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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
January 8, 2019
Andover City Hall
Council Chambers
7.00 p.m.
1. Call to Order
2. Pledge of Allegiance
3. Approval of Minutes — November 13, 2018 Regular Meeting
4. Public Hearing — Conditional Use Permit — Indoor Mini Storage Facility —
Bunker Lake Blvd. NW/Hanson Blvd. NW — Travis Roche and Chris Beberg
5. Other Business
6. Adjournment
ANLb6V9^
• 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: Approval of Minutes — November 13, 2018 Regular Meeting Minutes
DATE: January 8, 2019
REQUEST
The Planning and Zoning Commission is requested to approve the regular meeting minutes from
November 13, 2018.
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8 PLANNING AND ZONING COMMISSION MEETING —NOVEMBER 13, 2018
9
10 The Regular Bi- Monthly Meeting of the Andover Planning and Aping Commission was
11 called to order by Chairperson Kyle Nemeth on November- _13> 20T8, 7:00 p.m., at the
12 Andover City Hall, 1685 Crosstown Boulevard NW, Andovinnesota.
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14 Commissioners present: Dean Daninger, Scott Hudson, Bert Tiler IV, Nick
15 Loehlein, Jeff Sims, Mary Vandert`__
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17 Commissioner absent: None.
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19 Also present: Community Developmeirector Joe Janish
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22 PLEDGE OFALLEGIANCE. _ -
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24 APPROVAL OF MINUTES.
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26 September 11, 2018, -` gular tilting
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28 Motion by Daninger, seconded 'boehfain, to- approve the September 11, 2018, minutes
29 as presented Q,_-n tt carried a 6 -aym -, ays, 1- present (Sims), 0- absent vote.
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31 Septet s 25, 2018, W6JA essiA.Utiing
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33 CommissionelVanderLaar ►requested the following corrections:
34 Page 5, Line 3%q-_qplace `skipped' with `skip.'
35 Page 6, Line 1, retie `skipped' with `skip.'
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37 Motion by Loehlei� seconded by VanderLaan, to approve the September 25, 2018,
38 minutes as corrected. Motion carried on a 5 -ayes, 0 -nays, 2- present (Hudson and Sims),
39 0- absent vote.
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41 October 9, 2018, Work Session Meeting
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43 Motion by Daninger, seconded by Hudson, to approve the October 9, 2018, minutes as
44 presented. Motion carried on a 7 -ayes, 0 -nays, 0- present, 0- absent vote.
45
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Regular Andover Planning and Zoning Commission Meeting
Minutes -November 13, 2018
Page 2
1 PUBLIC HEARING: Planned Unit Development Amendment - Preserve at Petersen
2 Farms - JD Andover Holdings LLC.
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4 Community Development Director Janish noted the Planning Commission is asked to
5 review a Conditional Use Permit (CUP)/Planned Unit Development (PUD) Amendment
6 for Preserve at Petersen Farms. This request would extend the current PUD minimum
7 requirements from the east (Phase 1) over the remainder of the property. He read Chapter
8 3, Section 13 -3 -9, detailing the findings required by the Planning Commission to consider
9 a PUD. >_
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11 Community Development Director Janish displayed a map icting the Phase 1 area,
12 which is not under consideration tonight, as well as fu-, e °poses. He reviewed the
13 request under consideration, City Code requirements, Sxelandirements, and PUD
14 proposal minimum as detailed in the staff report. It as noted that -lU lots are proposed
15 on 336 acres and the applicant is requesting a modification of the front-"lot setbacks from
16 40 feet to 30 feet. The utilities will be privat& on- each lot, -which is consls�V -with rural
17 areas. He pointed out the locations of open spote,and, "trails tying into the Martin's
18 Meadow Park open space.
20 Community Development Director Jasftxoviewed the Shland Overlay development
21 density, noting four tiers have been i4nd" follows 1 is 25.3 developable
22 acres and 11 lots; Tier 2 is 17.4 developable acre 8 lots Tier 3 is 21.2 developable
23 acres and 12 lots; and, Tigr 4 is 20.6 cfvelt pable as and 8 lots for a total of 39
24 proposed lots. He explain &'how the base - density is calculated that would allow 33.8
25 lots, noting the bonus Eese den -alt would allow a total of 79.2 lots.
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27 Community Development�rPsish theq.reviewed the open space calculation, with
28 gross deve b -gea of 14 acre aadti developable area of 74 acres. He stated the
29 easements propbe content and the MSA route that will need to be designed to
30 meet j*e standards �,addid n, staff is asking the developer to consider off - street
31 parking _the open spate area, rich is a recommended condition of approval in the
32 draft resofutx.
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34 Community Devment-Director Janish noted the location of open space areas and trail
35 connections the &46Dpc
r is proposing. A condition within the draft resolution is to deed
36 the 46 -acre open spa, lot based on feedback from the Park and Recreation Commission
37 and as determined by the City Council.
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39 Community Development Director Janish noted during Phase 1 review, the Park and
4o Recreation Commission considered a future park location and appropriate easement for a
41 trail. The applicant is proposing a community space in the southwest area of the
42 property. The applicant will consider the reuse of existing storage buildings, which may
43 require a CUP process and the resolution as drafted, will allow additional time for the.
44 applicant to evaluate those options. He explained these storage buildings will also need
45 to be evaluated by staff relative to architecture and whether the applicant may need to
Regular Andover Planning and Zoning Commission Meeting
Minutes — November 13, 2018
Page 3
i provide off street parking for the proposed use, if needed. The applicant will evaluate
2 possible reuse and the City can then review that information and consider conditions and
3 recommendations on the reuse of those structures, if appropriate.
4
5 Community Development Director Janish presented the four findings required for the
6 City Council to consider a PUD and the applicant's response to each as detailed in the
7 narrative. He noted the Comprehensive Plan goals were included in the meeting packet
8 for the Planning Commission's review.
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to Community Development Director Janish stated to address the,-dl , sc U-Ssion during Phase 1
I l about densities, the applicant has provided ground mappmpcting density of the area.
12 He stated he also provided a map staff created showing rartgek oWpical surrounding lot
13 sizes.
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15 Commissioner Koehler asked if staff is concerned about maintaining th en space land
16 going forward if it is dedicated. Community Developme--t Director Jamshsated staff
17 feels it will be capable of maintaining this, notm there rte' be restncrions placed so it
18 remains as open space and would be managed as part that program.
19 =- -
20 Commissioner Daninger referenced CM= and chart iting lot widths and asked
21 about the lot widths and numbers. Comm Development Lector Janish stated staff
22 went with 100 -foot widths to keep things�asier, tho h it may be 101 feet. He stated the
23 upland area is standard Rt with a minimums of 13,66 We feet to allow for two 5,000
24 square foot septic sites,-.-f-T- licant is proposing 1 -ack lots of upland area.
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26 Commissioner Danmg stated Phase 1 is not 1p for discussion but in looking at the lots,
27 the PUD sketch has 11 -ts�� unity Development Director Janish stated that is
28 correct.
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30 Commfisioner Vander, x1 ask . about Navajo Street. Community Development
31 DirectoT dish explained' ,at would be dedicated as an MSA road. Commissioner
32 VanderLaAmstated it will'then have to connect another County or MSA roadway to be
33 eligible for ftding. She, ^doted Navajo Street goes up to 173`d Avenue and asked if
34 Roanoke Street issignat as MSA. Community Development Director Janish stated it
35 is a County roadway -H eviewed the alignment of Navajo Street, noting it will traverse
36 from one County roaC�vay to another County roadway.
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38 Commissioner Loehlein referenced the table of development data, gross developable area
39 of 336.1 acres and net developable area of 287.8 acres, and asked if it is the same as
40 mentioned in the memo on lot standards. Community Development Director Janish
41 explained how it is calculated by taking areas out of the gross developable area, like
42 wetlands and waterbodies, to determine the net developable area.
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• 44 Commissioner Loehlein noted earlier sketches showed a connection down to Eldorado
45 Street. Community Development Director Janish explained that was shown in the sketch
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Regular Andover Planning and Zoning Commission Meeting
Minutes — November 13, 2018
Page 4
but that property is not under the developer's ownership and phase 1 has already been
developed.
At the request of Chairperson Nemeth, Community Development Director Janish used a
map to point out the location of Eldorado Street.
Commissioner Sims asked about using the net developable area to provide a comparison.
Community Development Director Janish stated the developer has a presentation on that
aspect.
Motion by VanderLaan, seconded by Loehlein, to open
Motion carried on a 7 -ayes, 0 -nays, 0- absent vote.
Darren Lazan, Landform Professional Services, LI
Minneapolis, introduced Jason Osberg, Metrowidi
form JD Andover Holdings and have made two
Builder Association annual meeting and that Pre-8
the top four finalists for the Bennie Award tl
development in the Twin Cities. He stated the
project for low- impact design and the t'3ve at
and leverages those same design element.
Mr. Lazan noted Phase I was consider
described the PUD pros &WO _followed,
and thoughtful app ro h for la& develop .
the best tool to devep__this particular p
allocation of density.
hearing at 7:29 p.m.
uth F1fffi- enue, Suite 513,
Went, who ig4her with him
Mr. Lazan r tbd on the
kview in And&er placed in
zes the best neighborhood
at Oakview was their pilot
Irms nroiect `double downs'
arakrid ultimately approved. He
is noes shortcut but rather a legitimate
They selected the PUD process as it is
�vrovertv and creates a more efficient
Mr. Lazard displa' -- - anple mot and home layouts to meet the R1 Code with no PUD
or vices, and the danced e . of upland area that is possible through the PUD
process Uie noted this not 166k like an urban subdivision because there are about
400 acres0�ffie lot sizesll still be 1.5 acres where a typical urban lot size is 80 feet
by 125 feet
Mr. Lazan display8 eri& drone pictures of Phase 2 and reviewed development data for
Phase 1 and future pses. He described how homes will be pulled away from the open
space to reallocate density and noted the natural extension of trails to Martin's Meadow
Park.
Mr. Lazan stated they realize there are challenges with the existing buildings and the
PUD will preserve their ability to look at potential reuse with the understanding there
may be architectural and parking considerations.
Mr. Lazan reviewed gross density and net density calculations, noting the PUD flexibility
is for a 1.5 -acre minimum lot size, 100 -feet wide, 1 -acre minimum upland lot size, and
Regular Andover Planning and Zoning Commission Meeting
Minutes —November 13, 2018
Page 5
• 1 110 lots for .32 units per acre on 336.1 acres. He displayed the figure ground map that
2 showed a black background with white dots where buildings are located. He drew
3 attention to surrounding areas that show a higher density than being proposed. Mr. Lazan
4 stated the proposal is not more dense than the relative 5 square mile area surrounding it.
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6 Diane Park, 1524 155`h Lane NW, stated she is a member of Generation 3 of the Petersen
7 family. Her grandpa purchased this property in the early 1950s and all family
8 generations participated in the farming operation; however, none in Generation 4 are
9 interested in continuing the operation. The other consideration is the decrease in
10 revenues generated by small family farms. Ms. Park stated this vval&_,a difficult decision
11 but in the best interest for their family. Their goal is to keep, e natural beauty so that's
12 why they partnered with JD Andover Holdings as they are wvrip to work side -by -side
13 with the family to preserve its natural beauty. Ms. Park Mated thexnily is pleased with
14 how Phase 1 turned out and excited to continue thaLprocess,with futi hases.
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16 Mr. Lazan stated the Petersen's have an 80 -ye Story oU9wnership andW:Watched as
17 surrounding areas developed while they held their —ersh"
18 _
19 Darren McDonald, 16927 Jivaro Street NW, stated h_met Darren Lazan and Jason
20 Osberg as they worked through Phas6 - He stated he has Ao6ing against the Petersens
21 or developers, understands what theyt� and when purchased from his in-
22 laws, knew this was the expected outcome. Mr pnald.stAted they own property in
23 the ghost platted area and will be directlyntedhan most in being surrounded
24 by Petersen property or,three id es.
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26 Mr. McDonald state se 1 1s Ibeautiful but he has concerns about the future ghost plat
27 and how it locks his famm� r(erty owners. He noted the proposed road system
28 dead ends on theasouth sid of the ghost plat. He asked how the McDonald property,
29 which has -six generaons of ownership, will be impacted as future phases of the Petersen
30 prope rare develope state s, family wants to maintain what they have as well as
31 Mar fin eadow so it e ,,be er' d by all in the future. Mr. McDonald stated his
32 concern tlwhe City Council did not hear the Planning Commission's concerns for phase
33 1 or recomcxie"belation sine it was recommended for denial and the City Council
34 approved it.
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36 Mr. McDonald stated-the notice of the public hearing came to Hope Luedtke's mailbox,
37 not to his mailbox. He asked how the future access from the south to their property
38 would look, noting part of the proposed MSA route is proposed to come onto their
39 property.
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41 Mr. McDonald stated they own 30 acres. He used the drone picture to point out the
42 location of their houses and the barn that has stood for over 100 years. He noted that
43 when the Petersen's talk about keeping their legacy alive, he would like the Planning
44 Commission to be aware there is more than that to consider as they (the McDonalds and
• 45 Luedtke) have a legacy as well. He stated Chairperson Nemeth had commented
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Regular Andover Planning and Zoning Commission Meeting
Minutes -November 13, 2018
Page 6
I previously that Phase 1 had to be done right because Phase 2 and 3 will reflect it. He is
2 concerned that Phase 2 has 1.5 -acre lots, which he does not think is necessary as there is
3 a lot of open land. He stated it is zoned Rl for a reason and he would like Phase 2 to stay
4 that way.
5
6 Mr. Lazan stated the ghost plat is not their plan for the McDonald property but shows a
7 plausible development for that property and how road alignment could take place. When
8 and how the McDonalds consider development on their property is totally up to those
9 owners. Mr. Lazan stated they do not control the MSA road an4Jf the McDonalds don't
10 want to develop their property, then it will not be constructed in That way.
12 Mr. Lazan stated they hope to do stormwater treatment hMf e
Wes and the infiltration
13 basins. He stated they hope to pull all the homes away An hig- ue assets and push
14 homes into the flat areas. By transferring the dens- the lake aid dedicating open
15 space, density is relocated to the south where the are not as many amenities to preserve.
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17 Jason Osberg, Metrowide Development, 15356 "won ret NW, stated Mr. Luedtke
18 had indicated an east/west roadway was more desire o that was included in the ghost
19 plat but it is conceptual and can be configured as desired those property owners.
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21 Chairperson Nemeth asked if the ponce sh on the pla a existing. Mr. Lazan
22 stated at this stage, they have laid out rough ro- lignmts and lot boundaries and
23 use placeholders for roadways and pondi4- expRt That infiltration basins will be
24 created and the soils vrnl_llow stands water. Re used a map to point out the
25 location of existing mftland area;
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27 Chairperson Nemeth note the M&sbow thatAhe roads will end in three cul -de -sacs at
28 the ghost plaid eked h those MW, ll access their properties. Mr. Lazan stated
29 the City it1 "require ,develb r to extend roadways to those properties.
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31 Commlrner Hudson a *d about he minimum maintenance road. Mr. Lazan stated
32 Jivaro Stria minimurirzaint6nance road that does not align with Inca Street so they
33 propose to r' and paw` the minimum maintenance road to the north, to the ghost
34 plat. �,
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36 Commissioner Hudsc -jv asked if their driveway will line up with the proposed cul -de -sacs.
37 Mr. Lazan stated they will work with those property owners to provide connections. He
38 explained the City Engineer selects MSA routes and has made that request of them.
39
40 Commissioner Hudson stated the McDonald farm is landlocked but in a future phase,
41 Navajo Street will provide access to those lots. Mr. Lazan stated the road will be
42 extended and end in a temporary cul -de -sac.
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Regular Andover Planning and Zoning Commission Meeting
Minutes — November 13, 2018
Page 7
is 1 Chairperson Nemeth asked how access will be provided to the ghost plat area during
2 construction. Mr. Lazan stated it is feasible to construct Inca Street and the cul -de -sac,
3 reconnect resident's driveways, and then take out Jivaro Street.
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5 Chairperson Nemeth noted the proposal is to have off - street parking in Martin's Meadow
6 and asked where will that occur. Mr. Lazan explained that is a staff request and they will
7 work with staff and the Park and Recreation Commission to look at scenarios to figure it
8 out. Chairperson Nemeth anticipated a lot in the northeast corner will be looked at for
9 parking. Mr. Lazan pointed out that location and agreed that -ay be an option. He
10 assured the Planning Commission that he will work with staff tgu that out.
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12 Mr. McDonald stated the location of the two cul -de says csnhe south edge of their
13 property does impact how their future development would be laid - and the value of the
14 property to a future developer of their land. He not_ theLlocation %tructures on their
15 property within the alignment of the proposed MSS roadway. He statedey talked with
16 staff about access to Martin's Meadow from thWeast and itsounds like the may buy
17 an easement to provide that access. They want Martiri Ieadow to live on and be
18 accessed from both the east and west sides lv 1vIcDonald asked the Planning
19 Commission to keep in mind that hi family's propef� right in the middle and he is
20 concerned there is more going on than I to resented Ii edition, if the street name is
21 changed, they will have to change their. adc._ He asked tether the school district
22 boundaries will also be changed.
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24 Chairperson Nemeth kc street use now to access their property. Mr.
25 McDonald answer use Mro Street, which is maintained by the City.
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27 Commissioner VanderL"i-a if -the City, removes snow and grades a minimum
28 maintenance_ad -Mr. McDonald corf�he City does maintain it.
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30 Commissioner Vandedn ask(W_-who constructed Jivaro Street and when it was
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31 constrae Mr. McDbfiald. stateCle does not know but Jivaro Street has been there
32 since 2000 , .
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34 Commissioner �erLaau stated once the City maintains a road for a certain number of
35 years, it becomes it owned by the City. Community Development Director Janish
36 stated the City Engirer Public Works Director indicated the City owns that roadway. It
37 is proposed that the developer construct a new roadway farther to the east and then the
38 current road would have to be vacated, which will be done as part of the final platting
39 process.
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41 Mr. McDonald stated the developer has communicated about the road ending in a cul -de-
42 sac and providing access but he is wondering about emergency vehicle access from the
43 temporary cul -de -sac to their driveway. He stated the school bus does not come up the
44 road currently. He asked whether their properties will continue to maintain the required
45 road frontage.
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Regular Andover Planning and Zoning Commission Meeting
Minutes – November 13, 2018
Page 8
2 Commissioner Koehler thanked Mr. McDonald for Martin's Meadow and everything the
3 McDonald/Luedtke families have done for the City. He asked if 1.5 -acre lots are too
4 small, would they want 2.5 -acre lots if it meant getting rid of open space and clear cutting
5 the land. Or, would he prefer 1.5 -acre lots, preserving the natural features, and getting a
6 trail to Martin's Meadow.
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8 Mr. McDonald stated they appreciate the open space and Phase 1 is beautiful but while it
9 was sold that no trees would be cut down, many trees were cut down to push the road
10 farther to the east as requested by the existing neighborhood. W. McDonald used a map
11 to point out the area where trees were cut in Phase 1 FIo. Mated he does not think a
12 developer could bulldoze this land and put in 2.5 -acre lotig –brae of the wetlands. He
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13 referenced the density map and stated the white dots axe 4entifyfrtVcven small buildings
14 and where they hang tack gear. He stated he does ruo°E ao -the area-Abar cut and to build
15 houses after house. Mr. McDonald stated he has- doubt this will loo od, as Phase 1
16 looks good, but it is zoned R
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18 Community Development Director Janish stated the wing is R1 and clarified that during
19 Phase l it was not stated by staff or the, developer that Ad *es would be removed.
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21 Hope Luedtke, 16932 Jivaro Street, stated A_looks nice 1 fhe Luedtke /McDonald
• 22 crowd is also vested in this property the she undistands the street will be
23 relocated and does not hk�that the nam of the st �ll be changed and prefers it
24 remain Jivaro Street. S1?te» if it ends. a cul -de -sac and they are not interested in
25 selling/developing, mould r�-be on thernio get driveways to the new street. Instead,
26 the new road sh( u d a e in ( where their veway is already located so a garbage
27 truck and emergency vehl' s,061ijazi le access. Ms. Luedtke stated they should not have
28 to use theirs a to get th- oad CorS od,""' She stated when lighting is installed, she
29 hopes it -will --be v l�e ligh she is a fan of not having light pollution. She stated of
30 cours ey don't wan tlxe areiWldozed and she thinks Phase 2 will be done well but
31 she -�; ljke a few lessn in thWi g picture, which would be beneficial.
r=
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33 Mr. Lazan drehe location of Luedtke's existing driveway onto a map and stated they
34 will work withPtl to straddle the property line and restore the connection. With regard
35 to lighting, they u49'LE lighting and will do the least allowed by City Code. He noted
36 in Phase 1 they havely 7 lights and that includes two intersections.
37
38 Melanie Thell, 4819 1701h Avenue NW, asked where the Timber River Estates is located.
39 Mr. Lazan used a map to point out that location.
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41 Ms. Thell stated she feels this is a mere technicality to getting it approved but she would
42 be remiss if she did not take the opportunity to express how she feels about this
43 development. She clearly opposed it. Ms. Thell stated they moved in five years ago but
44 within six months had wanted to thank the Petersen's to say that even though turkeys
45 smell, she appreciated a neighborhood with such beautiful landscape. She explained her
Regular Andover Planning and Zoning Commission Meeting
Minutes — November 13, 2018
Page 9
1 father grew up on a farm so they spent a lot of time at that family farm and enjoyed
2 spending time there. She had lived in Minneapolis but wanted to move into an area with
3 that kind of farm environment. Now, on the deck, they watch the sunrise and sunset but
4 won't have that view after Phase 2. They also enjoy star gazing, which addresses the
5 light pollution. They enjoy the wildlife and sounds and this project will break that up.
6 She noted there is already loud traffic, since they are the first house, and asked how that
7 will be impacted. She asked if the road will be widened and if there will be signal lights.
8
9 Ms. Thell stated the density map makes their development looke `squished' but it is not
10 house -to -house because some have five acre lots. Ms. Thell stat4vIrat directly affects
11 her will be the noise and lack of nature. She noted the Timms River Estates Facebook
12 site mentions they love to experience the nature of the- teigh1krhood. She asked how
13 many phases there will be and how many years it will tom. She also asked about the lot
14 sizes across from her property and requested a meOtrn& packet. Ms'Thell stated this is
15 close to her heart and even though her daughter has been recently hdi*#alized, it was
16 important for her to come tonight and have hey -I" tiice heard,
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18 Chairperson Nemeth stated staff can provide a meetii ------
19 =
20 Mr. Lazan stated the PUD amendtll set the teeters for the rest of the
21 developments to happen in an orderly pr ss _-
from east West. He explained that
• 22 depending on the market, it could be 3 toz` 5 years or to 10 years. Mr. Lazan drew in the
23 location of added right turn lanes that will be r�%iired lay A no County.
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25 Mr. Lazan noted the cation SfUl s. Thell's property and stated for the most part, the six
26 lots in her immedf a are out 1 acre, arse -third smaller than the smallest lots
27 being proposed. He stet th02fptersen farni is no longer viable to operate so the
28 Petersens hayo :; sed the right to devdpp for future generations.
29 _ -
30 Ms Toil asked if the i roacT i t x vements are the turn lanes and if the road will be
31 widine r .lights added e road3� already quite busy and results in traffic backing up.
32 She stated hcr,jof is 1 acre1&s because that is her direct line of sight even though not her
33 actual lot. mated that xfiw is why she picked her lot and this project will take away
34 that farther vie WVQ"�_
35 _
36 Chairperson Nemeth*tated there will be a right lane added into this project and another
37 onto 1701h Avenue NW. He noted that is a decision of the Anoka County Highway
38 Department and Ms. Thell could contact them for additional information. Community
39 Development Director Janish stated he will provide Ms. Thell with that contact
40 information. He stated Anoka County staff have indicated there is nothing in their
41 written plans to widen the roadway.
42
43 John Wegner, 17125 Roanoke Street NW, pointed out the location of his 8 -9 -acre parcel
44 and stated for 26 years they have been running Municipal Builders, Inc. from their home.
45 This use was grandfathered in 20 years ago. Mr. Wegner asked if they will have issues
Regular Andover Planning and Zoning Commission Meeting
Minutes — November 13, 2018
Page 10
1 with the proposed additional housing and be required to screen outdoor storage or if they
2 will be asked to leave. He stated City staff has indicated they are the kind of business the
3 City wants to stay and he plans to give his business to his kids.
4
5 Joyce Rendahl, 5234 169th Lane NW, stated she has heard no one in Timber River Estates
6 who is excited about this project and she is disappointed she didn't know the farm was
7 being sold or contacted because it was not a requirement. She stated only homes within
8 so many feet were notified and their community is disappointed that everyone in Timber
9 River Estates wasn't notified of the meetings since it impacts all of them. They all drive
10 by the turkey farm every day. She suggested their associations `Id_have been notified.
11 Otherwise, they don't know about the meetings unless someone who did get notice tells
12 them about it.
13
14 Ms. Rendahl asked about the swales and ditches aq,OA �thait is the seas a rain garden.
15 She also asked if there will be drains into the sewer system or a area. She stated
16 she is also concerned about the added traffip ih at will be by tsrg tuber of
17 homes. Ms. Rendahl stated 7th Avenue was just ran acedfrbttt,is again full (potholes.
18
19 Community Development Director Janish noted the 09*q includes a notification map.
20 He explained State Statutes require on of propel` owners within 350 feet and
21 Andover notifies within 700 -750 feet ih r peas, advent meeting in the local
22 newspaper, and posts signs on the property
23 -
24 Ms. Rendahl asked NY4 igns were-- hosted. Community Development Director
25 Janish stated Phase d had a sigma the end of Stn Street, on 7th Avenue, and on Roanoke
26 Street and 170th A -Ct L- For t_ ight's meeti - igns are posted at Roanoke Street and
27 170th Avenue as well as v nt 5. Rend li stated they have not seen signs posted.
28
29 Adi Mcl).Aald, 1 2 varo -fit NW, stated Andover is part of Anoka County and the
30 City Q uncil should a sate f tts residents about the traffic. She stated she knows
31 therein -0lan for turn 1 s but fhj intersection at the south, on County Road 7 where
32 there is a b"1 t corner, sho' alsAe addressed.
33
34 Ms. McDonald stated the7D idea is painted as a magical picture and it looks pretty but
35 she wishes the Peter&wFarm could stay as it is and she hurts for the family to have to get
36 rid of their family's Macy. Ms. McDonald stated she is glad they are looking to develop
37 in a way that will benefit people who have enjoyed Petersen Farms. However, she thinks
38 a PUD does not reflect what people are looking for.
39
40 Ms. McDonald stated she likes the open space and trails to Martin's Meadow but driving
41 into this development will not feel like the Andover everyone is used to. She does not
42 want the area bulldozed as she grew up in this area and her dad had talked about going
43 there to get away from everything in the cities. She had visions of sharing what he
44 enjoyed while growing up with their own children but now those dreams are dying,
Regular Andover Planning and Zoning Commission Meeting
Minutes — November 13, 2018
Page I 1
1 which make her sad. She stated if there are 2.5 -acre lots or larger, the area will not be
2 polluted with people no one wants around there.
3
4 John Mueller, 4946 1701h Avenue NW, Timber River Estates, asked for clarification on
5 the access road off 7th Avenue and if it is directly across from 170th Avenue, which is a
6 nightmare scenario. If so, he felt that was shortsighted as the neighborhood has been
7 there for years, you have to wait forever to turn right in the morning, and turning left is
s dangerous so putting another access at that point is insanity. He felt there had to be a
9 better way and asked if that is already locked in stone with Phase ,,
10
11 Chairperson Nemeth clarified the Planning Commission is a recommending body to
12 the City Council.
13
14 Mr. Mueller stated it is asking for a death scenario tkh=this level ofIIecnsity across from
15 an established neighborhood so he would asLff there is an alter AdIye that can be
16 considered. He asked if he should talk to .4hjiCity Council about that-0-Chairperson .
17 Nemeth stated Mr. Mueller is at the right me to poke public cocip'rients as the
18 Planning Commission makes a recommendation to i Council.
19
20 Mr. Mueller asked how close the new hoes will be t TF_` w', Avenue. He thanked the
21 Planning Commission for the privilege- beWqpb to offer irents.
22 ,
23 Adi McDonald, 16927 Jwaro Street NW, akewh
hee property has been purchased
24 by the developers formed 3. Shsked if the plan for this is three to five to
25 maybe ten years Q what isl� push no to get the acceptance for the PUD. Ms.
26 McDonald stated -6 4did- term ections were held and asked if they want to get it
27 through before there is af&f uncil Sh tated with the discussion on Phase 1, it
28 was portrayed -hat 4t had r6,-.b-v_do6&4!jfiRW Chairperson Nemeth had also mentioned
29 that. She--felt with her RivdifEstates not being notified or able to make comment, it is
30 affect g them down `1h - joad and -44at does not mean that Phases 2 and 3 can't be
31 differedb
32 = v
33 Mary Jo Gu y 17260 R_ ke Street NW, stated she has a five -acre lot that has been
34 in her family's ershiprnce 1976 and she understands the Petersens wanting to sell
35 their farm. She rt'6$ ere is a hill by her property that goes down to the river so it's
36 hard to see when shOl s to leave her property. Ms. Gubbin stated she has concerns with
37 added traffic, how hard it is to get onto the highway, and the number of people living in
38 that area.
39
40 Melanie Thell, 4819 1701h Avenue NW, asked about the impact to the school district
41 boundaries with this number of added houses. Chairperson Nemeth stated that is a
42 decision of the School Board. Ms. Thell thanked the Planning Commission for allowing
43 residents to be heard.
• 44
45 RECESS AND RECONVENE
Regular Andover Planning and Zoning Commission Meeting
Minutes –November 13, 2018
Page 12
1
2 Chairperson Nemeth recessed the meeting at 9:09 p.m. The meeting reconvened at 9:16
3 p.m.
4
5 Chairperson Nemeth invited the public to make comment. Hearing none, he invited Mr.
6 Lazan to answer questions raised during the public hearing.
7
8 Mr. Lazan explained that as part of this low- impact design, stormwater is treated more
9 naturally rather than a large piped pond system. Ribbon curbs widirect stormwater into
10 planted swales for infiltration and biofiltration as well as vole cttrol, which shrinks
I the footprint of stormwater basins. This type of system- even being utilized in
12 commercial developments.
13
14 With regard to traffic, Mr. Lazan stated they submitted, their plan noka County for
15 review of traffic trips and after review, Anoka---- "County tells them 1W,—improvements
16 needed to mitigate the development. Anoka Co- has mule that responses' indicated
17 two right turns are required on Roanoke Strearighurn in and by—
y_ ass lane for
18 southbound at the southern boundary, alignmeii Inca Street to the east, and
19 improvements on 168`h Street with Pose 1. He acknoolged they will be adding trips
20 but the roadways are owned by all aid 1k1pre are rights to use the roadways. He stated
21 Anoka County prefers intersections that are rather th*�taggered and that is what
22 they are planning.
23 `.
24 Chairperson Nemeth refiN&d the letter ted May 7,- 2018 from the Anoka County
25 Transportation Diviskon that'-ffiNs (in part) ,=- `...In concept, we find these local street
26 connections acceplablkffrovide that full tureIane construction occurs on the county at
27 each location (ex – NB--€tttd NG-SidH 7 left €tnd right turn lane construction at 170
28 Avenue NW 3 t1 WB CR X58 left Wit€ t turn lane construction at Inca Street NW,
29 EB CR JSrleft tfik c e or rss lane and YVB CR 158 right turn lane at Eldorado
30 StreeV%. In additi' e ally concerns regarding safety and operations at the
31 intersectfts of CSAH 7VW 158 and�CR 581CR 158 as a result of this development, and
32 it is likely t€ the construe on o a NB CR 58 bypass lane and a SB CR 58 right turn
33 lane will be Peered at theIhtersection of CR 581CR 158, as well as the construction of a
34 SB CSAH 7 righIrtyrn ladilbypass lane at the intersection with CR 158... ' Mr. Lazan
35 stated that is what Wwill then have to construct since it is a requirement by Anoka
36 County.
37
38 With regard to the question of setback, Mr. Lazan explained they have located
39 stormwater facilities along Roanoke Street to keep houses at a distance.
40
41 Chairperson Nemeth stated Ms. McDonald had asked if they have purchased in phases.
42 Mr. Lazan stated they have purchased Phase 1 and have an agreement to proceed with
43 future phases but the first step is to get the processes established. He stated the future
. 44 phases are dependent on the open space discussions so they would like to get that
45 resolved and approved so they can move forward with future phases. Mr. Lazan stated
Regular Andover Planning and Zoning Commission Meeting
Minutes — November 13, 2018
Page 13
1 they are showing what will happen with the full 400 acres instead of bringing it before
2 the City in phases.
3
4 Chairperson Nemeth referenced the question of screening raised by John Wegner of
5 17125 Roanoke Street NW. Community Development Director Janish stated the majority
6 of the property adjacent to Mr. Wegner's back yard is wetland and that area would be
7 evaluated to determine whether screening will be needed or possible. He noted that
8 business expansions are not grandfathered so staff may have to evaluate if the current
9 business is the same as grandfathered, then it will remain as that_.individual has certain
10 rights since the business started prior to Code adoption.
11
12 Chairperson Nemeth asked about the rear yard setbk T r ements. Community
13 Development Director Janish stated the minimum is 50 feet W--since the front yard
14 setback may be reduced, the rear yard distance ma &increased. H "dated with regard
15 to the level of service on County Road 7, there am- currently 7,800 veh1 per day for a
16 2 -lane roadway that has an upward capacity 4,000 to 15,000 per da� timmunity
17 Development Director Janish stated staff will relay y „the. r€ident's concerns to Anoka
18 County but according to the County's numbers, this`gnent of roadway is running at
19 50% of projections.
20
21 Commissioner Koehler asked whether M--. rnty� takes mtmaceount the time of day the
22 cars roll through, noting it will be dilrent dutTng peak gavel times. Community
23 Development Director Janish answered in the =�mative and explained that
24 transportation planners ,tat rush pees in the guidelines for transportation
25 planning.
26
27 Chairperson Nemeth as)rrd ,wl -lens why►° the traffic reaches 15,000 vehicles per
28 day. Commumft- eveloptt Dtree�i�ir hh� noted it will depend on funding but once
29 the levelf service dt� , thppnty will look at funding including grant opportunities
30 or part ships to brifik -4 Is ofs0rvice back up with road improvements.
31
32 Chairperson Nemeth askefhen a traffic regulation, such as a stop sign, comes into play.
33 Community DOmelopment ,Director Janish stated he does not know enough about Anoka
34 County's policies respor l to that question.
35 --
36 Commissioner Loehn asked about the type of accessory structures permissible in this
37 area. Community Development Director Janish explained it would depend on the lot size
38 and the homeowner's association may have some restrictions as well to assure accessory
39 structures are compatible with the architecture of the homes.
40
41 Chairperson Nemeth stated accessory structures are probably sheds and things of that
42 nature. He called for additional public comment. Hearing none, he entertained a motion
43 to close the public hearing.
• 44
Regular Andover Planning and Zoning Commission Meeting
Minutes – November 13, 2018
Page 14
1 Motion by Hudson, seconded by Koehler, to close the public hearing at 9:35 p.m.
2 Motion carried on a 7 -ayes, 0 -nays, 0- absent vote.
3
4 Commissioner Koehler stated Mr. McDonald mentioned school bus access is not viable
5 at this time and asked if it would be viable to the Inca Street cul -de -sac, if extended.
6 Community Development Director Janish stated it will depend on the number of students
7 within a neighborhood. He stated he can't guarantee the school bus will come up to the
8 end of the cul -de -sac but it may come to an intersection that is closer to the home. He
9 stated the school bus company decides the routes and stop locatiox not the City.
10
11 Commissioner Koehler stated that may be something Mr. Wial?onald wants to bring up
12 with the school bus company. He asked if the Fire DepaiftefitIms looked at emergency
13 vehicle access. Community Development Director Jatti h stag -the plans have been
14 provided to the Fire Department for review. _
15
16 Commissioner Koehler stated the City will wit g assureNthe fire truck CAn from the
17 cul -de -sac to the homes that are not part of tf[lrojw -..- ,-Community development
18 Director Janish stated he will bring that concern to th% Department.
19 _
20 Commissioner Koehler asked how theme =determines the e of the road (Jivaro Street
21 versus Inca Street) and implications rifts that ham change their address.
22 Community Development Director Janish ed that shortly before final plat
23 consideration, the Planning Department WUI determ name of the street based on
24 the street grid which alsAbbilders emerge* management so emergency vehicles know
25 where they are goin F! Comn woner Koehler stated these residents are not asking for
26 any of this, it is bem,°fo, sted urn them, so Ya�hopes the City will do what they can to
27 mitigate that impact. _
f —
28,
29 Commissner Kor stated -With regard to high traffic volumes, he lives south of
3o Andov High Scboof whenti-they- extended the intersection north of his house, it
31 made access much easier_n this use, since Anoka County will require both left- and
32 right - hand -_ lanes, as c d oufby Chairperson Nemeth tonight, it should make access
33 easier.
34 -� _
35 Commissioner K66 r stated no one wants their back yard to face a road so the
36 developer will assure -- houses are pushed away from Roanoke Street. He stated his
37 concern with connecting existing driveways for the McDonald and Luedtke families, who
38 have not asked for any of this and been extraordinarily professional in discussing this
39 tonight. He felt they understood this is progress and he supported a concerted effort to
40 work with them to make connections to their driveways without them having to give up
41 acreage. He asked the developer to take care of that impact.
42
43 Commissioner Koehler noted residents have asked why the lots cannot be larger than 1.5
44 acres but when he asked, `Would you rather have 1.5 -acre lots and natural area or 2.5-
45 acre lots and clear cut?' He wanted to raise awareness that there will be a number under
Regular Andover Planning and Zoning Commission Meeting
Minutes —November 13, 2018
Page 15
• 1 2.5 acres to get this kind of development. It is his opinion that 1.5 acres is a lot bigger
2 than the other lots around this immediate area with the exception of McDonald /Luedtke
3 property. Commissioner Koehler stated he thinks 1.5 -acre lots is a fair tradeoff to retain
4 wildlife and nature and lack of light pollution. He thinks that is worth it and what the
5 neighborhood is all about. Commissioner Koehler stated he knows it is emotional for the
6 McDonalds and Luedtkes and he wants to assure their concerns are met as much as
7 possible.
8
9 Commissioner VanderLaan stated Commissioner Koehler has expressed sentiments all
10 share with concern you will be left `high and dry' and no one,ants that. She stated she
1 t had asked questions about the roadway and possibility that taff will continue to work
12 with residents as well as the developer because they don't u�iai liability of isolating a
ect no one
13 family from emergency vehicles. In looking at one asp s brought up before,
14 Commissioner VanderLaan noted the location of: the Recreatiod� e and 125 -foot
15 setbacks. She stated at one point, it is a designated recreational lake arid�sked whether it
16 has been an accepted lake that has to abide by� ,5horeland regulations. rf accepted, then
17 Jivaro Street is encroaching on the lake and fidt-1constiWited according _to shoreland
18 zoning or standards so it may be a benefit to correct t_ sue through this project.
19
20 Commissioner VanderLaan stated if tnimum mamtce road is moved over and
21 the City has benefit of an MSA roadwa_andl s for constmo n and maintenance, the
22 City has the right to lay it out as theyl$ee fit tr,_ noted tie developer had said the
23 County wants the road aligned properly on t south safety reasons and moving it
24 over would be benefic ay aspects. SKe explained she has experience in living on
25 a road that ended, :dike Jive` Street. low, through realignment and with the
26 reconstruction, the roll hat three inches f bituminous and an MSA design, which
27 could be a gorgeous rod - t j�N ! 0-- --- b re Ments to have it realigned. Commissioner
28 VanderLaanpgt�d out th1 the tz ttie road is built, it will be a nice road with a
29 cul -de -sae that cots netts, Meld's and Luedtke's driveways so they are no longer
30 landlaed.
31
32 Commissib#q� VanderLaai(warified that Fred Moore School is now called Anoka Middle
33 School and thhould be erected in the developer's marketing literature.
v
34
35 Commissioner Dahib- er`asked if the CUP and PUD for this phase are approved, will a
36 preliminary plat wii ore detail be submitted for Planning Commission review.
37 Community Development Director Janish answered in the affirmative.
38
39 Commissioner Daninger asked whether the cul -de -sac to the north will be part of the plat.
40 Community Development Director Janish clarified it would be a temporary cul -de -sac so
41 the 500 -foot length restriction would not apply. That is a requirement for a permanent
42 cul -de -sac but the Planning Commission can consider whether to recommend it be
43 constructed to permanent standards.
• 44
0
0
0
Regular Andover Planning and Zoning Commission Meeting
Minutes - November 13, 2018
Page 16
1 Commissioner Daninger stated there was discussion on the existing buildings and asked
2 if that is being considered for approval for storage. Community Development Director
3 Janish stated staff's intention is to review it and the draft resolution language indicates if
4 a permitted use, it could go forward subject to architectural review and parking standards
5 being met. If the use is not allowed in the RI district, the applicant would have to request
6 a Code amendment.
7
8 Commissioner Daninger expressed concern with considering tin buildings to remain in a
9 new RI neighborhood. Community Development Director Janish stated the use would
to have to be permitted or the buildings would be removed.
11
12 Commissioner Daninger referenced the draft resolutton i _the meeting packet.
13 Chairperson Nemeth noted the legal descriptions are hidf ,ded iniffiWsolution and if not
14 accurate, Anoka County will not record it. Comp tyDevelopmstt Director Janish
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
concurred and stated the resolution lists the legascriptions for the
Community Development Director Janish nc
denial and the other recommends for approval.
Commissioner Loehlein stated overalls =wu
was well laid out and makes good use of th€
finds the ground density map to be mist --c
smaller than the homes In Timber River 119.
east and there is no indtconiaf accessory
something more accurate and' cative of
Loehlein stated herlhir ` the density is appri
draft
for
consider the -}?LIp for this area, he found it
*W 4s it is. On' w accessory structures, he
ig -lrse the house footprints are notably
tom, Sta moods, and developments to the
uctures. Ifthe future, he would like to see
fiat it will really look like. Commissioner
iiatwbut would like wider lots.
Chairpersop-N th stated the ad ;C ange, he feels bad if that comes to fruition
but noted as an exa that fitly Highway 101 was changed by the State to Highway
62 an - nfortunately, t , happe om time to time. Chairperson Nemeth agreed the
deve -Fa 11 want the-bAtk of tl homes as far from Roanoke Street as possible. He
stated he a agrees it sh6a nofbe up to McDonald's or Luedtke's to develop the road
to their drlvetiias and if one of the lots is needed to bring the road to their driveways,
then that is the because the McDonalds and Luedtkes should not have to give up
acreage.
37 Chairperson Nemeth referenced the letter from the Anoka County Transportation
38 Division dated May 7, 2018, letter saying they would be supportive of the development
39 completing a traffic study, which he fully expects the developer will complete for this
40 project.
41
42 Commissioner Koehler pointed out a number of typographic errors in the resolution for
43 approval. He stated while he supports the application, he would prefer to table this
44 consideration until the resolution language is corrected.
45
LAN
2
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Regular Andover Planning and Zoning Commission Meeting
Minutes —November 13, 2018
Page 17
Community Development Director Janish requested Chairperson Nemeth call a recess to
allow time for staff to correct the draft resolution language.
RECESS AND RECONVENE
Chairperson Nemeth recessed the meeting at 10:09 p.m. The meeting reconvened at
10:16 p.m.
Community Development Director Janish reviewed the
resolution recommending approval.
Motion by Koehler, seconded by VanderLaan, to
approval of a Conditional Use Permit (CUP)/P1
Amendment for Preserve at Petersen Farms.
Further discussion:
Commissioner Daninger confirmed that a prelim
presented to the Planning Commissn at a future
Director Janish stated that will occur.
Commissioner Daninger urged the deve'
coming back. Chairperson Nemeth concu
Motion carried on a ;ayes, 1= (Sims),
Community Developmer
at the Deceit ber- 018,
vote.
wording of the draft
to the City Council
Development (PUD)
with more detail will be
Community Development
first time and not keep
is item will be before the City Council
Communr evelopment hector Janish provided an update on City Council actions
related to itenepnsidered the Planning Commission.
Commissioner K60A asked if there will be a December meeting. Community
................
Development Direct &i Janish stated there will not be a second Planning Commission
meeting in November as the City Council will be meeting that night to review the
Comprehensive Plan. But, there may be a Planning Commission meeting in December.
Chairperson Nemeth stated he and Commissioner Hudson noted the broadcast camera
shakes during presentations and asked staff to resolve that issue.
ADJOURNMENT.
40
0
Regular Andover Planning and Zoning Commission Meeting
Minutes — November 13, 2018
Page 18
l Motion by Koehler, seconded by Hudson, to adjourn the meeting at 10:28 p.m. Motion
2 carried on a 7 -ayes, 0 -nays, 0- absent vote.
3
4 Respectfully Submitted,
5
6 Carla Wirth, Recording Secretary
7 Timesaver Off Site Secretarial, Inc.
• ^
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: Conditional Use Permit (CUP) — Mini Storage Facility —
13 53 5 Grouse St NW — Travis Roche & Chris Beberg
DATE: January 8, 2019
DISCUSSION
The applicant is seeking a CUP to construct a mini storage facility, which is allowed in the I —
Industrial zoning district with a CUP. The property is located north of Beberg Landscape
Nursery ( Beberg) and south of the existing ABC Mini Storage facility that were constructed in
1986.
Currently, the property is owned by Beberg and is part of the retail business for the storage of
rock, mulch and other products associated with the landscaping business. Mr. Roche is in the
process of purchasing the property; contingent upon the approval of a CUP so he can expand
ABC Mini Storage to the south. All storage will be contained within the buildings, as outdoor
storage is not allowed.
The site will contain five (5) stand alone buildings, as shown on the attached site plan, with the
same site lay out to that of the existing ABC mini storage facility to the north. Four (4) of the
buildings will contain twenty -eight (28) storage units with an overall dimension of 42 feet x 121
feet and one (1) building with twelve (12) storage units with an overall dimension of 21 feet x
121 feet. The attached site plan shows the building placement and dimensions.
The site will be fenced, like the chain link fence around the existing storage facility. This type of
fencing provides adequate security for the site. The fence between the properties will be
removed; thus, providing access to both sites. The site will only be accessed with a code by
renters of the storage facilities. The site will be accessed off the existing curb cut opening on
Grouse St NW and the existing access off Hanson Blvd.
Architectural Standards
Andover City Code 12 -13 -19 Visual Standards regulates exterior materials for the construction
of non - residential buildings. Prohibited materials include: aluminum, steel, and metal; common
or painted concrete block; galvanized steel; structural clay tile; sheet metal (either corrugated or
plain) and other similar materials. However, the listed materials can be used as an accent
material to complement the architectural design and appeal of the building, as determined by the
Andover Review Committee (ARC). ARC consists of city staff from Administration, Planning,
Engineering, Building, Public Works, and Fire.
The vicinity of the site is comprised of old and new industrial building construction. Attached are
photos of newer construction around the site. The applicant submitted an elevation of the
buildings (attached for your review); however, at this time, construction materials for the
buildings are undetermined. Staff recommends the materials be like that of the newer industrial
building construction within the vicinity.
As part of the review process, if the CUP is granted, the applicant will be required to submit
architecture design and materials, to be reviewed and approved by ARC.
Commercial Site Plan
If the CUP is approved, prior to the approval of a building permit and construction, the Applicant
is required to submit a Commercial Site Plan (CSP), to be reviewed and approved by City Staff.
The CSP review consists of grading, drainage and erosion control plan; landscape plan; fencing;
utility and lighting plan; soils and hydrology report; Parking; and color building elevations with a
materials list. The grading, drainage and erosion control plan is required to be submitted to the
Coon Creek Watershed District for review and permitting.
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 mini storage facility will not affect
the health, safety, moral and general welfare of the occupants of
surrounding lands. The proposed use is the same as the use to the north.
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 included a staging /pick up area for landscaping
materials. The area is expected to have traffic from commercial and
industrial uses.
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 mini storage facility will impact property values
in the area or alter the scenic views in the surrounding areas. In the
Industrial district, it is a permitted use with a CUP. The building will be
constructed of materials similar to new construction in the Industrial
district and will be required to comply with standards set forth in City
Code.
ACTION REQUESTED
The Planning and Zoning 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 Aerial
• Building Footprint
• Building Elevation
• City Code 12 -12, Allowed and Prohibited Uses
• City Code 12- 13 -19, Visual Standards
• Photos of Surrounding Architecture
• Site Plan with Aerial
Reaysitt
Stephanie L. Hans n
City Planner
CC: Chris Beberg, 13535 Grouse St NW, Andover, MN 55304
Travis Roche, 7229 Comstock Ln N, Maple Grove, MN 55311
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES NO.
A RESOLUTION APPROVING THE CONDITIONAL USE PERMIT REQUEST FOR A MINI
STORAGE FACILITY (INDOOR STORAGE ONLY) LOCATED AT 13535 GROUSE STREET NW,
PIN 34- 32 -24 -41 -0014, LEGALLY DESCRIBED AS:
THAT PRT OF LOT 14 WATTS GARDEN ACRES LYG ELY OF ELY LINE OF PARCEL 2 CITY OF
ANDOVER HWY R/W PLAT NO 3 & LYG ELY & NLY OF ELY & NLY LINES OF PARCEL 3 SD
CITY OF ANDOVER HWY R/W PLAT NO 3, SUBJ TOEASE OF REC, ANDOVER MINNESOTA
WHEREAS, the applicant has requested a conditional use permit for a mini storage facility (indoor
storage only) at the subject property, and;
WHEREAS, the Planning and Zoning Commission held a Public Hearing pursuant to the requirements of
City Code 12 -14 -8, and;
WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said
request meets the criteria of City Code, and;
WHEREAS, the Planning and Zoning Commission finds the request would not have a detrimental effect
on the health, safety, and general welfare of the City of Andover, and;
WHEREAS, The Planning and Zoning Commission recommends to the City Council approval of the
Conditional Use Permit request.
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 conditional use
permit for a mini storage facility (indoor storage only) at 13535 Grouse Street NW, subject to the
following conditions:
1. Commercial Site Plan review must be approved, all city staff comments addressed, and a
building permit issued prior to construction.
2. Construction materials must be similar to the new building construction in the industrial district,
in close proximity to the proposed site.
3. Construction must comply with current building and fire codes.
4. Commercial Site Plan must be submitted to the Coon Creek Watershed District and required
permits obtained prior to construction.
5. No exterior storage is allowed on the site.
Adopted by the City Council of the City of Andover on this Xth day of XX 2019
CITY OF ANDOVER
ATTEST:
Michelle Hartner, Deputy City Clerk
Julie Trude, Mayor
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252 W Adams, P.O. Box 399 • Morton, Illinois 61550 -0399
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5910262- 20181123. 7045051- A56A -7 - 2018 Morton Buildings, Inc.
Date 11/232018
Page: 6 of 7
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252 W. Adams, PO. Box 399 • Morton, Illinois 61550 -0399
59- 10262 - 2018112 3-7045051- A56A -7 ::12018 Morton Buildings. Inc.
Date: 11232018
Page: 4 of 7
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Chapter 12
CONIWRCIALANDUSTRIAL
PERMITTED, PERMITTED ACCESSORY, CONDITIONAL, INTERIM AND PROHIBITED USES?
P- PermittedUse
GR General Recreation
PA-PemrittedAccesso Use
LB-Limited Business
C- Conditional UselsEEBOOrnow
NB- NeighbahoodBusiness
X- ProhibitedUse
Sc- Sh Ceram
PUD- PlannedUmtDevel ment
GB- GeneralBusmess
I- Interim Use
I- Industrial
If Use Not Specifically Listed or Provided for Elsewhere in the City Code, It Is Prohibited
Permitted, Permitted Accessory, Conditional, Interim and Prohibited Uses
Zoning Districts
GR
L13
NB
SCIGBI
I
Schools
K -12
X
X
X
X
X
X
Post - Secondary Schools
C
C
C
C
C
C
Schools exceeding height maximum up to 45 feet in height
X
C
C
C
C
C
Storage
Bulk fuel storage (tanks greater than 1,000 gallon storage capacity) in
compliance with City Code 12 -8 -2
X
X
C
C
C
C
Highway construction materials (temporary processing and storage) in
compliance with City Code 12 -16
I
I
I
I
I
I
Mini stora a indoor storage only)
X
X
X
X
C
C
Outdoor display storage, and sales
X
X
C
C
C
Outdoor display, storage, and sales- during operating hours only
X
X
C
C
C
C
Tires - Exterior storage of waste tires
X
X
X
X
X
X
Tires - Interior storage of more than eight (8 ) waste tires
X
C
C
C
C
C
Toxic waste storage
X
X
X
X
X
X
Utilities
Private utilities (gas, electric, phone, cable, etc) in Complaince with City
Code 8 -2
P
P
P
P
P
P
Private utility structures and/or uses (electrical transmission lines, gas
pipelines, etc.)
C
C
C
C
C
C
Public utility uses for local service
P
P
P
P
P
P
Other
Any incidental repair, processing, and storage necessary to conduct a
permitted commercial or industrial principal use but not to exceed thirty
percent (30 %) of the floor area space of the principal building.
X
PA
PA
PA
PA
PA
Antennas in excess of thirty-five feet (35') in height in compliance with City
Code 9 -12
C
C
C
C
C
C
Buildings (Principal) exceeding height maximum subject to City Code 12 -3 -5
C
I C I
C
C
C
C
Religious Institution
X
X
X
C
C
X
Clubs and lodges
X
X
X
X
P
X
Continuous operation of a business (footnote 9 & 10)
X
X
P
P
x10
x10
Excavation (Mining) greater than 400 cubic yards when no building permit
has been issued in compliance with City Code 12 -16
I
I
I
I
I
I
Golf courses and driving ranges
C
X
X
X
X
X
Group Homes as regulated by State Statute
X
X
X
X
X
X
Junkyards
X
X
X
X
X
X
Land Reclamation in compliance with City Code 12 -16
I
I
I
I
I
I
Landfills
X
X
X
X
X
X
Manufacturing
X
X
X
X
P
P
Marinas
C
X
X
X
X
X
Offices
X
P5
P
P
P
P
Publicly owned and operated property except as herein amended
P
P
P
P
P
P
Research laboratories
X
X
X
X
P
P
Swimming pools and recreation areas or structures
PA
PA
PA
PA
PA
PA
Uses which may be detrimental to the health, safety, and welfare of persons
residing or working in the vicinity
X
I
X
X
X
X
X
Wholesale businesses
X
X
X
X
P
P
N
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B. \vibration
ion discernible (beyond property line) to the human sense of
three (3) minutes or more duration in any one hour and any
roducing an acceleration of more than 0.1 Gs or resulting in any
n of amplitudes and frequencies beyond the safe range of
n d States Bureau of Mines Bulletin No. 442, Seismic Effects
Bla g, on any structure.
C. Smoke
Any emission of visible oke of a shade darker than no. 1 on the
Ringelmann smoke chart, bk published by the United States Bureau of
Mines; except, that visible grNksmoke of a shade not darker than no. 3 on
said chart maybe emitted for n \vap han four (4) minutes in any thirty
(30) minutes.
D. Air pollution (fly ash, dust, fumgases, etc .)
Any emission which can cause any damag to health, animals, or
vegetation or other forms of property, or whic can cause any excessive
soiling at any point, and in no event any emissio of any solid or liquid
particles in concentrations exceeding 0.3 grains pe cubic foot of the
conveying gas or air at any point.
For measurement of the amount of particles in gases resu 'ng from
combustion, standard corrections shall be applied to a stack mperature
of five hundred degrees Fahrenheit (500 °F) and fifty percent (%%) excess
air. (Amended Ord. 8,10-21-1970; amd. Ord. 314 10 -4 -2005)
F A. 3 -19: VISUAL STANDARDS:
Policy: It is hereby affirmed as essential public policy that the appearance
of this community is a proper matter for public concern and that all open
spaces, buildings, signs, plantings, surfaces, and structures which may be
seen from the public ways and water bodies are subject to the provisions
of this title.
B. Prohibited Exteriors:
1. On any non - residential building, the following material shall not be
permitted on exterior wall surfaces:
a. Aluminum, steel and metal, except as an accent material;
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b. Common or painted concrete blocks;
c. Metal;
d. Galvanized steel (see subsection 12- 13 -22F of this chapter);
e. Structural clay tile;
f. Sheet metal, either corrugated or plain (see subsection 12-13 -
22F of this chapter);
g. Similar materials.
2. Such materials, however, may be used as an accent material to
complement the architectural design and appeal of the building as
determined by the Andover Review Committee. The applicant shall
have the opportunity for the City Council to review architectural plans
and make a final determination of the materials and design. (Amended
Ord. 314 10-4 -2005)
12- -20: COIN OPERATED MACHINES: Coin operated, automatic
mac hi s dispensing food, soft drinks, and other food and materials shall be
governed follows:
A. Shall not permitted in residential districts except as approved by
Conditional a Permit as an accessory use within buildings housing
the principal us and if residential, it shall contain four (4) or more
families.
B. Shall be permitted as a ccessory use to recreation uses in general
recreation districts, provid they are within a building, under a
canopy, or otherwise protect from the elements; in no instance shall
they be located within any requi d yards.
C. Shall be permitted accessory uses in I business and industrial districts,
provided they are within a building or loc ed outside the building
immediately adjacent to said building and p tected from the elements
by an eave, canopy, or other permitted struct . (Amended Ord. 8, 10-
21 -1970; amd. 2003 Code)
12- 13 -21: RESIDENTIAL BUILDING STANDARDS: All kmitted residential
structures in RR, R-1, R -2, R -3, and R-4 zoning districts shall m6et the following
design criteria (Amended Ord. 468, 6- 6 -17):
See also title 9, chapter 1 of this code.
Behergs Landscape and Supply
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PHOTOS OF SURROUNDING
ARCHITECTURE
Christian Brothers Automotive
Located in the Industrial district
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NOTES SITE DATA
NO FIELD WORK HAS BEEN PERFORMED AT THIS IIME. TOTAL SITE AREA ±1.64 AC.
TOTAL NUMBER OF STORAGE UNITS -120
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