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HomeMy WebLinkAbout06/23/2015,vivo 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 June 23, 2015 Andover City Hall Council Chambers 7.00 p.m. 1. Call to Order 2. Approval of Minutes — June 9, 2015 Regular Meeting 3. Public Hearing: Preliminary Plat and PUD Amendment of Grey Oaks Third Addition — 1753 156"' Lane NW — Trident Development 4. Public Hearing: Conditional Use Permit (CUP 15 -04) — Beauty Salon —1753 156 Lane NW - Trident Development 5. Other Business 6. Adjournment i"`1' 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commissioners FROM: Stephanie L. Hanson, City Planner SUBJECT: Approval of Minutes — June 9, 2015 Regular Meeting DATE: June 23, 2015 REQUEST The Planning and Zoning Commission is requested to approve the minutes from the June 9, 2015 regularly scheduled meeting. PLANNING AND ZONING COMMISSION MEETING — JUNE 912015 The Regular Bi- Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on June 9, 2015, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Commissioners Timothy Cleven, Lynae Gudmundson, Bert Koehler IV, Kyle Nemeth, Steve Peterson, and Jeff Sims, Commissioners absent: None. Also present: Community Development Director Dave Carlberg City Planner Stephanie Hanson Others APPROVAL OF MINUTES. March 10, 2015 Commissioner Nemeth stated he had one change on page two, fourth paragraph, it states "Mr. Carlberg stated the open space designation; land use designation... ", he thought in order to make it less confusing, the first designation should be removed and stated "Mr. Carlberg stated the open space land use designation... ". Motion by Nemeth, seconded by Gudmundson, to approve the minutes as amended. Motion carried on a 5 -ayes, 0 -nays, 2- present ( Daninger, Peterson), 0- absent vote. May 12, 2015 No changes were made Motion by Peterson, seconded by Koehler, to approve the minutes as presented. Motion carried on a 6 -ayes, 0 -nays, 1- present (Nemeth), 0- absent vote. PUBLIC HEARING CONTINUED: CONDITIONAL USE PERMIT (CUP 15 -03) — PRIVATE UTILITY STRUCTURE —13585 THRUSH STREET NW — CONNEXUS ENERGY Regular Andover Planning and Zoning Commission Meeting Minutes —June 9, 2015 Page 2 City Planner Hanson stated that Connexus Energy did submit a Conditional Use Permit request however at this time they are requesting to withdraw it. Motion by Koehler, seconded by Cleven, to accept the withdrawal of the Conditional Use Permit request from Connexus Energy. Motion carried on a 7 -ayes, 0 -nays, 0- present, 0- absent vote. PUBLIC HEARING: COMPREHENSIVE PLANAMENDMENT (SPA 15 -02) — COUNTRY OAKS NORTH SECOND ADDITION —CONSIDER THE FOLLOWING AMENDMENTS TO THE CITY OF ANDOVER COMPREHENSIVE PLAN. • TO EXPAND 9.98 ACRES INTO THE METROPOLITAN URBAN SERVICE (MUSA) AREA AND CHANGE 9.98-A CRES OF LAND FROM RR —RURAL RESIDENTIAL TO UAL — URBAN RESIDENTIAL LOW, TO REMOVE 10.82 ACRES FROM THE METROPOLITAN URBANSERVICEAREA (MUSA) AND CHANGE 10.82 ACRES FROM URL — URBAN RESIDENTIAL LOW TO RR —RURAL RESIDENTIAL — SW LAND LLC City Planner Hanson noted the purpose of this item is to hold a public hearing and take input on a Comprehensive Plan Amendment for Country Oaks North Second Addition. City Planner Hanson reviewed the proposed Comprehensive Plan Amendment with the Commission. Commissioner Koehler stated in looking at the review criteria, what does staff see that has changed which would need approval on. Ms. Hanson stated they did a Comprehensive Plan Amendment in this area a year ago and thought the development would be driven more to the north but once the developer started taking a look at the property it ended up that it would be a better use of the land to move the MUSA line and take out the northern portion. Commissioner Koehler asked if this would change the land use so it would match with the land use directly to the south, extending a contiguous neighborhood. Ms. Hanson indicated that was correct. Commissioner Nemeth asked what the ramifications were if they do approve this. Ms. Hanson stated it all has to do with residential units within the MUSA boundary so they will not need to make up any units at all. Commissioner Nemeth stated regarding the 9.98 acres, previously they discussed there was not enough sewer capacity for the development to the north and he wondered if there will be additional sewer capacity added that will take into effect the 9.98 acres now that it is going to possibly be urban residential. Ms. Hanson stated through looking at this project there will be enough sewer capacity for this project to move forward. Regular Andover Planning and Zoning Commission Meeting Minutes —.Tune 9, 2015 Page 3 Commissioner Sims asked if this affected the road going to the west. Ms. Hanson indicated the road will only go to the west if this development is approved. Mr. Sims asked what the status was of the land going to the west. Ms. Hanson stated the developer has agreements with the land owners for the road to go through. Commissioner Koehler asked if anyone from staff talked to the Met Council that this will go through. Ms. Hanson stated she has worked closely with Met Council on this. Motion by Koehler, seconded by Nemeth, to open the public hearing at 7:13 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- present, 0- absent vote. Commissioner Gudmundson asked why the parcel changed. Mr. Shawn Wyland, SW Land, stated in order to facilitate the length of the road going out to Hanson they had to have a way to pay for this and there were no additional sewer units available to do this. They were limited to the number of sewer units they had so they moved them from the back of the property to the area shown at the same time the City purchased the open space so they took into consideration the transition between the rural residential and open space and felt they came up with a nice plan and the change helped facilitate it. Commissioner Gudmundson asked where the road will be going in. Ms. Hanson showed on the map where the road will go in to connect to Hanson Boulevard. Mr. Carlberg reviewed the City owned property with the Commission including thirty acres of open space next to this development. Commissioner Nemeth stated the applicant stated there was not enough sewer units with the additional development however he was confused because he thought there was enough units with switching out the 10.8 with the 9.98 acres. Mr. Wyland stated there is enough and that is the reason for the switch. There was not any additional that they could add but there was enough to make the switch. Mr. Carlberg stated there were some challenges in bringing sewer up into the back or north area of the development, which is why a switch was made. It made more sense to bring sewer to areas that could be readily served than to reach further north. Commissioner Peterson asked what the long term plan for other open space was in the area. Mr. Carlberg reviewed the open space areas with the Commission noting how they will be utilized and integrated with the developments in the area. Commissioner Sims asked what the process was around purchasing the ten acres. Mr. Carlberg stated during the negotiations and discussions of purchasing the forty acre piece they had discussions with the developer that the road going out to Hanson may need to go north around a black ash swamp to limit the impact to that swamp so they decided not to purchase that ten acres with open space funds and use a different fund so they would have Regular Andover Planning and Zoning Commission Meeting Minutes — June 9, 2015 Page 4 the ability to move the road north. The City Council was involved in this process through a number of meetings. Motion by Peterson, seconded by Sims, to close the public hearing at 7:24 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- present, 0- absent vote. Commissioner Nemeth asked in regards to the ten acres that is not a part of the open space, what happens to it if this does get approved, will it remain City land or become part of open space. Mr. Carlberg stated they will be in negotiations with the developer to purchase that land and it will be incorporated as road and additional lots in that area. Motion by Koehler, seconded by Cieven, to recommend to the City Council approval of the Resolution as written. Commissioner Sims stated his feeling was that this does not meet the criteria of changing because they just changed this last year and it feels like the City is changing the rules because a developers' idea did not work out. Commissioner Koehler stated he agreed however in this situation the City has a vested interest in seeing their road infrastructure and transportation develop according to the plan that they have set forth. They want to connect to Hanson and if they go ahead and continue with the way things were set up originally, that became difficult due to some issues brought up by the DNR. He stated that City staff has worked with the developer to come up with a solution that is palatable to both the City and developer. He thought this benefits everyone including the residents of the City in terms of a transportation plan and he felt this made sense to do this amendment. Commissioner Nemeth stated when he looked at the review criteria he felt number six in the resolution "to ensure transition or buffer between the urban and rural residential zoning districts" applied and after seeing the plat he thought this fits and gives that transition because of the piece of property to the north of it. It provides that transition from the urban low to the rural residential to a much bigger piece of property. Mr. Carlberg stated the City does not bend any rules but they have processes and procedures for making changes and in this case an amendment to the Comprehensive Plan is the proper process and there has been new information and changes that warrant the amendment. He wanted to make sure it was clear that we are not bending any rules; they are going through a proper procedure to make changes because the changes are warranted at this time. Motion carried on a 6 -ayes, 1 -nays (Sims), 0- present, 0- absent vote. Community Development Director Carlberg stated that this item would be before the Council at the June 16, 2015 City Council meeting. Regular Andover Planning and Zoning Commission Meeting Minutes — June 9, 2015 Page 5 OTHER BUSINESS. Community Development Director Carlberg updated the Planning Commission on related items. ADJOURNMENT. Motion by Nemeth, seconded by Koehler, to adjourn the meeting at 7:37 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- present, 0- absent vote. Respectfully Submitted, Sue Osbeck, Recording Secretary TimeSaver Off Site Secretarial, Inc. ANLb 6 W j3#1 � 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 . (763) 755 -5100 FAX (763) 755 -8923 . WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners CC: Dave Carlberg, Community Development Director FROM: Brett Angell, Associate Planner SUBJECT: PUBLIC HEARING- Preliminary Plat and PUD Amendment of Grey Oaks Third Addition — 1753 156`' Lane NW — Trident Development DATE: June 23, 2015 INTRODUCTION The applicant, Trident Development, LLC, proposes to merge three (3) existing lots into one contiguous building lot. The applicant is also requesting an amendment to the previously approved Grey Oaks Planned Unit Development for the proposed 66 unit senior independent living project. The attached letter from the applicant summarizes the proposed project and design features. DISCUSSION Conformance with Local Plans The property is within the Municipal Urban Service Area and has access to municipal water and sewer. The property is zoned M -2 Multiple Dwelling, as is the rest of the Grey Oaks development. The proposed plat would amend the approved Grey Oaks Planned Unit Development Design Standards as follows Grey Oaks PUD Standard Proposed Standard City Code Requirement (M -2 Zoning District) Front Yard Parking Setback 16.2 feet 16.2 feet 20 feet Minimum Apartment Sizes Efficiency- 580 sf None None 1 BR - 688 sf 1 BR — 700 sf 1 BR — 700 sf 2 BR — 923 - 17072 sf 2 BR — 1,000 sf 2 BR — 850 sf 3 BR —1,250 sf 3 BR-- 1000 sf Building Units (2) 65 Unit Buildings (1) 66 Unit Building Parking 1.5 per unit with 1 /unit covered 1.5 per unit with 1 /unit covered 1 space per unit Maximum Building Height N/A 50 feet 35 feet Access Access to the lot will be provided from 156`h Lane NW. The proposed lot will utilize two existing access points, which have been reviewed and approved by the City of Andover Engineering Department. Restoration of the street, trail and boulevard will be required. Lot The three existing properties are being combined into one lot. The lot will conform to the width, depth and area requirements of the M -2 Zoning District. The newly created lot will be approximately 12.49 total acres and will establish, by easement, the existing wetland area, resulting in approximately 5.35 acres of upland area for improvements. Drainage and Utility Easements The wetland area, approximately 7.14 acres, will be established as an easement area during final plat submittal. The new plat will also recognize easements for public drainage and utilities and for the existing neighborhood infiltration pond. The existing seventy -five (75) foot overhead electric easement on the east edge of the lot will remain, along with the Anoka County Highway Access Restriction. Grading/ Building Elevation When the Grey Oaks subdivision was approved 15 years ago, the building lot elevations were based on then - current data. The City of Andover and the Coon Creek Watershed District have recently adopted the new Atlas 14 data. Atlas 14 data establishes generally higher water levels than the previous data. For existing lots this can lead to challenges for grading and building elevations. The City requires low floor elevations to maintain a three (3) foot separation from the highest anticipated ground water and a two (2) foot separation from the 100 -year flood elevation. The proposed grading plan sets the low floor elevation one (1) foot above the 100 -year flood elevation and 2.7 feet above the highest anticipated ground water level. The applicant requests approval of the deviation in building elevations based on the building avoiding impact of protected wetland area, it achieves slopes and grades that comply with ADA and City ordinance, and it allows emergency access to the rear of the building. The City of Andover Engineering Department has reviewed the plans and is comfortable with deviations as long as the following criteria are met: • A berm is located around the back of the building as shown on the plans. • There is waterproofing of the exterior foundation walls. • A drain tile system is around the structure foundation. • A pump /drain system is installed for the garage as shown on the plans. • Electrical and mechanical components in the garage area are raised to an elevation of 899.4 and meet all code requirements. Building Height The current Grey Oaks PUD Design Standards do not establish a maximum building height. However, the maximum height allowed in the M -2 Zoning District is 35 feet (measured from top of curb to the mid -point of a pitched rood. Due to the higher floor elevations discussed above, the proposed building is approximately 49 feet above the street. The average height of the building is 38 feet from finished grade. The applicant requests approval of a deviation from this maximum building height standard based on the height does not destroy a scenic view from surrounding properties and that adequate fire protection measures are provided. Building Exterior Exterior materials of the proposed building will utilize a complimentary blend of cultured stone, lap siding of color -clad steel or LP Smart Siding. Colors and materials are selected to coordinate with and compliment the neighboring residential buildings. The architecture is intended to be similar to Arbor Oaks Senior Living to give the feel of a senior living campus. Park Dedication Park dedication and trail fees were satisfied at the time Grey Oaks was platted. Coon Creek Watershed District Approval The applicant is working with Coon Creek Watershed District to obtain a permit for the proposed project. Anoka County Highway Department A copy of the proposed plat was provided to the Anoka County Highway Department on May 22, 2015. No comments have been received. The developer is also required to meet all other applicable ordinances, including: • City Code Title 11, Subdivision Regulations • City Code Title 12, Zoning Regulations • City Code Title 13, Planning and Development • City Code Title 14, Flood Control Attachments Resolution Exhibit A: Planned Unit Development Findings Exhibit B: Planned Unit Development Design Standards Location Map Aerial Map City Code 13 -3: Planned Unit Development (PUD) Preliminary Plat (11x17 in packet) Applicant's Letter ACTION REQUESTED The Planning Commission is asked to hold a public hearing and provide a recommendation to the City Council regarding the preliminary plat and PUD amendment of Grey Oaks 3`d Addition. 3 Respectf4jty, submitted, Brett Angell Cc: Trident Development, LLC, C/O Roger Fink, 3601 — 18`h Street STE 103, St. Cloud, MN 56301 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO R A RESOLUTION APPROVING THE PRELIMINARY PLAT AND AMENDED PLANNED UNIT DEVELOPMENT OF "GREY OAKS 3RD ADDITION" FOR TRIDENT DEVELOPMENT, LLC, ON PROPERTY LEGALLY DESCRIBED AS: Lot 1, Block 1, Grey Oaks 3`d Addition, Anoka County, Minnesota. WHEREAS, the applicant has requested approval of a preliminary plat and amendment to the Grey Oaks Planned Unit Development; and WHEREAS, the Andover Review Committee has reviewed the preliminary plat and proposed amendment to the Grey Oaks Planned Unit Development; and WHEREAS, pursuant to published and mailed notice thereof, the Planning Commission has conducted a public hearing on said plat; and WHEREAS, City Code 13 -3 -9 requires findings for approval of planned unit developments and the proposed project conforms to these findings as shown on Exhibit A; and WHEREAS, as a result of such public hearing, the Planning Commission recommends to the City Council the approval of the plat. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees with the recommendation of the Planning Commission and approves the preliminary plat and amended planned unit development subject to the following conditions: 1. The Preliminary Plat shall conform to the plans stamped received by the City of Andover May 21, 2015. 2. The amended planned unit development shall conform to the standards of Exhibit B. 3. The plan set shall be modified as necessary to achieve commercial site plan approval by the City of Andover and watershed permit approval from the Coon Creek Watershed District. 4. The developer shall be responsible for the cost of construction of all improvements proposed as a part of the preliminary plat. 5. Contingent upon staff review and approval for compliance with City ordinances, policies and guidelines. 6. Such plat approval is contingent upon a development agreement acceptable to the City Attorney. A financial guarantee will be required as a part of this agreement to assure all of the subdivision improvements will be completed. 5 Adopted by the City Council of the City of Andover this day of , 2015. CITY OF ANDOVER ATTEST: Michelle Hartner, Deputy City Clerk Julie Trude, Mayor EXHIBIT A GREY OAKS 3' ADDITION PLANNED UNIT DEVELOPMENT FINDINGS PAGE ONE 1. The proposed development is not in conflict with the goals of the Comprehensive Plan of the city. The proposed development is consistent with the goals of the Comprehensive Plan. 2. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. The proposed sixty -six unit senior independent living facility provides high quality architectural design and materials. The site improvements are carefully arranged to minimize impacts on the wetland area and surrounding properties, and provide areas for indoor and outdoor activities on the site. 3. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of a PUD. The proposed design standards will meet or exceed the minimum design standards of the Grey Oaks PUD, with the exception of the building height and low -floor elevations. The Grey Oaks PUD Design Standards do not establish a maximum building height; however, the maximum height allowed in the M -2 Zoning District is 35 feet. The deviation to the low floor elevation and maximum height is due to the new Atlas 14 requirements, which established a higher water level than the previously approved data for Grey Oaks. The proposed development plans to provide 6 three- bedroom units, 3 two- bedroom plus den units, 34 two - bedroom units, and 23 one - bedroom units for residents 55 years or older. Each of the floor -plans exceeds the minimum size required by the current PUD and the City Code for this location. The building will include the following improvements: 1. Single -hung vinyl windows with decorative mullions in all windows and doors. 2. Prominent, covered front entry 3. All aluminum powder- coated balconies and railings. 4. Color clad, maintenance -free steel or LP Smart Lap Siding 5. Decorative, heavy - gauge, color impregnated vinyl shake siding in dormers. 6. Upgraded, (30 year) Architectural -grade shingles. 7. Asphalt drive -ways and parking surfaces 8. Spacious Outdoor patio 9. Gutter / downspout drainage tied into the storm water system. 7 EXHIBIT A GREY OAKS 3RD ADDITION PLANNED UNIT DEVELOPMENT FINDINGS PAGE TWO 4. 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. The proposed project contains a single sixty -six unit senior independent living building and associated parking and landscaped areas to serve the needs of the facility. The facility will be professionally managed by TealWood Care Centers Inc., a licensed care provider with more than 25 years of experience operating and managing over 50 nursing home and assisted living facilities. Tealwood arranges for all administrative, activities and maintenance staffing. All site improvements and building design features are coordinated with Tealwood to meet the needs of the residents and the operation of the staff. Tealwood also oversees marketing, leasing and licensing of the property. ao EXHIBIT B GREY OAKS 3 ADDITION PLANNED UNIT DEVELOPMENT DESIGN STANDARDS The following standards shall apply to Grey Oaks 3`a Addition: Grey Oaks 3` d Addition Standard Front Yard Parking Setback 16.2 feet Minimum Apartment Sizes 1 BR — 700 sf 2 BR— 1,000 sf 3 BR —1,250 sf Building Units (1) 66 Unit Building Parking 1.5 per unit with 1 /unit covered Maximum Building Height 1 50 feet Akb-q--^- Location Map 15447 LS837 13847 • "11�sLrce Cu H_r 15226 e, Lstn 1587x - -.__ -._ __-.-.._...._ r, 1777 15830 .. . � - - -_ �� 15127 13812 � _••� -. --= � � �. 0221 15822 155rHAVE 15819 LU17 L5798 ' 1!808 L51110 j' 1760 1.799\/ 13807 15780 �J 8c L5791 w LS"S 13788 y 2 — G 13797 L3702 13719 15787 LSltf MIS 13778 > 15771 13773 15774 13773 15768 •\ 3708 15758 15757 1570 ! - 1'0A��_ -� um : u7594� vu 157THW _ 157TH W 157rHLN 157TNW __ ._ 1784. `• LsOi L990 1866 L9s6 2244 1830 IB19 1909 r � 171LL" i i 13 L90L t189 1977 1963 1953 1841 1828 LBL7 155 r4 LH _ 15611 UNITS: IOL 302 i02._108T298. 15618 - 308 15613 ���1 \ \�\ : ^� ISin AS 617- us SC11 \ 1G � - ws $ '85399 1Z i V - 13900 `- -- 1955 —155TH LA Oj O � � f O a 2 , 2 � I I 255TH LN I J LSS Q1 3t � 1350 2 Disclaimer: Maps and documents made available to the public by the City of Andover are not legally recorded maps or surveys and H are not intended to be used as such. The maps and documents are created as part of the Geographic Information System (GIS) ,H E that compiles records, information, and data from various city, county, state and federal resources. Copyright ® 2013 City of Andover, All Rights Reserved s 15411 ± LKIS L732 text 1ec9 L95, 1736 ...�.... 15322 �- 1873 L961 1849 1797 1793 1937 L215 1911 L7® L755 L741 1727 1713 L07 L90 / 909 1891 1885 55tH AVE I55TH q1,F `mot 155TH AVE" 1778 L764 1750 1736 1722 L709 lii 1881 1841 15498 1' 13983 L902 1172 LSti7 _' Oj O � � f O a 2 , 2 � I I 255TH LN I J LSS Q1 3t � 1350 2 Disclaimer: Maps and documents made available to the public by the City of Andover are not legally recorded maps or surveys and H are not intended to be used as such. The maps and documents are created as part of the Geographic Information System (GIS) ,H E that compiles records, information, and data from various city, county, state and federal resources. Copyright ® 2013 City of Andover, All Rights Reserved s 15411 C' I '1� bq N6 _ Aerial Map Disclaimer: Maps and documents made available to the public by the City of Andover are not legally recorded maps or surveys and H are not intended to be used as such. The maps and documents are created as part of the Geographic Information System (GIS) w E that compiles records, information, and data from various city, county, state and federal resources. Copyright © 2013 City of Andover, All Rights Reserved s CHAPTER 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. 2120107, 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 least 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. 2/20107, Ord. 341) C z O > > C 9 rn 71 Hit; 81i tii; 1; i2 6 4 1 1 T P. w ea I gk 4 ; a Cc,) 1j;t!j; id I fit' 1-4 0 z ns 91 y C' s7w. z.--w7� — — — — — — — -- - — — — — I C� : Z •0 f I TC TIC CK; FIL- C', 11i Q 1 1C,j f. 47 91 y C' s7w. z.--w7� — — — — — — — -- - — — — — m /�(;REY DCAI AT -NDOVER. "'L.AT" FIRS : Z •0 f I TC TIC CK; FIL- C', 91 y C' m np • m (D 01 10 a 0 • • 50 Bf> n. 'A a 01 a a a a a I I li 3 a a 3 2 a 8 a 0 IL .3 AF us t a v t2 f STREET s7w. z.--w7� — — — — — — — -- - — — — — m /�(;REY DCAI AT -NDOVER. "'L.AT" FIRS : Z •0 f I TC TIC CK; FIL- 11i Q 1 1C,j f. 47 5S Carlson )McCain Aq ;S j 0 C rz 8' cr /I a S ?r, 0 0 Al i o/ 3 .?._i 3601 18th Street South, Suite 103 m np • m (D 01 10 a 0 • • 50 Bf> n. 'A a 01 a a a a a I I li 3 a a 3 2 a 8 a 0 IL .3 AF us t a v t2 f STREET s7w. z.--w7� — — — — — — — -- - — — — — m II > 11i Q JZ U 5S Carlson )McCain Aq ;S j 0 C rz 8' cr /I a S ?r, 0 0 Al i o/ 3 .?._i I ARVD is (COUK,71' SATE TE A0 log ;U )C) "o, _3 J t4: •T N 3 b 3 2 Al/ -► LS ----------- 10 z NJ t A t4 4 ---- ----- -, - - -k--------- -------- - --- - - - - -- - - - - - --- - _/_� - - - - - - - I - - - - -- - - - Tr r' R*s.01cled es, AjdW) :cc )B !Hoodoo S U d N • th. .�.Id.d 11.1 0 �Y adil(S "11— Agree Z6B65----' �5L la4� ---------- ------------ W Let 1, Block 4, CREY WKS ,-;­EmlstM g TraN/Poth Doc. 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N., 325865 Cuo To­hV ,T1, R_" 24 - — -- — -- — -- — -- — -- — -- — -- s7w. z.--w7� — — — — — — — -- - — — — — 4 PRELIMINARY PLAT & Carlson )McCain TRIDENT DEVELOPMENT, LLC EXISTING CONDITIONS 0 3 .?._i 3601 18th Street South, Suite 103 St. Cloud, MN 56301 ENVIRONMENTAL- ENGINEERING -SURVEYING R.!2 GREY OAKS THIRD ADDITION 248 Apollo Dr, Suite 100, Lino Lakes, MN 55014 a3 . 4 a 2 - q Andover, Minnesota Phone: 763-489-7900 Fax: 763-489-7959 E `tie TR 11E�NT Development, LLC 3601 18th Street South • Suite #103 • St. Cloud, MN 56301 Phone: 320.258.4438 • Fax: 320.252.3603 April 3, 2015 Mr. David Carlberg Community Development Director Members of the Andover Planning Commission 1685 Crosstown Boulevard NW Andover, MN 55304 HAND DELIVERED AND VIA E -MAIL Re: PRELIMINARYPLAT. PUDAMENDMENT. COMMERCIAL SITE PLANAND CONDITIONAL USE PERMIT THE ESTATES AT ARBOR OAKS. INDEPENDENT LIVING HOUSING DEVELOPMENT Dear Mr. Carlberg and the Members of the Andover Planning Commission: Trident Development, LLC is pleased to submit this request for PUD Amendment, Preliminary Plat, Commercial Site Plan and Conditional Use Permit approval for your consideration. The following narrative is intended to generally describe the proposed project, as well as the operations and experience of the development team. It is also intended to provide detailed information relating to the above - referenced applications. LOCATIONISITE DESCRIPTION — The proposed development site is located at the northeast comer of the intersection of 1550 Lane NW and 156t` Lane NW, primarily fronting along the north side of 156th Lane NW, which is a 28 ft wide internal neighborhood street with concrete curb and gutter. It is legally described as Lots 1, 2 and 3, Block 4, Grey Oaks Addition. The subject property is approximately 12.49 acres of which approximately 7.14 acres are protected wetlands. The site is currently vacant except for the walking trail that exists in the right -of -way, a tennis court and a neighborhood storm water pond. The property is adequately served by City water, sewer, storm and private gas, electric and phone utilities. The site is within the Grey Oaks Planned Unit Development and is currently encumbered by a Development Contract dated July 20, 2000. The property is currently zoned M -2 Multiple Dwelling and is in the Urban Residential High Density (URH) district. PRELIMINARY PLAT — Enclosed in the submittal materials is an application for preliminary plat. The existing plat was set up to be included in the Grey Oaks CIC. As such, it is organized into two (2) building lots (Lot 2 and Lot 3) and a common area lot (Lot 1). The common area lot is encumbered by a wetland declaration. The new plat proposes to merge the three (3) existing lots into one contiguous building lot to better accommodate the proposed improvements (see Description of Improvements below). The newly created lot will be approximately 12.49 total acres and will establish by easement the existing wetland area, resulting in approximately 5.35 acres of upland area for the proposed improvements. The new plat will also recognize easements for public drainage and utilities and for the existing neighborhood infiltration pond. The existing 75 -foot overhead electric easement on the east edge of the lot will remain, along with the Anoka County Highway Access Restriction. In 2014, the property was separated from the Grey Oaks Page 2 Common Interest Community as evidenced by the Memorandum of Severance Agreement dated August 22, 2014 and filed of record on September 12, 2014, and is no longer encumbered by the CIC Declarations. This proposed new plat would be named Grey Oaks Third Addition. There will be an amended PUD Agreement which will replace the existing Development Contract and govern the site design and approved site improvements. As part of the Final Plat application process, the applicant will apply for a vacation of all existing easements, which easements will then be re- established with the Final Plat. The final boundaries for the wetlands will be determined by a TEP panel review of the wetland delineation in May of 2015 and such boundaries will be described as a wetland easement line on the Final Plat. PUD AMENDMENT - Development of the subject property is currently governed by the Design Standards of the Grey Oaks Planned Unit Development (PUD) district, adopted by the City in 1998. This application proposes to amend the Design Standards specifically applicable to the "65 Unit Buildings" as defined in the PUD. To best illustrate the nature of the proposed new standards, a comparison table of the Current Standards and Proposed Standards is provided below. The Proposed Standards reflect the dimensions and areas utilized in the proposed site development plan. If the Proposed Standards are approved by the City, the Grey Oaks PUD would then be amended to incorporate the new design standards establishing the requirements of the Proposed Improvements. • Front Yard Set -Back • Side Yard Set -Back • Rear Yard Set -Back • Minimum Apartment Sizes • Building Units • Parking • Maximum Building Height Current Standard Proposed Standard 16.2' 16.2' 16.2' 25' NA (wetland) NA (wetland) Eff 580 sf + None ■ I BR 688 sf 1 BR 700 sf ■ 2 BR 923 -1072 sf 2 BR 1,000 sf ■ 3 BR 1,250 sf (2) 65 Unit Buildings (1) 86 -Unit Building 1.5 per unit 1.5 per unit w/ l /unit covered w/1 /unit covered NA 50 feet As described above, the proposed design standards will meet or exceed the minimum design standards of the current Grey Oaks PUD, with the exception of the building height. The Grey Oaks PUD Design Standards do not appear to establish a maximum building height, however, the maximum height allowed in the M -2 Zoning district is 35 feet (measured from top -of -curb at frontage street to the mid -point of a pitched roof). Due to the higher floor elevations imposed by new engineering standards (see "Building Elevation/Grading" below) the proposed building is approximately 49 feet above the street. This application requests approval of a deviation from this maximum building height standard based on: 1) the height does not destroy a scenic view from surrounding properties, and 2) adequate fire protection measures are provided. COMMERCIAL SITE PLAN - Enclosed in the submittal materials is a Commercial Site Plan Application. The existing site is generally vacant with the exception of an existing tennis court, a neighborhood storm water pond, a pedestrian trail and two drive -way approaches within the City Page 3 right -of -way. The site is bordered by 156`h Lane NW on the south and a wetland area to the north. There is approximately 5.35 acres (233,046 square feet) of buildable upland area, part of which is vegetated with mature deciduous trees. The site plan is organized to place one, three -story apartment building, with underground parking, plus drive -ways and surface parking onto the upland area without impacting the existing wetlands. The site plan utilizes the existing westerly drive -way approach, but proposes to create a new drive -way approach approximately 150 feet east of the easterly drive -way. The existing easterly drive -way would be removed and curb and gutter replaced. All internal drive lanes observe a minimum width of 24 feet. There are 37 surface parking stalls, including handicapped stalls, which are designed at 10' wide by 18' long. An additional 66 parking stalls are provided in the underground parking garage. In order to provide for adequate access for fire apparatus to the rear of the building, two, 20 foot wide firetruck lanes are designed. The proposed firetruck lanes have been reviewed with the Andover fire department. To restrict non - emergency vehicle traffic, knock -down bollards are proposed at the entrance to the firetruck lanes. Drive -way slopes are maintained at 4% or less with the exception of the ramp leading down to the underground parking garage, which is 10 %. Slopes of 4:1 or less are maintained within the grading plan. Trash collection is contained within the underground parking garage so there is no external trash enclosure. The existing tennis court is proposed to be re- constructed to serve as a pickle ball court. Due to the grading and engineering requirement of the site, several retaining walls are necessary. There will be a 4 foot high retaining wall between the street and the parking lot. Retaining walls are also designed along the northerly edges of the firetruck lanes and the outdoor patio. These walls are expected to be 4 feet or less in height. Pedestrian traffic is served by a 6 foot sidewalk across the length of the apartment building which then leads to the public trail at the east end of the site. Other site improvements include two storm water infiltration basins and a garden space for residents. PHASING PLAN - The proposed apartment building is designed to be constructed in two phases. The first phase contemplates a 66 unit building with a footprint of approximately 33,095 square feet. The second phase proposed an addition of 20 units, for a total of 86 units. The footprint of the entire building, after the 2A phase addition is approximately 40,355 square feet. This calculates a lot coverage of approximately 7 %. A separate commercial site plan application will be submitted to the City for approval prior to proceeding with the 2 °a phase addition. The site plan proposes to connect to existing City water, sanitary sewer and storm water utilities without the need for up- sizing or lift stations. There is one existing fire hydrant located at the westerly end of the site and, with input from the Andover fire department, two additional hydrants are designed at the rear of the building in the proximity of the fire truck lanes. The landscaping plan incorporates a variety of deciduous and coniferous trees together with quantities of shrubbery. The landscape plan intends to follow the Andover landscaping ordinance for nonresidential properties. The plan designates 28 deciduous trees, each 1.5" caliper and 3 spruce trees, each 6' tall. Care has been taken to avoid planting trees over utility lines. There is a total of 209 shrub planting organized in various accent planting beds. The plan calls for seven shrubbery planting beds disbursed along the front retaining wall to soften the wall impact. Two shrubbery planting beds are placed at the main building as focal accent features. Planting beds are defined by heavy vinyl landscape edging with ground cover specified as wood mulch. All areas of the site which are landscaped and/or sodded will the irrigated with an underground automatic Page 4 irrigation system. Some area along the northerly wetland boundary will remain in a "natural" condition. OTHER LAND USE ACTIONS / CONDITIONAL USE PERMIT - Enclosed in the submittal materials is an application for Conditional Use. Among the many amenities of the proposed development, a hair salon is proposed. A hair salon is allowed in an M -2 zone as a conditional use. The hair salon will be operated by a local, licensed cosmetologist under a lease agreement. Under this agreement, the operator is allowed to provide services to clients who may not necessarily be residents. In addition to the residents, the other clients may include friends, family and guests of residents and potentially, the general public. The operator will not have permission to place any exterior signage or exterior advertisement on the subject property relating to the salon services. The in -house hair salon is typically operated "by appointment only" and is generally available during regular business hours including Saturdays. The current salon lay -out is a single - station/single operator floor plan limiting the number of clients that can serviced at a given time. (see enclosed floor plan). Under this scenario we do not anticipate any additional traffic impact by serving clients from the general public. We do not anticipate any change in the current floor plan of the hair salon. EXTERIOR LIGHTING - Exterior lighting is provided by two primary sources: wall/sconce lighting at entry doors and garage doors, and parking lot light poles. The wall/sconce lights are positioned to direct light downward to the sidewalk or doorway entry. The parking lot lights are a "shoe -box" style light head, affixed on a 25 -foot light standard, all mounted on a concrete base. The light poles and light box are dark- brown, metal anodized finish. A photometric plan is included in the submittal materials. DESCRIPTION OF IMPROVEMENTS — The building concept is designed as a relaxed "L" - shaped, 3 -story structure with pitched roof with heated underground parking. As proposed, the average building height, (as measured to the mean distance of the pitched roof), is 38' from finished grade. The building is designed with 9 foot ceilings on 1" and 2 d floor and 8 foot with vaulted ceilings on 3`d floor. The building is wood -frame construction on pre- stressed concrete plank deck over an underground parking garage, with hydraulic elevator service. Exterior materials utilize a complimentary blend of cultured stone, lap siding of color -clad steel or LP Smart Siding. Colors and materials are selected to coordinate with and compliment the neighboring residential buildings. The architecture is intended to be similar to Arbor Oaks Senior Living to give the feel of a senior living campus. An automatic fire suppression system is provided throughout the building, which is monitored 24 hours a day. The building also proposes the following list of features: • Single -hung vinyl windows with decorative mullions in all windows and doors • Prominent, covered front entry • All aluminum powder- coated balconies and railings • Color -clad, maintenance -free steel or LP Smart lap siding • Decorative, heavy- gauge, color impregnated vinyl shake siding in dormers • Up- graded, (30 year) Architectural -grade asphalt shingles • Asphalt drive -ways and parking surfaces Page 5 • Spacious outdoor patio • Gutter /downspout drainage tied to the storm water system. DWELLING UNITS — The proposed development will offer a variety of independent living apartment units for residents 55 years or older. The preliminary architectural plans provide for six (6) 3- Bedroom units at 1,364 sf, three (3) 2 -BR + Den units at 1,668 sf, thirty -four (34) 2- BR/2BA units at 1,088 -1,169 sf and twenty -three (23) 1 -BR units at 709 -954 s£ The dwelling unit sizes currently approved by the PUD for this site allow for smaller units. This application proposes to amend the current PUD to recognize the larger unit sizes. Each apartment unit is furnished with: • wall -to -wall carpeting • attractive vinyl flooring in kitchen, baths and laundry rooms • brushed nickel door hardware, light fixtures and plumbing fixtures • Complete kitchen appliance package including built -in micro- waves, dish washers and garbage disposals. • Each unit is equipped with a washer and dryer • 9 foot ceilings and vaulted ceilings • Heat and A/C is provided by gas -fired "magic pack" equipment • Mini -blind window treatments • Generous closet space • Balconies or private patios FEATURES AND AMENITIES — The proposed apartment community will include the following features and amenities: • Social director and scheduled activities • Spacious entry lobby with seating and fireplace • Transport van for schedules trips and transportation needs. • High -speed intemet access. • Convenience food service (1 meal per day) • Community dining area with adjacent outdoor balcony • Beauty Salon • Private tenant storage lockers • Multi- purpose room/ business center • Centralized mail delivery area • Large outdoor patio with grilling area and gas fire pit • Community room for resident parties and family gatherings. • Security and surveillance camera system • Controlled access entry system • Wellness center with specialized fitness equipment BUILDING ELEVATION / GRADING - The Grey Oaks subdivision was approved and developed approximately 15 years ago. The building lot elevations were established based on the then - current data. Recently, the City and the Coon Creek Watershed District have adopted the new "Atlas 14" data. Atlas 14 data establishes generally higher water levels than the previous data. For existing "in -fill' development lots, this poses a challenge for grading and building Page 6 elevations. Additionally, the City recently changed the policy relating to low floor elevation and separations from the 100 -year flood elevation. According to the City policy, low floor elevations are to maintain a 3 foot separation from the highest anticipated ground water and a 2 foot separation from the 100 -year flood elevation. There are two wetland basins adjacent to the site. The north wetland has a 100 year flood elevation of 897.4 and the south wetland has a 100 year flood elevation of 896.7. The storm water drainage system for the subject site is tied to the south wetland and there is a significant berm designed between the building and the north wetland. Therefore, it is the south wetland basin that is used to determine low floor elevations. Further, based on the findings of an independent geotechnical consultant, Braun Intertec, the highest anticipated ground water is 895.0. A copy of the geotechn&al report, with recommendations is included in the submittal materials. The proposed grading plan sets the low floor elevation (underground parking garage) at 897.7 which is 1 foot above the 100 year flood and is 2.7 feet above the highest anticipated ground water. After carefully examining various grading scenarios, the proposed elevations are maximum separations that can be achieved given the requirements of slope maximums, ADA and the constraints of the site. Finally, for buildings which are designed with less than 4 feet of separation, the geotechnical report recommends the addition of a perimeter drain tile system as a flood prevention measure. The subject property will be protected with a perimeter drain site system per the recommendation. This application requests approval of the deviation in building elevations based on the following circumstances: • Avoids impact of protected wetland area. • Achieves slopes and grades with comply with ADA and City ordinance. • Allows emergency access to the rear of the building. NEIGHBORHOOD INFORMATIONAL MEETING - Trident Development intends to hold a neighborhood informational meeting. As of the date of this submittal, the meeting date has not been set. The neighborhood meeting is anticipated to occur prior to the Planning Commission meeting. The results of the neighborhood meeting will be presented at the Planning Commission meeting. PROFESSIONAL MANAGEMENT — The facility will be professionally managed by a licensed care provider, Tealwood Management. Tealwood brings over 25 years of experience in operating and managing over 50 nursing home and assisted living facilities. Tealwood arranges for all administrative, activities and maintenance staffing. All site improvements and building design features are coordinated with Tealwood to meet the needs of the residents and the operation of the staff. Tealwood also oversees marketing, leasing and licensing of the property. (www.twdcc.com) DEVELOPMENT TEAM — Trident Development, LLC is based in St. Cloud, MN and has considerable experience in development and construction of assisted living communities and multi -story apartment housing. Trident is currently under construction with 101 -unit market rate apartment community in Fridley, MN and a 101 -unit market rate apartment community in Apple Valley, MN. Trident has successfully completed numerous apartment and townhouse developments around the state. Trident's team of real estate professionals have over 35 years of Page 7 real estate experience. Trident and Tealwood work closely together in the design and detail of the senior living communities - to assure quality, functionality and to provide the highest level of resident care. PROJECT TIMING – We are eager to complete the municipal approval process by the end of May 2015 and proceed with construction commencement before July of this year. This will allow the facility to open in the late summer of 2016. Enclosed with this letter, please find the following: • A completed and signed Preliminary Plat Application Form and a check payable to the City of Andover in the amount of $730.00. • A completed and signed Commercial Site Plan Application Form and a check payable to the City of Andover in the amount of $2,500.00 • A completed and signed Conditional Use Permit Form and a check payable to the City of Andover in the amount of $1,130.00. • Eight (8) full -size sets of all submittal plans • One (1) 11x17 reduction set of all submittal plans • One (1) 8 '/2 x 11 reduction set of all submittal plans • Electronic files (pdf format) for all submittal plans • Three copies of the soils report • Three copies of the hydrology report and storm water management plan • Eight (8) copies of the current title commitment We thank you in advance for considering this land use change application and look forward to your comments and recommendations as we finalize our plans. Please feel free to contact me at (320) 2584438 or (612) 242 -6097 if there are any questions. Regards, �- —T rid development, LLC V Roger IT. ink Sr. Vice President Enclosures C: Scott O'Brien, Trident Development, LLC 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners CC: Dave Carlberg, Community Development Director FROM: Brett Angell, Associate Planner SUBJECT: PUBLIC HEARING: Conditional Use Permit (15 -04) — Single Station Beauty Salon — 1753 1561 Lane NW — Trident Development, LLC - Planning DATE: June 23, 2015 INTRODUCTION The applicant, Trident Development, LLC, is seeking approval of a Conditional Use Permit allowing a single station beauty salon to be placed within the proposed 66 -unit Estates of Arbor Oaks senior independent living development, to serve both tenants and the general public. BACKGROUND The Estates of Arbor Oaks is zoned M -2 (Multiple Dwelling). City Code 12 -12 (Uses Table) shows that in this zoning district a barbershop/beauty salon is a conditional use. Code 12 -9 -8 will provide a general framework while considering the Conditional Use Permit however; some criteria will not be applicable. 12 -9 -8 INHOME BEAUTY SALONS AND BARBERSHOPS In home beauty salons /barbershops shall be subject to the following: A. Compliance with Title 3, Chapter 6 of the City Code. B. Drawings Submitted: Drawings detailing the salon /shop shall be submitted at the time of the request for the Conditional Use Permit. C. Compliance with State Requirements: The salon /shop must comply with the State Cosmetology Board and the State Barbers Board requirements. D. Number of Chairs: One chair salon /barber only. E. Hours of Operation: The hours of operation shall be approved by the City Council. F. Parking: Parking requirements shall be as set out in section 12 -13 -10 of this title. G. Non - severed Areas: In non - sewered areas, the septic system shall be in compliance with Title 10, Chapter 4 of this code. A beauty shop/barber shop shall be considered the equivalent to one bedroom in terms of usage under Title 10, Chapter 4 of this code.. H Occupancy By Owner: The beauty shop /barber shop shall be owner occupied. I. Termination of Use Upon Sale of Property: Upon sale of the premises for which the Conditional Use Permit is granted, such permit shall terminate. City Code 12 -14 -6 B. provides the following criteria for granting conditional use permits: 1. In granting a Conditional Use Permit, the City Council shall consider the advice and recommendation of the Planning and Zoning Commission and: a. The effect of the proposed use upon the health, safety, morals and general welfare of occupants of surrounding lands. b. Existing and anticipated traffic conditions, including parkingfacilities on adjacent streets and land. c. The effect on values of property and scenic views in the surrounding area, and the effect of the proposed use on the Comprehensive Plan. 2. If it shall determine by resolution that the proposed use will not be detrimental to the health, safety, morals, or general welfare of the community, nor will cause serious traffic congestion or hazards, nor will seriously depreciate surrounding property values, and that said use is in harmony with the general purpose and intent of this title and the Comprehensive Plan, the City Council may grant such permits. APPLICATION Salon Specifics The proposed seven hundred and fourteen (714) square foot room will have a station for haircuts, wash and dry stations, shelving and cabinets, and male and female restrooms. For additional details and layout, please refer to the "Salon Layout' diagram attached. Days and Hours The applicant is seeking to operate the beauty salon Monday — Saturday from 9:00 AM to 6:00 PM. The applicant indicated that the salon will be operated mostly by appointment only, meaning the salon may only operate a few days a week depending on the number of appointments. Parking The applicant indicated that the salon is primarily by appointment only and the current lay -out is a single station/ single operator floor plan. Thus only one patron can be served at one time. The proposed parking lot at the Estates of Arbor Oaks is capable of serving the minimal impact associated with this use. Signage The applicant noted that there will not be any exterior signage or exterior advertisement on the Estates of Arbor Oaks property relating to the salon operation. Additional Criteria Compliance with Title 3, Chapter 6 is not applicable as this regulates therapeutic massage and the applicant is only seeking a conditional use permit for a beauty salon. Compliance with Title 10, Chapter 4 is also not applicable as this is for parcels that are not serviced by municipal sewer and water. This property is serviced by both. The requirement that the salon is owner occupied is not applicable as this application is from Trident Development, LLC rather than a homeowner. ACTION REQUESTED The Planning Commission is asked to hold a public hearing and provide a recommendation to the City Council regarding the conditional use permit request. Respectfully submitted, Brett Angell Associate Planner Attachments Resolution Location Map Salon Layout Letter from the Applicant Cc: Trident Development, LLC, C/O Roger Fink, 3601 — 181h Street STE 103, St. Cloud, MN 56301 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION APPROVING THE CONDITIONAL USE PERMIT REQUESTED BY TRIDENT DEVELOPMENT, LLC TO OPERATE A BEAUTY SALON AT 1753 — 156TH LANE NW, LEGALLY DESCRIBED AS: LOT 1, BLOCK 1, GREY OAKS 3RD ADDITION, EX RD SUBJ TO EASE OF REC WHEREAS, Trident Development, LLC, has requested a Conditional Use Permit for a beauty salon; and WHEREAS, the Planning and Zoning Commission held a public hearing and received no objections to said request; and WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request meets the criteria of City Code and would not have a detrimental effect upon the health, safety, general welfare, values of property and scenic views in the surrounding area; and WHEREAS, the Planning and Zoning Commission recommends to the City Council the approval of the Conditional Use Permit request. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover does hereby approve the Conditional Use Permit on the above legally described property for a beauty salon with the following conditions: 1. The salon must comply with the State Cosmetology Board requirements. 2. The salon has a maximum of one chair. 3. Hours of Operation are from 9:00 AM to 6:00 PM, Monday through Saturday. 4. Parking requirements shall be served by the existing parking lot. 5. Upon sale of the premises for which the Conditional Use Permit is granted, such permit shall terminate. Adopted by the City Council of the City of Andover on this _ day of 2015. CITY OF ANDOVER ATTEST: Michelle Hartner, Deputy City Clerk Julie Trude, Mayor ?C N4E Location Map L389] 13837 15 15042 6.aJLiM GR.Yn}c H.k '- "- -- 15876 1757 15830 .. ....�__:..�.......�..._.. 15817 15812 g ... 13011 15022 _.� - - -� 158THAVE is 1SOLB _ 13817 15798 . 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Copyright 0 2013 City of Andover, All Rights Reserved 8 - - -- -- - - -- -- -- - - - - -- - m EA ------- FH 0 -- 0o� - - - - - - -- IS' -10" 5' -6" IL 00 ,m I - I I I I � o I o z ____� r I i Z V<7 O i O 0 Page 4 irrigation system. Some area along the northerly wetland boundary will remain in a "natural" condition. OTHER LAND USE ACTIONS / CONDITIONAL USE PERMIT - Enclosed in the submittal materials is an application for Conditional Use. Among the many amenities of the proposed development, a hair salon is proposed. A hair salon is allowed in an M -2 zone as a conditional use. The hair salon will be operated by a local, licensed cosmetologist under a lease agreement. Under this agreement, the operator is allowed to provide services to clients who may not necessarily be residents. In addition to the residents, the other clients may include friends, family and guests of residents and potentially, the general public. The operator will not have permission to place any exterior signage or exterior advertisement on the subject property relating to the salon services. The in -house hair salon is typically operated "by appointment only" and is generally available during regular business hours including Saturdays. The current salon lay -out is a single - station/single operator floor plan limiting the number of clients that can serviced at a given time. (see enclosed floor plan). Under this scenario we do not anticipate any additional traffic impact by serving clients from the general public. We do not anticipate any change in the current floor plan of the hair salon. EXTERIOR LIGHTING - Exterior lighting is provided by two primary sources: wall/sconce lighting at entry doors and garage doors, and parking lot light poles. The wall/sconce lights are positioned to direct light downward to the sidewalk or doorway entry. The parking lot lights are a "shoe -box" style light head, affixed on a 25 -foot light standard, all mounted on a concrete base. The light poles and light box are dark- brown, metal anodized finish. A photometric plan is included in the submittal materials. DESCRIPTION OF IMPROVEMENTS — The building concept is designed as a relaxed "L" - shaped, 3 -story structure with pitched roof with heated underground parking. As proposed, the average building height, (as measured to the mean distance of the pitched roof), is 38' from finished grade. The building is designed with 9 foot ceilings on 1'` and 2 °d floor and 8 foot with vaulted ceilings on 3`d floor. The building is wood -frame construction on pre- stressed concrete plank deck over an underground parking garage, with hydraulic elevator service. Exterior materials utilize a complimentary blend of cultured stone, lap siding of color -clad steel or LP Smart Siding. Colors and materials are selected to coordinate with and compliment the neighboring residential buildings. The architecture is intended to be similar to Arbor Oaks Senior Living to give the feel of a senior living campus. An automatic fire suppression system is provided throughout the building, which is monitored 24 hours a day. The building also proposes the following list of features: • Single -hung vinyl windows with decorative mullions in all windows and doors • Prominent, covered front entry • All aluminum powder- coated balconies and railings • Color -clad, maintenance -free steel or LP Smart lap siding • Decorative, heavy - gauge, color impregnated vinyl shake siding in dormers • Up- graded, (30 year) Architectural -grade asphalt shingles • Asphalt drive -ways and parking surfaces