HomeMy WebLinkAbout02.13.181685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 . WWW.ANDOVERMN.GOV
Andover Planning and Zoning Commission
Meeting Agenda
February 13, 2018
Andover City Hall
Council Chambers
7.00 p.m.
1. Call to Order
2. Pledge of Allegiance
3. Oath of Office —Reappointed Commissioner Nemeth and Commissioner Loehlein
4. Appointment of Chair Person and Vice Chair Person
5. Approval of Minutes —December 12, 2017 Regular Meeting
6. Public Hearing — Conditional Use Permit — Commercial Kennel — 3121 161"
Avenue NW
7. Public Hearing — Preliminary Plat — Shaw's Glen 2°a Addition —1950 157h Lane
NW
8. Public Hearing — Sketch Plan - Andover Farms - 7s' Avenue NW & 1651h
Avenue NW
9. Other Business
10. Adjournment
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: Swearing In of Appointed Commissioner Loehlein
DATE: February 13, 2018
Commissioner Loehlein has been reappointed as a Planning and Zoning Commissioner.
He will take an Oath of Office.
The Commissioners' term will end on January 1, 2021.
Res ece�u fitted,
Stephanie L. Hanson
LNN
T Y O F
D OVE
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
FROM: Stephanie L. Hanson, City Planner
SUBJECT: Appointment of Chairperson and Vice Chairperson
DATE: February 13, 2018
DISCUSSION
The Commission is requested to nominate and appoint a Chairperson and Vice
Chairperson. Commissioner Daninger is the current Chairperson and Commissioner
Nemeth is the current Vice Chairperson.
Respectfully subm' ed,
Stephanie L. Hanson
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 — December 12, 2017
DATE: February 13, 2018
REQUEST
The Planning and Zoning Commission is requested to approve the regular meeting minutes from
December 12, 2017.
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PLANNING AND ZONING COMMISSION MEETING — DECEMBER 12, 2017
The Regular Bi -Monthly Meeting of the Andover Planning and Zoning Commission was
called to order by Chairperson Daninger on December 12, 2017, 7:00 p.m., at the
Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
Commissioners present: Timothy Cleven, Bert Koehler IV, Nick Loehlein, and Kyle
Nemeth
Commissioners absent: Jeff Sims and Scott Hudson
Also present: City Planner Stephanie Hanson
Others
PLEDGE OFALLEGIANCE
APPROVAL OFMINUTES
November 14, 2017 Regular Meeting
There were no changes from staff.
Motion by Koehler, seconded by Loehlein, to approve the December 12, 2017 Regular
Meeting minutes as presented. Motion carried on a 4 -ayes, 1 -present, 0 -nays, 2 -absent
(Sims and Hudson) vote.
PUBLIC HEARING: Lot Split — 2356 South Coon Creek Drive NW— Tom and Sue
Hughes
The property owners propose to split the 1.62 -acre parcel to create two (2) conforming
urban lots.
Regular Andover Planning and Zoning Commission Meeting
Minutes —December 12, 2017
Page 2
1 During the 1988 South Coon Creek Drive road improvement project, municipal utilities
2 (sewer and water) were stubbed to the property to accommodate future subdivision of the
3 land. The proposed lot split meets the R4 Single Family Urban requirements and is in
4 compliance with the Comprehensive Plan.
6 The Engineering Department reviewed the report and determined that the new lot is
7 buildable.
9 The property owners are proposing to allow the existing detached garage to remain on the
10 newly created Parcel A. This is an option through an Assessment Agreement that must
11 be executed and filed with Anoka County at the time the lot split is recorded. With the
12 assistance of the City Attorney, staff will draft the Agreement. The Agreement will allow
13 the garage to remain on the property without a principal structure for one (1) year
14 following the execution of the Agreement. If a principal structure is not constructed
15 within one (1) year, the City may tear down the structure and assess the costs to the
16 property.
17
18 A park dedication fee and a trail fee will be required to be paid for at the time of the
19 recording of the lot split. The park and trail fees will be based on the 2017 fee schedule:
20 park fee $3,038.00 and trail fee $807.00.
21
22 Commissioner Koehler asked about the space designated as a park on the map which also
23 had a lot number near it. Ms. Hanson confirmed that it is Shady Knoll Park and would
24 remain so.
25
26 Chairperson Daninger asked where the proposed road/driveway would be for the new lot.
27 Ms. Hanson stated that the Engineering Department indicated that the existing driveway
28 would need to be used.
29
30 Motion by Koehler, seconded by Cleven, to open the public hearing at 7:08 p.m. Motion
31 carried on a 5 -ayes, 0 -nays, 2 -absent (Sims and Hudson) vote.
32
33 Tom Hughes, of 2356 South Coon Creek Drive N, came to the podium to answer
34 questions. Commissioner Koehler asked about the future intent of the lot. He indicated
35 that he had no plans at this time to develop it himself. They currently live in Ham Lake
36 and are renovating the existing home. They plan to sell the new lot and the home once the
37 renovations are complete.
38
39 Commissioner Nemeth asked about plans for the existing garage. Mr. Hughes responded
40 that if the buyer does not want the garage he will move it to his property. Commissioner
41 Koehler asked Mr. Hughes if he was clear about the one-year arrangement. He
42 confirmed that he was aware.
43
44 There was no one else in the audience to comment.
45
Regular Andover Planning and Zoning Commission Meeting
Minutes —December 12, 2017
Page 3
1 Motion by Koehler, seconded by Hudson to close the public hearing at 7:11 p.m. Motion
2 carried on a 5 -ayes, 0 -nays, 2 -absent (Sims and Hudson) vote.
3
4 Commissioner Koehler asked what would happen once the lot is sold. Ms. Hanson
5 confirmed that the cost of removal of the garage would be assessed to the property.
6
7 Commissioner Nemeth asked when the one year starts. Ms. Hanson responded when the
8 agreement is executed. The agreement has to be filed with the County as well and the
9 City Attorney also has to approve the agreement.
10
11 Motion by Nemeth, seconded by Cleven to approve the IUP lot split. Motion carried on a
12 5 -ayes, 0 -nays, 2 -absent (Sims and Hudson) vote.
13
14 This matter will be heard at the Tuesday, December 19, 2017 Council meeting at 7:00
15 p.m.
16
17 OTHER BUSINESS
18
19 At its November meeting, the Planning and Zoning Commission recommended approval
20 for a mining/storage IUP request for Dennis Kuiken, located on Hanson Blvd and 167'
21 Ave. The City Council approved the IUP with conditions that included the route is only
22 off of Hanson Boulevard and that the slope of the stock piles remain at a 3:1 ratio.
23
24 In regards to City Code amendments proposed by the Commission, related to accessory
25 buildings and temporary structures, the Council tabled action on this matter and the topic
26 is going to the Council Workshop for discussion on January 23.
27
28 Staff is reviewing a commercial site plan for a 12,000 square foot commercial building
29 that is located east of Christian Brothers Automotive, along Bunker Lake Blvd. In
3o addition, there are currently a couple of large residential developments under review.
31
32 Commissioner Nemeth asked Ms. Hanson to inquire about the occupancy at the Estates at
33 Arbor Oaks. Ms. Hanson said she will get back to the Commission with an answer.
34
35 Commissioner Koehler wished everyone a happy holiday.
36
37 ADJOURNMENT
38
39 Motion by Nemeth, seconded by Cleven, to adjourn the meeting at 7:16 p.m. Motion
40 carried on a 5 -ayes, 0 -nays, 2 -absent (Sims and Hudson) vote.
41
42 Respectfully Submitted,
43
44 Marlene White, Recording Secretary
45 TimeSaver Off Site Secretarial, Inc.
BOULEVARD N.W.. ANDOVER, MINNESOTA
FAX (763) 755-8923 . WWW.ANDOVERMN
Planning and Zoning Commissioners
Dan Krumwiede, Associate Planner
PUBLIC HEARING: Conditional Use Permit (CUP) — Commercial Kennel —
3121 161" Ave NW — Jessica & Billy Evers (Applicants)
February 13, 2018
INTRODUCTION
The applicant is seeking a CUP to operate a commercial kennel at the existing building they
intend to purchase. A commercial kennel can be allowed as a CUP in the General Business
district. The approximate 5 -acre parcel is located just to the north of 161st Ave and east of
Round Lake Blvd. The building space to host the dog boarding is approximately 5600 square
feet. Indoor and outdoor space will be utilized. Outdoor space would be fenced in by a 6 -foot
chain link fence with black privacy screening. The applicant would like to install a 7 -foot fence,
however a variance would be required and the applicants are aware of that. Full service
grooming, some retail, dog daycare and overnight boarding will all be offered.
DISCUSSION
The applicants have another Muddy Paws Daycare currently located in Columbus, MN. This
would be the second location. After discussion with the City Administrator of Columbus, she
mentioned the City has not received any complaints from residents and that they have been a
positive addition to the community. The IJP they received in Columbus is good through May
2022. The applicant plans to purchase the property in Andover and close on March 20', 2018.
Days and Hours of Operation
The applicants stated the days of operation at the facility will be 7 days a week. Hours will be
6:OOAM to 7:OOPM Monday through Friday, 7:OOAM to 6:00 PM on Saturday and 7:00 AM to
7:00 PM on Sunday. There will be no drop-off or pick-up outside of those hours.
City Code 12-13-8 specifies the number of parking spaces required.
approximately 5,600 square feet. This would require 28 parking spaces.
Review Criteria
12-14-6 B: 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.
• Staff believes the CUP request for a commercial dog kennel will not affect
the health, safety, moral and general welfare of the occupants of surrounding
b. Existing and anticipated traffic conditions, including parking facilities on adjacent
streets and land.
It is not expected that this facility would generate large amounts of traffic
and is expected that the roadway system will receive a minimal increase in
traffic and will not adversely affect the surrounding roadways. The past
use of this property has included a liquor store and a commercial dog
training facility.
c. The effect on values of property and scenic view in the surrounding area, and the
effect of the proposed use on the Comprehensive Plan.
• It is not expected that the commercial kennel will impact property values
in the area or alter the scenic views in the surrounding areas.
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.
Attachments
• Resolution
• Location Map
• Site Plan
• Photos of Site
• Applicant's Letter
Res ct bmitted,
Dan Krumwiede
Andover Associate Planner
CC: Jessica & Billy Evers, Muddy Paws Doggy Daycare. 733 180' Lane NE, Ham Lake, MN
55304
Joseph Kowal, 13118 Zion St NW, Coon Rapids, MN 55448
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A COMMERCIAL
KENNEL ON PROPERTY LOCATED AT 3121 161St Ave NW LEGALLY DESCRIBED AS
FOLLOWS:
UNPLATTED CITY OF ANDOVER THAT PART OF THE SWIA OF NWl/4 OF SEC 16-32-
24 DESC AS FOL -COM ON THE SE CORNER OF THE SWIA OF NWl/4 OF SEC 16-32-
24-TH WLY ON S LINE OF SAID 1/4 A DIST OF 461 FT TO THE AC TUAL POINT OF
BEG- TH NLY PRLL TO THE E LINE OF THE SWIA OF NWIA TO A POINT A DIST OF
2,106.01 FT S OF THE N LINE OF SEC 16-32-24-TH WLY PRLL TO THE S LINE OF SAID
1/4 TO A POINT A DIST OF 650 FT E OF THE W LINE OF THE SW1/4 OF NW1/4-TH SLY
PRLL TO THE E LINE OF THE SW1/4 OF NWIA A DIST OF 78.98 FT-TH WLY PRLL TO
THE S LINE OF THE S W 1/4 OF NW 1/4 SEC 16-32-24 TO A POINT 370.42 FT E OF THE
WLI NE OF SAID 1/4-TH SLY PRLL TO THE W LINE OF THE SWI/4 OF THE NWl/4 TO
A POINT ON THE S LINE OF SAID 1/4 A DIST OF 370.42 FT E OF THE SW CORNER OF
THE SWIA OF THE NW1/4 OF SEC 16-32-24-TH ELY ON SLIN E OF SAID 1/4 TO THE
POINT OF BEG EX RD; SUBJ TO EASE OF REC
WHEREAS, the applicant has requested approval of a conditional use permit for a commercial
kennel on the subject properly; and
WHEREAS, the Planning and Zoning Commission held a public hearing pursuant to City Code;
and
WHEREAS, the Planning and Zoning Commission finds the request would not have a
detrimental effect upon the health, safety, and general welfare of the City of Andover; and
WHEREAS, the Planning and Zoning Commission recommends to the City Council the approval
of this request; and
WHEREAS, the City Council has determined that said proposed use of a commercial kennel is
similar in character to those listed within Chapter 12 for General Business District.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover has
received the recommendation of the Planning and Zoning Commission and hereby approves the
conditional use permit for a commercial kennel subject to the following conditions:
1. Applicant shall provide adequate facilities to handle and dispose of animal waste
onsite.
2. Applicant shall do a separate variance if they intend to build a 7 -foot fence in the rear
of the building.
3. Applicant shall complete the commercial kennel application, pay all related fees and
renew it annually.
4. Signage not related to the businesses occurring on the site shall be removed (taken
down) from the site.
5. All appropriate building permits would need to be pulled.
6. The commercial kennel shall be limited to domesticated canines.
Adopted by the City Council of the City of Andover on this _ day of 2018.
INIWKS] W.10111101TA N
ATTEST:
Michelle Harmer, Deputy City Clerk
Julie Trude, Mayor
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Jessica Evers
733 180`^ Lane NE
Ham Lake, MN 55304
(763) 607-0350
JeversOmuddvpawsdoggydavcare com
January e, 2018
City of Andover
1685 Crosstown Blvd NW
Andover, MN 55304
Dear Andover City Council:
This letter is to accompany an application for a Conditional Use Permit for the opening of Muddy Paws
Doggy Daycare at the property located at 3121161 Ave NW in Andover.
My name is Jessica Evers and I am the owner of Muddy Paws Doggy Daycare. 1 have one location that
has been open since June 16`^ of 2012 located in Columbus, MN. The mission of Muddy Paws is to offer
all the services needed to keep the furriest family members happy and healthy. The goal is to provide a
home away from home for pups of all shapes and sizes, a safe place to run, play, eat and sleep (and even
partake in dreaded bath time) while mom and dad are away.
The services offered at Muddy Paws include dog daycare, overnight boarding and grooming. Daycare
will be offered as cage free with open space both indoor and outdoor. We offer a fun and safe place for
dogs to come and play and get some exercise and socialization. All dogs entering Muddy Paws will also
be required to pass a temperament test and all vaccines (Rabies, Distemper Combination and
Bordetella) must be up to date. While in daycare, dogs are supervised 100% of the time by my staff. For
dogs spending the night, after a full day of playtime, they will be tucked away in an indoor kennel. We
will also offer full service grooming including baths, toe nail trims and haircuts. We will also have a small
amount of retail items for purchase including Nutrisource Dog Food, Treats and a variety of Toys.
As you can see from the attached layout, the building will be divided into a play area, a kennel area, a
reception and retail area. We will also have an area for grooming and a small office. There will be a
fenced in area at the back of the property that will be composed of a 7 foot tall chain link fence that will
be covered in a privacy screen. The initial plan is to continue the lease with the current tenant.
I truly feel that the city of Andover would greatly benefit from the services that I have to offer. I also
feel that Muddy Paws would be a great fit for the community and specifically, this location. If you have
any further questions please feel free to contact me.
Sincerely,
Jessica Evers
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER. MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Mayor and Councilmembers
CC: Jim Dickinson, City Administrator
Joe Janish, Community Development Director
FROM: Stephanie L. Hanson, City Planner
SUBJECT: Preliminary Plat — Shaw's Glen Second Addition — MT Carpenter Landscape, Inc -
Planning
DATE: February 13, 2018
INTRODUCTION
The Commission is asked to review and make a recommendation for the plat containing 5 — urban lots.
DISCUSSION
The Andover Review Committee has reviewed the preliminary plat. All staff comments have been
satisfactorily addressed by the developer; however, staff is recommending the original home be removed.
New construction will fit the character of the neighborhood.
Conformance with Local and Regional Plans and Ordinances
1. The property is located within the 2020 Metropolitan Urban Service Area (MUSA).
2. The property is zoned Single Family Urban Residential (R-4). This parcel is allowed to develop
into urban lots at a density of 1.75 — 3.6 single family homes per acre. The proposed density for
the Second Addition (5 platted lots) is 1.79 units per acre.
Access
The 5 lots will be accessed by 157's Lane NW.
Utilities
At the time Shaw's Glen was developed in 2006, five (5) municipal sewer and water stubs were
constructed to the 3 -acre parcel. The stubs were put into place to allow future urban development of the
parcel.
Lots
The proposed lots meet the minimum lot size requirements for the R-4 zoning district. Minimum lot size
requirements are as follows:
Lot size: 11,400 square feet
Lot width: 80 feet
Corner Lot Width: 90 feet
Lot depth: 130 feet
Floodplain and Wetlands
There is a small wetland and an existing storm water pond that was created as part of the Cardinal Ridge
development to the north.
Coon Creek Watershed District (CCWD)
CCWD has reviewed the plat and have no issues with the proposal.
Coordination with other Agencies
The developer is responsible to obtain necessary permits from agencies that may have interest in the site.
Initial contact shall be made with the City Engineering department regarding this item.
Park and Recreation Commission Recommendation
The Park and Recreation Commission reviewed the plat. The Commission is recommending cash in lieu
of land and a trail fee.
ACTION REQUESTED
The Commission is asked to review the preliminary plat and make a recommendation to City Council.
Attachments
Resolution
Location Map
Preliminary Plat
R%ectfuled,
Stephanie L. Hanson
Cc: Jethro Carpenter, 27301 Verdin Street NW, Isanti, MN 55040
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO XXX
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "SHAWS GLEN SECOND
ADDITION" FOR PROPERTY LEGALLY DESCRIBED AS:
SHAWS GLEN, LOT 1, BLOCK 1
WHEREAS, the developer has requested approval of a preliminary plat for Shaws Glen Second Addition;
and
WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning Commission has
conducted a public hearing on said plat; and
WHEREAS, as a result of such public hearing, the Planning and Zoning Commission recommends
approval of the preliminary plat to the City Council.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees
with the recommendation of the Planning and Zoning Commission and approves the Preliminary Plat of
Shaws Glen Second Addition with the following conditions:
1. Park dedication and trail fees for the 5 -lots are required to be paid per City requirements or per
the Assessment Agreement if the developer opts to utilize that option.
2. City of Andover engineering comments dated January 25, 2018 and all subsequent reviews shall
be satisfactorily addressed prior to any grading of the site. The Andover Engineering Department
will determine when all items have been addressed.
3. Building permits will not be issued until the final plat has been recorded with Anoka County.
4. Prior to final plat recording at Anoka County, a development agreement to the City shall be
executed by the Developer then recorded with the final plat.
Adopted by the City Council of the City of Andover this day of February 2018.
ATTEST: City of Andover
Michelle Harmer, City Clerk
Julie Trude, Mayor
oER Andover General Mapping Map
Date Created: February 05, 2018
Disclaimer., The provider makes no representation or warranties with respect to the reuse of this data.
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1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 . WWW.ANDOVERMN. GOV
TO: Planning and Zoning Commissioners
FROM: Stephanie L. Hanson, City Planner
SUBJECT: PUBLIC HEARING: Sketch Plan/Planned Unit Development (PUD) Review
Andover Farms — Metrowide Development, LLC
DATE: February 13, 2018
INTRODUCTION
The Planning and Zoning Commission is asked to review a sketch plan for a single family planned unit
rural residential development as requested by Metrowide Development, LLC. The developer submitted a
narrative of the proposed PUD. The PUD narrative is attached for your review.
DISCUSSION
What is a PUD Concept Plan?
A PUD Sketch Plan is used to provide feedback to the developer through Andover Review Committee
(ARC), Planning and Zoning Commission, Park and Recreation Commission, and City Council.
Purpose of PUD?
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.
Background
The Andover Review Committee (ARC) reviewed the sketch plan and submitted comments to the
applicant. These comments have been attached for your review. Staff suggests the comments be
reviewed as part of the sketch plan process. The applicant and staff met to discuss the comments.
A rough sketch plan has been submitted for the entire property, however the primary focus is on the
eastern parcels of the property (shown brighter and in more detail in Phase 1 Sketch Development Plan.
Conformance with Local and Regional Plans and Ordinances
1. The property is not located within the Metropolitan Urban Service Area (MUSA) Boundary.
2. The property will be removed from Agricultural Preserve by the current landowner in April of
2018.
3. A Comprehensive Plan Amendment will be required to rezone the property from Agricultural
Preserve to Single Family Rural Residential (R-1).
4. The Comprehensive Plan Rural Residential (R-1) land use provides development areas outside
the MUSA. This section is attached for your review.
Access
Access is proposed from 168' Avenue NW. A local street will be constructed to access the lots. The
length of the cul-de-sac exceeds five hundred (500') as measured along the centerline from the
intersection to the center of the cul-de-sac area.
The length of the cul-de-sac is due to the acquisition of Martins Meadows by the City of Andover
Preserve (acquisition for "open space" use does not allow for a street to run through the property) and
bluffs that are to the west and east of the proposed cul-de-sac. The bluffs and Martins Meadows restricts
the feasibility of gaining additional access to the northern portion of the development. The developer has
shown additional future access to the South and West in the southeast corner of the proposed
development.
Due to the length of the cul-de-sac the developer is proposing a "split' roadway that would be potentially
separated by natural areas and storm water ponding. This might allow for slightly better access should an
incident occur on one of the roadways and an emergency vehicle could go down the opposite (wrong
way) traffic.
The developer, City Staff and the landowners of the 10 -acre parcel to the south have met and discussed
the possibility of extending the street to the south for another access point. The attached Location Map
shows the parcel outlined in yellow. The landowner is receptive to the idea and a sketch plan is attached
showing the connection to Andover Farms. The 10 acre parcel would be developed separately from
Andover Farms. Staff supports the proposed connection to the south of the plat to ensure a second
connection to the development is available.
Utilities
Each of the lots will be served by individual septic systems and wells.
Lots
The property would be rezoned to R-1 Single Family Rural. R-1 City Code requirements include:
1. Lot size requirements are 2.5 acres.
2. Lots must be 300 feet wide at the front yard setback line.
The applicant is requesting a Planned Unit Development (PUD) as part of this development. The
applicant is requesting flexibility in the bulk area standards including size, dimension and density,
primarily to have flexibility to minimize tree removal and wetland impacts. Phase 1 Sketch Plan has a lot
summary indicating the lot areas ranging from 1 acre to 2.47 acres in size. This lot summary also
provides lot widths at the setback ranging from 130 feet to 250 feet.
Scenic River Overlay District
Property within the Scenic River Overlay District (Future Phase Single Family in Northern most parcel)
will need to comply with Scenic River Overlay District Requirements or subsequent regulations at the
time of development. Current regulations limit the development of items such as government or private
campgrounds, agricultural uses, single family residential uses, essential services, and public roadways.
The Scenic River Overlay District only applies to a future phase of the development and does not apply
to the area being discussed in depth today.
Wetlands
There are wetlands located within the sketch plan area. A map has been attached that shows the existing
wetland information according to available data. The wetlands will be required to be delineated and the
report will need to be submitted as part of the preliminary plat process.
Shoreland
One of the water bodies indicated as wetlands within the future development (faded area) is considered a
Recreational Development Lake (Unnamed T32, R24W DNR ID #2-87W). This water body appears to
2
be over 1,000 feet away from the western property line of the proposed development. Future phases of
the development will also be required to meet shoreland regulations as the review process occurs.
Lower Rum River Water Management Organization (LRRWMO)
Once the overall layout of the sketch has been agreed upon and direction provided, the developers will
prepare a grading plan, hydrology calculations and a soils report that will be reviewed by the City, an
engineering consultant and the LRRWMO. The LRRWMO will need to review the preliminary plat and
the developer will need to address any issues that are raised during that review prior to a public hearing
being scheduled for the preliminary plat.
Park and Recreation Commission
The Park and Recreation Commission will review the request on February 22, 2018. The current Master
Park Plan does not show the potential of parkland in this area which leads staff to believe that the Park
and Recreation Commission would request cash -in -lieu of land for this particular development.
Coordination with other Agencies
The developer and/or owner are responsible to obtain all necessary permits (Minnesota Department of
Natural Resources, U.S. Army Corp of Engineers, LRRWMO, Minnesota Pollution Control Agency,
LGU and any other agency that may have an interest in the site). Initial contact shall be made with the
City Engineering Department regarding this item.
NEXT STEPS
Based on the feedback received on the sketch plan, the developer will modify the layout and make
application for Preliminary Plat, PUD, Rezoning and Final Plat and submittals to seek their desired
outcome.
ACTION REQUESTED
proposed sketch plan/PUD and informally advise the applicant on adjustments to the proposed projThe Planning and Zoning Commission is asked to hold a public hearing, take public feedback on the
conform to local ordinances and review criteria. ect to
Attachments
Location Map
Sketch/PUD Narrative
City Staff Comments, dated January 19 and 30, 2018
City Code 13-3-11 Desirable PUD Design Qualities
Aerial Wetlands Map
Aerial Sketch Plan
R ectfu sub i ed,
Stephanie L. Hanson
Cc: - Jason Osberg, Metrowide Development, 15356 Yukon St NW, Andover, MN 55304
- Darren Lazan, Landform Professional Services, LLC 105 South Fifth Avenue Suite 513
Minneapolis, MN 55401
- Diane Park, 1524 155' Lane NW, Andover, MN 55304
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JD Andover Holdings, LLC Zz
Andover, .MN 3
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SKETCH PLAN NARRATIVE
January 10, 2018
RECEIVED
JAN 1 1 2018
01 OF ANDOVER
L A N ® F O R M
From Site to Finish
INTRODUCTION
On behalf of JD Andover Holdings, LLC, Landform is pleased to submit this application for sketch plan to
receive feedback from City staff, Planning Commission and City Council on a Planned Unit Development
(PUD) sketch plan to allow Concept Master Development Plan and Phase I Concept Plan of new single
family homes on the agricultural farm located at 165th Avenue NW and Roanoke Street NW (PID # 07-32-
24-43-0003, 07-32-24-43-0002, 07-32-24-34-0002, 07-32-24-34-0003, 07-32-24-33-0001, 07-32-24-32-
0001, 07-32-24-31-0001, 07-32-24-23-0002, 07-32-24-24-0001,07-32-24-42-0001, 07-32-24-41-0001,
07-32-24-14-0001, 07-32-24-11-0001). The Master Development Plan includes thirteen parcels
(approximately 411.40 gross acres) that are currently used as an existing family farm. The first phase of
the development would include a portion of the two eastern most parcels (PID # 07-32-24-41-0001 and
07-32-24-14-0001) totaling approximately 58 acres
Our phase I Development Plan includes a sketch to create 29 new single family parcels with new streets
to serve the proposed and future residents.
Building on the low -impact philosophies and success of The Preserve at Oak View, the project will be
managed and designed by Metrowide Development and Landform Professional Services, LLC. We are
excited about the improvements proposed for this site, and look forward to your feedback.
SKETCH PLAN REVIEW
JD Andover Holdings, LLC is requesting staff review of a sketch plan to subdivide two existing parcels
into 29 single family residential lots. The parcel consists of agricultural fields, woodlands and contains
large wetlands. The public streets have been located as to minimize the disturbance of the existing trees,
bluff lines and topography for the proposed lots. We are proposing to create custom home sites to allow
for flexibility for the buyer. Each lot will be custom graded to allow for construction of the individual homes
in a manner that meets the needs of the homeowner and allows them to design a site that works with the
natural features of the lot. Accordingly, the grading plan and tree preservation plan would be developed
and approved by staff at the time of building permit. This approach will allow flexibility in the placement of
single family homes on each lot while preserving the natural environment.
The proposed subdivision is located in the Agricultural Preserve Zoning District and the current land use
designation is Agriculture. It is currently guided as Agriculture by the future land use map in the
Comprehensive Plan, but it is our understanding that the city will be changing the zoning and
comprehensive plan guiding this winter/ spring to R-1 Single Family Rural and RR Rural Residential,
respectively. We are requesting a PUD to allow flexibility from the typical R-1 standard. Our sketch plan
P17116 L A N D F O R M January 10, 2018
Sketch Plan Narrative 2
is a concept for how our project could develop, and if the City supports the vision, we will proceed with a
survey and begin preparation of detailed plans.
Lot Standards
The Comprehensive Plan allows Rural Residential land use districts a maximum density of 0.4 units per
acre. Single-family homes in the R-1 district require a minimum lot size of 2.5 acres, a minimum width of
300 feet and a minimum lot depth of 150 feet. The lot listed as number 14 on the concept plan is located
within the Scenic River Overlay District which requires a lot size of four acres and a minimum lot width of
300 feet. The developable area of Lot 14 is not located within the overlay district as shown on the zoning
map. We are requesting for flexibility in the bulk area standards of the R-1 district, including lot size,
dimension and density, primarily in order to have the flexibility to minimize tree removal and wetland
impacts. A summary table of the lot sizes and lot widths at the setback are displayed on the Phase I
Concept Development Plan.
The public streets have been located as to minimize the disturbance of the existing trees and minimize
grading for the street.
A large wetland on the west side of the parcels is avoided by placing the new street along the eastern
Weiland buffer, which results in slightly smaller lots in that area. However, the impact of these minor lot
size reductions is minimized by the fact that the property directly to the east is existing residential lots
similar in size to the proposed lots.
Our Concept Master Development Plan shows how the overall property and adjacent large lot residential
properties could be developed, visualizing how future development could be planned for.
Street Improvements
We are requesting flexibility in the street right-of—way width (ROW). Section 11-3-3 of the Subdivision
Ordinance requires local rural city streets to be constructed with a 60 -foot ROW. Section 114-8 of the
Subdivision Ordinance requires concrete curb and gutter to be installed for new streets with municipal
sanitary sewer and/or water, however, the code does not require curb and gutter for street improvements
without municipal sanitary sewer and/or water.
We are proposing to construct the street generally in accordance with City Standard Drawing No. 513F
design for typical rural section with ditches. We are proposing a 24 -foot wide street in a 50 -foot ROW. In
return for a rural street section in a reduced ROW, we are proposing a wider drainage and utility
easement adjacent to the right-of-way, which will provide adequate space for utilities and drainage. We
are proposing a street design for a rural section that includes ditches for low -impact stormwater
management. This design will also reduce the number of trees removed because we will not need
P17116 L A N D F O R M January 10, 2018
Sketch Plan Narrative - 3
traditional ponding sizing to achieve stormwater requirements. Like The Preserve, concrete ribbon curb is
proposed to help maintain the bituminous edge and delineate the roadway.
We are also looking at the potential to loop the north -south public road in a "split pair" configuration. This,
of course carries substantial infrastructure cost, but helps mitigate concerns about maximum cul-de-sac
length. We look forward to your thoughts on this approach.
Connectivity:
Our sketch plan provides an example of how the new public street would connect to new development in
the future. We are proposing future connectivity to the south, west and north of the site. Our ghost plat
shows how the property to the south could develop and the street extended, but we are not proposing any
development on that property. The ghost plat is provided at the request of City staff simply to show how
the future street connection could occur.
PUD FLEXIBILITY
We are requesting City approval for flexibility from area standards in the R-1 district and minimum ROW
width. In return, our PUD proposal will provide a low -impact, creative stormwater design, minimize tree
removal and minimize wetland impact. Section 13-3-11 of the Zoning Code outlines nine design qualities
that the City desires in PUDs. Our plan is consistent with these requirements, specifically:
1. Achieves efficiency in the provision of streets and utilities and preserves area to achieve the
elements of design qualities described in this chapter.
Our proposed plan will achieve development efficiency and allow for low -impact design by preserving
trees and reducing wetland impacts. Our linear cluster development allows preservation of natural
features and provides creative design elements, as described above.
2. Provides convenient and safe access for vehicles and pedestrians and alt types of activity that
are anticipated to be a part of the proposed development.
The proposed development is not anticipated to generate substantial traffic volumes. The narrower
rural street and ROW will be sufficient for the anticipated traffic that will be generated from residents
within the subdivision and potential visitors.
3. Provides a buffer between different uses, adjacent properties, roadways, between backyards of
back-to-back lots.
Adequate buffers between different uses are provided in the development sketch plan. The
development is clustered in a linear fashion and the lots on the east side will be buffered from existing
P17116 L A N D F O R M January 10, 2018
Sketch Plan Narrative 4
and future development because the abutting land is comprised of mainly wetland and bluff is
undevelopable. The existing vegetation will screen this project form adjacent properties.
4. Preserves existing stands of trees and/or significant trees.
The narrower rural section street and reduced ROW allow for a number of significant trees to be
preserved. Allowing flexibility in the lot sizes and configuration of development allows a greater
number of trees to be preserved. Shifting the development to the east will allow the bulk of trees on
the west to be preserved. Additionally, the proposed design includes utilizing ditches as part of the
low impact stormwater management practices, which will allow a greater number of trees to be
preserved because ponding (which requires tree removal) will not be required to meet stormwater
design standards.
5. Provides considerable landscaping treatments that complement the overall design and contribute
toward an overall landscaping theme.
Each custom -build lot will allow residents to provide landscaping that is consistent with City Code
and will be reviewed at the time of building permit. Additionally, as part of the storm water
management plan, individual lots may provide bio swale gardens (rain gardens) adjacent to the
driveway. This landscaping will be designed to provide consistency along the street.
6. Preserves significant usable space on individual lots or through the provision of open space
within the development.
As described above, a linear cluster development preserves significant open space and natural
features
7. 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.
Given the natural amenities of this site and the proposed improvements, the proposed landscape
improvements within the development will likely provide a high-quality design. Details will be
incorporated at the time of preliminary plat submittal.
8. The proposed structures within the development demonstrate quality architectural design and the
use of high quality building materials for unique design and detailing.
P17116 L A N D F O R M January 10, 2018
Sketch Plan Narrative 5
Given the natural amenities of this site and the proposed improvements, the proposed homes within
the development will likely provide a high-quality design. The details will be provided at the time of
preliminary plat.
9. 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)
An owner's association will be established for the proposed development for the purpose of managing
stormwater improvements and minimal common elements.
SUMMARY
We respectfully request feedback and comments on the sketch plan to allow a PUD at the agricultural farm
located at 165th Avenue NW and Roanoke Street NW.
CONTACT INFORMATION
This document was prepared by:
Kevin Teppen
Landform
105 South Fifth Street, Suite 513
Minneapolis, MN 55401
Any additional questions regarding this application can be directed to Darren Lazan at
dlazan(a)landform.net or 612.638.0250
P17116 L A N D F O R M January 10, 2018
Sketch Plan Narrative 6
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Stephanie Hanson, City Planner
t
FROM: Joe Janish, Community Development Director
SUBJECT: Concept/PUD Review #1 Comments — Andover Farm
DATE: January 30, 2018
The following comments are in regards to Review #1
1. A comprehensive plan amendment will be required to rezone the property.
2. As drawn the current roadway exceeds the maximum cul-de-sac length of 500 feet.
3. Staff supports the proposed connection to the south of the plat to ensure a second
connection to the development is available.
4. As drawn it appears as though a larger lot exists that may not be buildable.
5. How will the ponding be maintained and who will be the owner?
6. The northern most portion of the development "encroaches" into the Scenic River
Overly District. Confirmation with DNR should be conducted to verify this
encroachment does not "trigger" Scenic River Overly requirements.
7. Future development will require meeting aspects of the Scenic River Overly District.
8. Wetlands will be required to be delineated as the project moves forward.
9. Future development to the west includes a Recreational Development Lake (Unnamed
T32, R24W DNR ID #2-87W). This will require future phases of the development to
meet shoreland requirements, and may alter the density proposed.
10.Applicant should revise the PUD application to include additional language related to
Andover City Code 13-3-9: Findings Required. A through D.
11. Additional comments, concerns, and suggestions may arise upon additional review.
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1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
NEMO"NDOM
T0: Stephanie Hanson, City Planner
FROM: David Berkowitz, Director of Public Works/City Engineer -
Jason Law, Asst. City Engineer
DATE: January 19, 2018
REFERENCE: Andover Farms/Sketch Plan/Review #1
The following comments are regarding Review #1:
1. Staff strongly supports the proposed connection to the south of the plat to ensure a
second connection to the development is available.
2. Show a future trail access to the City's open space in the ghost plat north of the current
phase.
3. For the future phase north of the proposed plat, Scenic River District rules apply, which
among other requirements include 4 -acre minimum lots with 300' minimum widths.
Review the City Code for additional requirements.
4. For the ghost platted area to the west, staff recommends a road connection between the
two cul de sacs in the northwest corner. Wetland mitigation would likely be needed for
this connection.
5. Lot sizes and dimensions do not meet minimum standards. A PUD development would
be required to deviate from current zoning district requirements.
6. Review lot depth and setback requirements from bluff lines (30' back from 12% grade
break) to ensure buildability of proposed lots and sufficient area for lot pad and primary
and secondary septic.
7. The narrative identifies 24 -foot roadway width with ribbon curb. May want to consider
two-way traffic on the roadway sections identified as one-way since the proposed
roadway width is standard for two way traffic. Discuss more with Engineering staff.
8. Ribbon curb is proposed in the narrative. Construction methods and details would need
to be discussed and reviewed further to avoid the issues that the City has experienced on
a previous development with ribbon curb.
9. A maintenance agreement would be needed to maintain any open or common spaces
between the roadways that are not part of a lot.
10. Custom grading will need to be reviewed with the preliminary plat review. Stormwater
infrastructure will need to be constructed and at minimum the front portion of each lot will
need to be graded.
11. Phase 2 of the master plan should depict a 60' right of way and standard street section
along the Inca Street / Navajo Street connection north of 165th Avenue. This segment will
likely be constructed to State Aid standards and will likely have a higher traffic volumes
than other segments in the development. 66' right of way should be shown at 165th
Avenue to account for turn lane improvements into/out of the plat.
12. Please review all City Codes for compliance.
13. Additional comments pending further review.
Note: It is a requirement that the Developer respond to each of these items in writing Net
digital copy from City and type responses below original comment) when re -submitting
the revised plat to the City. If you have any questions, feel free to contact Jason Law, Assistant
City Engineer at (763) 767-5130 or David Berkowitz, Director of Public Works/City Engineer at
(763) 767-5133.
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. 2/20/07, 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)
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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 T`
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. 2/20/07, Ord. 341)
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7
Brenda Holmer
From: Stephanie Hanson
Sent: Tuesday, February 13, 2018 11:22 AM
To: Brenda Holmer
Subject: FW: Turkey Farm Sale - Proposed Development
Please print for the Commission members
Thank you,
Stephanie
From: Thompson, Stacy E [mailto:stacy.e.thompson@uhc.com]
Sent: Tuesday, February 13, 2018 10:53 AM
To: Joe Janish <j.janish@andovermn.gov>; Stephanie Hanson <s.hanson@andovermn.gov>
Subject: Turkey Farm Sale - Proposed Development
Joe and Stephanie,
Unfortunately, I am unable to attend the city meeting this evening but I wanted to share my feelings as a homeowner
that can see the proposed property development at the turkey farm location. I did not receive a notice b/c I am just
slightly farther away than the 700 foot requirement (three of my neighbors received them), which I find disturbing as
like I said, I can see the farm from my front porch.
But putting that aside, my husband and I have major concerns about this new development. Yes we understand that
this is business, will generate tax dollars, etc. however this is something that has larger implications in our opinion.
1. The traffic and road congestion on 7 that will result from this new property development would be insane. It is
already hard enough to try to turn left onto 7 from 165th Avenue so adding 30+ properties in Phase I, and not to
mention the construction portion, would create such havoc. How is the city going to address this— road
expansion? Traffic lights? And would we as tax payers be responsible for would the developer coming in pay for
these necessities?
2. We as Andover residents (living at 1651h and Inca) already have to deal w/ the fact that our kids will not go to
Andover middle or high schools unless we district transfer, and that is not guaranteed. How is adding these new
properties going to help those of us that bought here wanting our kids to go to Andover schools and now we are
creating additional overpopulation?
We understand the position the City is in however I have yet to speak to someone in our community that is excited
about this possible development. I understand business and how it works, however the way that the notice was sent
out (to very few people and we should have received one —we can smell the farm for goodness sake) lends us to believe
that the City knew that this would be something not well received by the community. As residents, if this goes through,
we should have assurances that the traffic/roads;will be handled as that curve at 7 is already dangerous, that our kids
won't be pushed to other schools, and that the community being built will add to the value of our homes and not bring
them down.
Sincerely,
Stacy Thompson
Stacy Thompson
Sr. Project Manager 11 = Clinical Affordability
United Healthcare Clinical Services
PO Box 9472, Minneapolis, MN 55440 USA
T +1 763-283-3431
M +1 763-498-4408
stacv e.thompson(duhc.com
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