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HomeMy WebLinkAbout04/10/2012 WorkshopANLb Y O F =6V 1685 CROSSTOWN BOULEVARD N.W, • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US Andover Planning and Zoning Commission Workshop Meeting Agenda April 10, 2012 Andover City Hall Conference Rooms A & B 6.00 p.m. 1. Call to Order 2. Planning Commission's responsibilities in reviewing plats and planned unit developments 3. Other Business 4. Adjournment NDOVE 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CLAN DOVE R.MN.US TO: Planning and Zoning Commissioners FROM: Courtney Bednarz, City Planne4 SUBJECT: Planning Commission's responsibilities in reviewing plats and planned unit developments DATE: April 10, 2012 INTRODUCTION This item is intended to provide an overview of the city's subdivision processes. DISCUSSION The workshop will be a discussion about the following types of applications and the Planning Commission's role in reviewing them. Examples will be provided at the meeting to promote understanding of the types of issues that are encountered in the review process. Sketch Plan Sketch plans are a voluntary process that allows informal review by the public, staff, Planning Commission and Council so that the applicant can receive feedback on what may or may not be acceptable to the city. The process is intended to allow the exchange of ideas about how to achieve the best possible project. Sketch plans are not approved or denied. Applicants are advised to submit a sketch plan prior to submitting a preliminary plat when a proposal varies from established zoning and subdivision standards and /or requires planned unit development review. Preliminary Plat Preliminary plats are a set of plans and reports that show how land will be divided, shaped and improved to allow development. The attached plat submittal checklist provides information on the types of plans and reports that are required and the information they contain. Planned Unit Development Review City Code 13 -3 (attached) provides a process for creating development standards specific to a proposed development through the application of design criteria and the applicant's explanation of how alternate standards will achieve a better project that would result from strict application of the City Code. This process can be applied to any type of project, whether residential, commercial, industrial or other types of projects. Utilization of this process is at the discretion of the City Council. Role of the Planning Commission Review Staff Report A report that compares the proposal to the City Code and identifies any issues of particular importance is prepared and distributed prior to the meeting. It is important that Commissioners take time to review the staff report prior to the meeting. Commissioners should feel free to contact staff if they have questions or need clarification or additional information. Receive Staff Presentation Staff will summarize the item and identify key issues to consider at the meeting. Receive Applicant Presentation The applicant is encouraged to make a presentation of their proposal to the Commission. Hold Public Hearing The public is encouraged to ask questions and share their thoughts and ideas. Speakers are asked to address the Chairperson and not the applicant, staff or audience. The Chairperson will either answer or assign questions to be answered by staff or the applicant. Commissioners should feel free to ask questions of the speaker to better understand their point of view. Approval of a motion is necessary to open and close a public hearing. Once the public hearing has been dosed, additional comments from the public are at the chairperson's discretion. Planning Commission Discussion The discussion allows Commissioners the opportunity to ask questions and to share ideas and preferences on how issues within an item can be resolved. Questions may be asked to help understand how the City Code relates to a particular issue, why the applicant has proposed certain aspects of the project, what other options are available, etc. It is important that each Commissioner asks questions and shares thoughts to work through any issues that are a part of a proposed project. In that way, the Commission can begin to build a consensus as they work toward a recommendation. In cases where a consensus cannot be reached, the discussion is still very important as it allows the Council the opportunity to hear differing viewpoints and use them to weigh the available options. Recommendation — In addition to recommending approval or denial, the motion needs to clearly communicate the Commission's preferences on individual issues to the extent that consensus was reached during the discussion. This may include adding or changing conditions of approval in the draft resolution. Attachments Plat Submittal Checklist City Code 13 -3 Planned Unit Development Res ct sub 'tted, edna 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US All preliminary plat submittals are reviewed for completeness using this checklist. Applications found to be incomplete will be returned to the applicant. No public hearing will be scheduled until a complete application has been reviewed for compliance with applicable regulations. Name of Proposed Development:_ Date of Submittal: Complete: Yes No Submittal Review Conducted by:_ REQUIRED PRELIMINARY PLAT DATA. ❑ A complete preliminary plat submittal contains 8 full size plan sets, one 11x17 and one 8x11 reduction of the following drawings: • Existing Conditions • Preliminary Plat • Grading Drainage and Erosion Control Plan • Tree Protection Plan ❑ A complete preliminary plat submittal also contains three copies of the following documents: • Soils Report • Hydrology Report • Storm Water Management Plan ❑ An Abstract of Title or Registered Property Abstract, certified to date, covering the property to be subdivided. These plans and documents must contain all the information described below to constitute a complete preliminary plat submittal. IDENTIFICATION AND DESCRIPTION ❑ A location map showing the plat location in the City. The location map shall have an approximate scale between 1" =1500' and 1" =2000' and shall be of sufficient size to locate the plat relative to the nearest County Roadways. The location map shall show the proposed street layout and the layout of all existing streets platted or unplatted, within one -half (1/2) mile of the proposed plat. The streets and roadways shall be labeled with their proposed or existing names. Adjacent platted areas shall be labeled with their plat name. AN'601TA Plat Submittal Checklist ❑ Complete and accurate list of all property owners of record and their addresses within 350 feet of the exterior boundaries of the proposed preliminary plat. ❑ Proposed name of subdivision, which name shall not duplicate nor be alike in pronunciation to the name of any plat therefore recorded in Anoka County. ❑ Full legal description and parcel identification number(s) of the land involved in the plat illustrated on the preliminary plat drawing and submitted in a digital format acceptable to the City. ❑ Names and addresses of the owner and subdivider of the land, and the designers and surveyor of said plat. If the subdivider is not the fee owner of the land, the subdivider shall submit the written consent of the fee owner to the filing of the preliminary plat. ❑ Graphic scale of not smaller than one (I") inch to fifty (50') feet. ❑ North Point, designated as true north. ❑ Date of preparation. Plan revision dates are also required. ❑ Certification by a Land Surveyor Licensed in the State of Minnesota certifying the accuracy of survey. EXISTING CONDITIONS ❑ All boundary line survey, including measured distances and angles, which shall be tied into the nearest quarter section or section line by traverse and total acreage calculated to the nearest 0.1 acre. ❑ Existing and proposed zoning classifications for tract of land in, and within, three hundred (300') feet of the preliminary plat. ❑ Location of parks and public open spaces, all buildings and structures with notation if proposed to be removed, easements, and section and municipal boundary lines within the plat and to a distance of one hundred (1'00') feet beyond. ❑ If the preliminary plat is a re- arrangement or a re -plat of any recorded plat, the lot and block arrangement of the original plat, its original name, and all revised or proposed vacated roadways shall be shown by dotted or dashed lines. ❑ Location, and grades (where appropriate) of roadway centerlines, curb and gutter and width of existing streets (including type of surfacing), easements, railroads, sanitary sewers, water mains, storm sewers, gas, telephone, electric, cable T.V., culverts, grades, and locations of catch basins (including invert elevations), 2 l l Y Y n r T(6 Plat Submittal Checklist manholes for sanitary and storm sewer and hydrants and any other underground facilities within the plat and to a distance of one hundred (100') feet beyond. ❑ Boundary lines of land within one hundred (100') feet of the proposed plat, and the name of the owner thereof, but including all contiguous land owner or controlled by the subdivider or owner of the tract proposed to be platted. ❑ Topographic data, including contours at vertical intervals of not more than two (2') feet, except that where the horizontal contour interval is one hundred (100') feet or more, a one (1') foot vertical interval shall be shown. Water courses, lakes, marshes, wooded areas, rock outcrops, drainage tile, and other significant physical features shall be shown U.S. Geodetic survey datum shall be used for all topographic mapping where available. ❑ A copy of the restrictive covenants, if any, concerning the property being platted shall be filed with the preliminary plat. ❑ Three signed and bound geotechnical reports with recommendations and indicating SCS soil types, mottled soil elevations or highest anticipated water table and soil borings to a minimum depth of 25 feet. ❑ Location of existing trees DESIGN FEATURES ❑ Statement of proposed use of lots; i.e., whether residential, commercial, industrial or combination thereof. If residential, state type and number of dwelling units. Furnish sufficient details for all types of usage in order to reveal the effect of the subdivision development on traffic, fire protection and density of population. ❑ Existing Flood plain management area boundaries within the plat must be indicated on the grading plan. Any areas of flood plain proposed to be removed and /or revised must also be indicated. ❑ Layout of proposed streets, including street centerlines, curb and gutter and showing right -of -way widths and proposed names of streets. The name of any street heretofore used in the city or its environs shall not be used, unless the proposed street is an extension of an already named street, in which event said name shall be used. ❑ The preliminary plat shall show the number of linear road miles within the Plat. ❑ Plat area shown as follows: total area, area of dedicated county road right -of -way, park area, wetland area (including 16.5 foot buffer strip), storm water pond area (including 16.5 foot buffer strip). 3 VNDOVE _ Plat Submittal Checklist Locations and widths of proposed trails, sidewalks, trail easements, drainage and utility easements, street easements or any other type of proposed easement. ❑ The preliminary plat shall contain a table or notes showing the total area for each type of proposed easement and proposed right -of -way in square feet. ❑ An overall grading/drainage /erosion control plan showing existing contours at two (2') foot intervals in dashed lines and proposed contours at two (2') foot intervals in solid lines. All proposed lots shall be shown in a table labeled `Lot by Lot Tabulation' containing minimum basement floor elevations, one, ten and 100 year flood elevation including the normal water level and normal groundwater level (if applicable) and proposed house configuration. Maximum slope areas shall be four (4) to one (1) with a note to this effect in the legend or as approved by the City Engineer. ❑ Proposed lots without municipal water and sewer shall provide 3,600 square feet of contiguous buildable land area. ❑ Each lot shall also provide two 5,000 square feet areas designated for the primary and secondary on -site septic drainfield based on design criteria for a four (4) bedroom home and in compliance with Chapter 7080 as amended. These areas shall be indicated on the grading plan and the design specifications for the drainfields shall be submitted at the time of the submittal of the preliminary plat. ❑ The buildable area of lots without municipal sewer and water shall be required to have a finished grade of at least six (6') feet above the seasonal high water mark and shall also require the lowest floor to be a minimum of three (3') feet above the seasonal high water mark or one (2') feet above the designated or designed one hundred (100) year flood elevation whichever is higher. ❑ Proposed lots with municipal water and sewer shall provide a lowest floor at least three feet above the seasonal high water mark or one foot above the designated or designed one hundred year flood elevation whichever is higher. The first 100 feet of each lot shall be buildable. The first 116.5 feet of lots adjacent to wetlands or storm water ponds shall be buildable. ❑ A 16.5 foot wide wetland buffer shall be indicated on the grading plan adjacent to any storm water pond and wetland areas. ❑ A Tree Protection Plan (which can be shown on the grading plan) shall be required showing all information as defined by the Tree Preservation Policy as adopted by the City Council. ❑ Layout of lots and blocks with numbers of each, square footage of lots and lot dimensions, including lot width displayed at the front yard setback line and lot depth through the center of the lot, scaled to the nearest foot. ciry N6 Plat Submittal Checklist Areas, other than streets, trail easements and drainage and utility easements intended to be dedicated or reserved for public use, including the size and dimensions of such areas. ❑ Minimum front, side and rear yard building setback lines as required by the Zoning Ordinance of the City. Three signed and bound hydrology reports which include the proposed method and calculations for disposing of surface water drainage within and beyond the limits of the plat as required in the City of Andover Water Resource Management Plan and/or the requirements of the appropriate watershed management organization. ❑ Whenever a portion of a tract of land is proposed for subdividing, the entire parcel shall be required to be included in the preliminary plat. A sketch plan shall also be required for all adjacent undeveloped land. Potential locations for future right - of -way and roadway extensions shall be provided. ❑ Proposed Landscaping and /or Screening from public roadways. ❑ The preliminary plat shall show the location of all "Area Identification" signs. Special Use Permit for area identification signs shall be applied for in conjunction with the preliminary plat in accordance with the Zoning Ordinance. ❑ Such other information as shall be requested by the Planning Commission or Engineer: 0 CHAPTER 3 PLANNED UNIT DEVELOPMENT (PUD) SECTION: 13 -3 -1: Purpose 13 -3 -2: Utilization of PUD 13 -3 -3: PUD Concept Review 13 -3 -4: Uses 13 -3 -5: Density 13 -3 -6: Zoning And Subdivision Standards And Requirements 13 -3 -7: Approval Process 13 -3 -8: Fees And Costs 13 -3 -9: Findings Required 13 -3 -10: Revisions And Amendments 13 -3 -11: Desirable PUD Design Qualities 13 -3 -12: Approval Of Planned Unit Development 13 -3 -1: PURPOSE: The purpose of a PUD is to encourage more efficient allocation of density and intensity of land use where such arrangement is desirable and feasible by providing the means for greater creativity and flexibility in environmental design than provided under the strict application of this code. It must be demonstrated to the satisfaction of the City Council that a higher quality development will result than could be otherwise achieved through strict application of this code. (Ord. 298, 8 -4 -2004) 13 -3 -2: UTILIZATION OF PUD: Planned Unit Development (PUD) regulations may be allowed by the City Council to be applied and /or utilized for all developments including the following: townhomes, single- and two- family homes (both urban and rural), apartment projects, multiuse structures, commercial developments, industrial developments, mixed residential and commercial developments and similar projects. (Ord. 298, 8 -4 -2004) 13 -3 -3: PUD CONCEPT REVIEW: Any person or persons who may apply for a PUD may request.a concept review with respect to land which may be subject to a PUD. The purpose of a PUD concept review is to afford such persons an opportunity, without incurring substantial expense, to have the general feasibility of a PUD proposal considered. PUD concept reviews shall follow the sketch plan procedures provided in Section 11 -2 -1 of this code. (Ord. 298, 8 -4 -2004) 13 -3 -4: USES: Planned Unit Developments shall be required to conform to the permitted and conditional uses set forth in Title 12 of this code pertaining to the applicable zoning district. (Ord. 298, 8 -4 -2004) 13 -3 -5: DENSITY: The density of residential developments shall be required to conform to the applicable land use district. (Ord. 298, 8 -4 -2004) 13 -3 -6: ZONING AND SUBDIVISION STANDARDS AND REQUIREMENTS: All standards and provisions relating to an original zoning district shall apply, unless otherwise approved as a part of the PUD. All standards may be modified or waived provided the applicant demonstrates harmony with the purpose of the PUD and the findings described in Section 13 -3- 9 of this chapter. (Ord. 298, 8 -4 -2004) 13 -3 -7: APPROVAL PROCESS: An applicant for a PUD shall submit in the application all of the material required by this chapter. Each PUD requested must adhere to the following process: A. Permitted and conditional uses shall follow the Conditional Use Permit procedures provided in Section 12 -14 -6 of this code to establish the development standards for the PUD. These uses shall also complete the commercial site plan process once the Planned Unit Development has been approved. (Amd. 2/20107, Ord. 341) B. Applications involving the subdivision of land shall complete a preliminary and final plat under the procedures provided in Title 11, "Subdivision Regulations ", of this code. (Ord. 298, 8 -4 -2004) 13 -3 -8: FEES AND COSTS: Applications for a PUD shall be filed at the office of the City Planner along with a nonrefundable application fee for the approval process specified in Sections 13 -3 -3 and 13 -3 -7 of this chapter in the amount established by the City Council to defray administrative costs. (Ord. 298, 8 -4 -2004) 13 -3 -9: FINDINGS REQUIRED: In order for a PUD to be approved, the City shall find that the following are present: A. The proposed development is not in conflict with the goals of the Comprehensive Plan of the city. B. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. C. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of a PUD. D. The PUD is of composition, and arrangement that its construction, marketing, and operation are feasible as a complete unit without dependence upon any subsequent unit. (Ord. 298, 8 -4 -2004) 13 -3 -10: REVISIONS AND AMENDMENTS: Administrative approval of incidental changes in the PUD may be authorized by the City Planner upon review and approval by ARC. Such administrative approvals shall not substantially alter the character of the approved PUD and shall be limited to landscaping (not including quantity reduction), color schemes (not including materials), association documents, fencing, entrance monuments and decks. Changes in uses or development/design standards must be submitted for a full public hearing review process. (Amended Ord. 314, 10 -4 -2005) 13 -3 -11: DESIRABLE PUD DESIGN QUALITIES: The following design qualities will be sought in any PUD: A. Achieves efficiency in the provision of streets and utilities and preserves area to achieve the elements of design qualities described in this chapter. B. Provides convenient and safe access for vehicles and pedestrians and all types of activity that are anticipated to be a part of the proposed development. C. Provides a buffer between different uses, adjacent properties, roadways, between backyards of back -to -back lots. D. Preserves existing stands of trees and /or significant trees. E. Provides considerable landscaping treatments that complement the overall design and contribute toward an overall landscaping theme. F. Preserves significant usable space on individual lots or through the provision of open space within the development. G. Provides an attractive streetscape through the use of undulating topography, landscaping, decorative street lighting, decorative mailbox groupings, retaining walls, boulders, fencing, area identification signs, etc. H. The proposed structures within the development demonstrate quality architectural design and the use of high quality building materials for unique design and detailing. The lasting quality of the development will be ensured by design, maintenance and use guidelines established through an owners' association. (Ord. 298, 8 -4 -2004) 13 -3 -12: APPROVAL OF PLANNED UNIT DEVELOPMENT: The developer must demonstrate that the amenities and qualities of the Planned Unit Development are beneficial and in the public interest to allow the development to be approved. A substantial amount of the design qualities identified in Section 13 -3 -11 of this chapter shall be found to be present in order to approve a PUD. The amount of amenities and type of qualities that constitute an acceptable PUD are at the sole discretion of the City Council to determine. (Ord. 298, 8 -4 -2004) 13:3 -13: REDEVELOPMENT PUDs: A property owner may apply for a redevelopment PUD for their property, if the property meets the criteria outlined in this section. Such redevelopment PUDs shall only be used for lot splits. PUDs on all other subdivisions shall follow the normal PUD requirements laid out in this chapter. All provisions of City Code chapter 13 -3 shall apply to redevelopment PUDs except for section 13 -3 -11. A redevelopment PUD may be permitted if the subject property meets the following standards: A. The existing principal structure on the property is at Feast 30 years old, or does not meet current building codes, or has a blighting effect on the surrounding neighborhood, and will be removed as part of the redevelopment of the property. B. The houses built on the new lots would be similar in size and architectural design to those in the surrounding neighborhood. Architectural plans must be included in the application for a redevelopment PUD and approved by the Council. (Amd. 2/20/07, Ord. 341)