daninger stated items such as landscaping, screening, and traffic impacts will be discussed in detail during the PUD Amendment discussions. Commissioner Olson stated the proposed project is a good use for the property. He stated he would be a proponent for making this change. Motion by Commissioner Cleveland, seconded by Commissioner Holthus, to recommend to the City Council approval of Resolution No. , to Amend the Comprehensive Land Use Plan of the City of Andover to Change the Land Use Classification From Neighborhood Commercial to Urban Residential High Density for Property Located at 1640 and 1678 155t' Lane NW. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. © City Planner Bednarz stated that this item would be before the Council at the June 5, 2012 City Council meeting. PUBLIC HEARING. Preliminary Plat of Arbor Oaks and Amendment to Grey Oaks Planned Unit Development located at 1640 and 1678155`h Lane NW. City Planner Bednarz noted the purpose of this item is to hold a public hearing and take input on the preliminary plat of Arbor Oaks and amendment to the Grey Oaks Planned Unit Development. He reviewed the proposed plat and the request for an amendment to the previously approved Grey Oaks Planned Unit Development. He reviewed the proposed project and design features with the Commission including the access, drainage and utility easements, park dedication and trail fees, the landscape plan, parking, and the trash enclosure, the minimum unit sizes and the set back changes being requested. He also pointed out the project will utilize a portion of the available density within the larger Grey Oaks development to allow the proposed 70 unit building. Commissioner Cleveland asked if there were three (3) ponds on the property and if this was adequate for the runoff for this project. City Planner Bednarz stated this was correct and the ponds were able to handle revised watershed district requirements for on site infiltration and regional ponding for the Grey Oaks development would also be utilized. 1J Regular Andover Planning and Zoning Commission Meeting Minutes — May 8 2012 Page 4 © Commissioner Holthus asked if the applicant would have to apply for a variance for the southeast portion of the property where the encroachment in the setback is located. City Planner Bednarz explained at this time the Commission is reviewing desirable site characteristics to determine if there are findings the Commission can make that will offset the deficiencies the project has. Commissioner Nemeth stated the Commission received a letter from Trident Development, which notes additional off - street parking spaces for a total of 73 spaces. The memo received from staff states there will be 1 parking stall per unit (70 stalls total), however the applicant has indicated 50% of the required number of stalls would be sufficient. He asked if the applicant would be developing the required 70 stalls or if he would only be constructing 35 parking stalls to start with. City Planner Bednarz explained the City requires one (1) parking stall per unit but only 50% of these would be required to be paved initially. There must also be adequate space for the remaining 50% to be located on the property. Chair Daninger stated the Commission received a letter from Mr. Jason Anderson with concerns about landscaping. Commissioner Olson stated the land use classification in the Comprehensive Plan allows for 14.4 units per acre. The land use district is M -2. He asked what was the maximum density allowed for the M -2 District. He stated the PUD says the density of residential development shall be required to conform to the applicable land use district. The M -2 District allows for 10 -11 units per acre. City Planner Bednarz clarified the density is set by the Land Use District. The Urban Residential High Density Land use District and Planned Unit Development review up to 14.4 units per acre are allowed. Without Planned Unit Development the maximum would be eight (8) unites per acre. This is established in a table of Chapter two in the Comprehensive Plan. He further clarified M -2 is the zoning district not the land use classification. The Land Use Classification that is proposed is Urban Residential High Density. Motion by Commissioner Cleveland, seconded by Commissioner Holthus, to open the public hearing at 7:41 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Roger Fink, Trident Development, St. Cloud, MN, clarified the number of parking stalls that would be required by the facility is 35 but the City requires the applicant to demonstrate the ability to construct the additional 35 parking stalls if needed. He reviewed the management company that would be operating the facility once it was constructed. He stated they are currently working with Anoka County Environmental ® Services for approval to prepare and serve meals at the facility. A neighborhood meeting had been conducted and concerns were raised about the building size, screening, and Regular Andover Planning and Zoning Commission Meeting Minutes — May 8 2012 Page 5 © traffic. These concerns were taken into consideration while designing the facility. The building will drop from three (3) stories to two (2) stories in each of the four (4) wings. This will reduce the impact on privacy for neighboring properties. There will be a significant amount of landscaping done to improve screening for neighboring properties as well. The number of trees removed from the site will be minimized as well. Trident Development is in the process of contacting Mr. Anderson in regards to his particular property and will work to reach an agreement that will minimize the impacts to his property. He explained there are four (4) areas Trident is asking the City to allow some flexibility and Trident is offering architectural and site improvements as a trade off. These improvements include the concrete and stone garbage enclosure, the powder coated aluminum railings for the balconies, and the cultured stone on the building. He reviewed the unit sizes and explained for these types of facilities a smaller unit is acceptable because the facility offers a significant amount of community or common space for the residents. He stated it is unlikely the facility will be full at all times and there are very few residents who will have cars so there is very little traffic that will be generated by this type of facility. There would be a staff of 25 to 28 people but many of these are part-time employees and would not be traveling to or from the facility on a daily basis. There is guest traffic and this would increase during the holidays but this traffic would not be a significant amount. The traffic generated by this facility will be less than the traffic that would have been generated by the previously approved use. © Commissioner Holthus asked if the median on 155th Lane would remain. Mr. Fink stated this project would not remove the median currently in place Commissioner Holthus expressed concerns about the use and purpose of the property entrance on the northeast corner and if this was necessary. She stated additional parking spaces could be located here if this entrance was eliminated. The median limits the flow of traffic to and from the facility. Mr. Fink stated having multiple access points for traffic to move freely is more desirable. City staff had reviewed the plans and he would defer to staff to determine if there were traffic circulation concerns in regards to this access point as it relates to the median. City Planner Bednarz clarified the curb cut was put in place by the City to serve the previously approved uses for the property. The access is a benefit for those residents that use the garages as well as delivery trucks. Commissioner Holthus stated the traffic that comes off Hanson onto 155th Lane does not have a stop sign and this raises safety concerns. She asked if there were plans to install a stop sign in this area in the future. Mr. Fink stated from the comments he has reviewed from City staff, Trident has been ® asked to prepare a traffic signage plan but only as it relates to the traffic on their site. They are not being asked to review signage in the public right -of -way. Regular Andover Planning and Zoning Commission Meeting Minutes —May 8 2012 Page 6 Commissioner Holthus asked if the residents would be using the public trail system because the trail on the west side of the property goes to a volleyball court and shuffleboard court. This area is a little dangerous for pedestrians. Mr. Fink stated it is possible the residents may use the trail system on occasion but it would be rare. He does want to be sure the public right -of -ways are safe for the residents to use as well. Commissioner Peterson recommended the applicant consider closing the one access on 155th. The access is in the middle of the turn lane and this raises safety concerns. Mr. Fink stated if a traffic light is required at 155th and Hanson then this would something for the City to consider but it is not part of this PUD discussion. As far as the easterly right -in -right -out he would be open to looking at different ideas for this as long as it does not diminish fire and emergency access to the property. Commissioner Peterson suggested slightly reconfiguring the left turn off 155th to allow a straight line to the front door drop off area. He also asked if there was enough turning space for trucks along the northeast corner of the facility around the bump out. Mr. Fink stated this particular observation had not been looked at. The site plan was based on the current entrance points. He stated the Civil Engineer is preparing a traffic circulation plan, for the Fire Department; to be sure there are adequate turning radiuses. The bump out can be reconfigured in order to meet these requirements if needed. Commissioner Peterson asked how pedestrians would get from the front door to the sidewalks and trails in the area. He suggested an internal sidewalk or striping to get residents to the public systems. There is a sidewalk currently planned on the western portion of the property and this could be extended further west to the sidewalk. Mr. Fink stated this would be something that would be looked into. Commissioner Gudmundson stated the portion of the building that faces Hanson Boulevard is the least appealing and she would like to see more done with this portion of the building. She also asked if the deck would be impacting any of the setbacks for the property. Mr. Fink stated the deck would not be impacting setbacks. Also there is more dimension to the building facing Hanson Boulevard than the drawings show. There are only two (2) units that are directly facing Hanson Boulevard. Commissioner Olson asked if there were fortified portions in the building for ® emergencies such as tornados. Regular Andover Planning and Zoning Commission Meeting Minutes —May 8 2012 Page 7 © Mr. Fink explained staff are trained to deal with all types of emergencies and there are rehearsed plans for taking care of the residents and getting them to the appropriate areas of the buildings. Chair Daninger asked if this building plan was the same as the plans they have for their other six (6) facilities. Mr. Fink stated there are similarities and may be most similar to the building in Winona. The building is tailored for the needs of the Andover area to provide more enhanced care units. This building is not exactly like any other buildings. Chair Daninger asked why truck loading and unloading and the underground parking were being located in front of the residential portion of the building. He asked what type of vehicles would be making deliveries and what time of the day these would occur. Mr. Fink stated there were different concepts looked at but this particular layout worked with the size and layout of the parcel. He clarified the commercial kitchen does receive deliveries, but he does not know for sure the types of vehicles that will be used for this. The two (2) entry points in this area make deliveries easier to accommodate. He clarified all deliveries would be during regular business hours. © Chair Daninger encouraged the applicant to do as much screening as possible to provide screening for neighboring residents. He clarified a traffic movement study was being done for the facility to ensure trucks had adequate space to move and turn on the property. He also suggested the applicant look at adding more stone to the side of the building facing Hanson Boulevard. He asked staff to look at the need for a traffic study in this area to determine if a traffic signal is warranted. Commissioner Gudmundson asked if the property would be irrigated. Mr. Fink stated all landscaped areas would be irrigated. Mr. Gibson asked if there would be adequate exhaust for the commercial kitchen and how the excess grease would be handled. Mr. Fink stated all of the exhaust would be properly vented. He also pointed out there will be no deep fried food served so there will not be a high volume of waste grease generated at the facility. Motion by Commissioner Cleveland, seconded by Commissioner Holthus, to close the public hearing at 8:56 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Commissioner Olson stated he would like to see the access points and the curb cuts © maintained because this will keep trucks and traffic moving freely on the property. He Regular Andover Planning and Zoning Commission Meeting Minutes — May 8 2012 Page 8 © stated he would also like to see the sidewalk extended to the public sidewalk along the west side of the facility. Commissioner Gudmundson stated she would agree with Commissioner Olson's comments. Commissioner Cleveland stated this facility is not expected to generate a lot of traffic so he would not close any of the access points. Commissioner Holthus suggested a stop sign be installed for westbound traffic on 1551i Lane. Chair Daninger stated this was not part of the plat and could not be required of the applicant. Commissioner Cleveland stated he liked the plan and encourages as much screening as possible. Chair Daninger stated he would like to see more stone added to the Hanson Boulevard side of the facility. Commissioner Peterson stated the screening along Hanson Boulevard would be important as well due to the increase traffic expected on Hanson Boulevard. Chair Daninger stated traffic in the area is tricky and it is not part of this PUD discussion. He would like to have the County and City staff look at this area. Motion by Commissioner Cleveland, seconded by Commissioner Olson, to recommend approval of Resolution #_ Approving the Preliminary Plat of Arbor Oaks and Amendment to Grey Oaks Planned Unit Development located at 1640 and 1678 1551i Lane NW with the minutes reflecting discussions on the traffic concerns, screening, landscaping, and building architecture. Commissioner Gudmundson stated additional stone should be added to the portion of the building facing Hanson Boulevard. Friendly Amendment Additional stone added to the portion of the facility facing Hanson Boulevard. Commissioner Cleveland and Commissioner Olson supported the friendly amendment. Motion as amended, carried on a 7 -ayes, 0 -nays, 0- absent vote. Regular Andover Planning and Zoning Commission Meeting Minutes — May 8 2012 Page 9 City Planner Bednarz stated that this item would be before the Council at the June 5, 2012 City Council meeting. OTHER B USINESS. City Planner Bednarz updated the Planning Commission on related items. Commissioner Gudmundson asked if the previous planning cases had been approved by the City Council as they had been presented by the Planning Commission. City Planner Bednarz described the modifications the Council had made to each of the items. ADJOURNMENT. Motion by Commissioner Cleveland, seconded by Commissioner Holthus, to adjourn the meeting at 9:09 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Respectfully Submitted, H Tina Borg, Recording Secretary Timesaver Off Site Secretarial, Inc. x