HomeMy WebLinkAbout06.25.191685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
Andover Planning and Zoning Commission
Meeting Agenda
June 25, 2019
Andover City Hall
Council Chambers
7.00 p.m.
1. Call to Order
2. Pledge of Allegiance
3. Approval of Minutes —June 11, 2019 Regular Meeting
4. Public Hearing— Variance —Reduce Sideyard Setback— 13951 Holly St NW —
Hue Tran
5. Public Hearing — Conditional Use Permit - Allow a Veterinary Clinic - 1574
154"' Avenue NW — Jessica Levy
6. Other Business
7. Adjournment
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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: Approval of Minutes — June 11, 2019 Regular Meeting Minutes
DATE: June 25, 2019
REQUEST
The Planning and Zoning Commission is requested to approve the June 11, 2019 regular meeting
minutes.
2 PLANNING AND ZONING COMMISSION MEETING — JUNE 11, 2019
3
4 The Regular Bi -Monthly Meeting of the Andover Planning and Zoning Commission was
5 called to order by Chairperson Bert Koehler IV on June 11, 2019, 7:00 p.m., at the Andover
6 City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
7
8 Commissioners present: Dean Daninger, Karen Godfrey, and Nick Loehlein.
9
io Commissioners absent: Scott Hudson, Jeff Sims, and Mary VanderLaan.
11
12 Also present: City Planner Stephanie Hanson
13 Others
14
15
16 PLEDGE OFALLEGL4NCE
17
18 APPROVAL OF MINUTES
19
20 May 14, 2019, Regular Meeting: Correct as written.
21
22 Motion by Godfrey, seconded by Loehlein, to approve the minutes as presented. Motion
23 carried on a 4 -ayes, 0 -nays, 3 -absent (Hudson, Sims, VanderLaan) vote.
24
25 PUBLIC HEARING: Interim Use Permit — Land Reclamation - 15991 Vale St. NW -
26 Janie Hemmelgarn
27
28 City Planner Hanson reviewed the applicant's request for an IUP - Land Reclamation - to
29 store/grade up to 1,500 cubic yards of soil and oriented the stockpile area on the subject
30 property on a map. She stated the soil is excess dirt from the grading of the site for the new
31 public works facility and will be used for future grading of the lots on the subject property.
32 She explained that in the past the property was stripped, and the materials were taken and
33 used for construction of an accessory structure, so the area is low. The applicant wants to
34 bring soil on the property where it was stripped to bring it back up to the grade it was. She
35 stated the stockpile location is not within the floodplain or wetlands. There are other
36 requirements the applicant will have to adhere to, including the side slope cannot be more
37 than 3 to 1 and no placement of soil within the floodplain or wetland without proper
38 permits. Also, silt fencing will be required around the stockpile area until vegetation has
39 grown to control erosion, and the applicant will be required to seed and hydro mulch the
40 stockpile to ensure proper vegetation. She indicated the trucks will exit from the new public
41 works facility site, travel north on Nightingale, east on 161 st, and then south on Vale Street
42 and enter where the property is located.
43
44 City Planner Hanson stated the Planning and Zoning Commission shall recommend the
45 IUP and the City Council issue the IUP only if code requirements are met, including: 1)
46 The stockpile will not create an excess burden on parks, streets, and other public facilities;
Regular Andover Planning and Zoning Commission Meeting
Minutes —June 11, 2019
Page 2
1 the placement of fill will not create any excess burden on parks or other public facilities.
2 The vehicles hauling fill will use the haul route which will be approved as part of the IUP.
3 No grading and stockpiles can occur within 50 feet of adjacent property lines, the right -of -
4 way, and wetlands. 2) The IUP will not be injurious to the surrounding neighborhood or
5 otherwise harm the public health, safety, and general welfare. The applicant will be
6 required to establish vegetation in the area, and the haul trucks will be required to be
7 licensed and inspected. 3) The IUP will not have negative effects on the value of property
8 and scenic views. While vehicle traffic will increase for a short time, the applicant intends
9 to develop the site at a later date; there will be single-family homes in this area. 4) The IUP
10 will not impose additional unreasonable costs to the public. The applicant is responsible to
11 clean the streets of any haul material that may accumulate on the roadways. She said if
12 anybody in the neighborhood sees dirt on the streets that is not being cleaned up, they
13 should contact City Staff so City Staff makes sure it is cleaned up. In addition, the City
14 Council can impose other conditions on the IUP. She stated the applicant, Ms.
15 Hemmelgarn, is present to answer any questions and she would also try to answer
16 questions.
17
18 Commissioner Daninger asked City Staff to repeat the street the trucks would enter the
19 property from, whether that was 161 st. City Planner Hanson said trucks would enter from
20 Vale Street and used the map to indicate the location the trucks would access the property.
21
22 Commissioner Daninger inquired as to how many truckloads it would take to haul 1,500
23 cubic yards, so people have an idea of the amount. City Planner Hanson stated although
24 she did not know, she could get that information. Commissioner Daninger said he would
25 probably ask the applicant when the public hearing opened.
26
27 Commissioner Loehlein asked why four years was chosen as the expiration from the date
28 of proof for the IUP. City Planner Hanson explained that although the applicant may not
29 need 1,500 cubic yards, the applicant may also need to bring additional fill on the site,
30 which would not be determined until grading is done, so that length of time is given in case
31 additional fill is required on the site.
32
33 Chairperson Koehler questioned if there was a reason why entering the property from 161 st
34 Avenue was not considered as opposed to using a residential street. City Planner Hanson
35 responded that was the haul route that was proposed and Engineering/Public Works
36 Department was fine with the access off of Vale Street. Chairperson Koehler restated his
37 understanding, that no one explored exiting off of 161st to enter the property, which City
38 Planner Hanson said it was not discussed with planning staff.
39
40 Chairperson Koehler verified that this is a four-year IUP and that an IUP has a maximum
41 length of five years, which City Planner Hanson confirmed as accurate. Chairperson
42 Koehler asked whether development on the property would be expected to happen within
43 four years, because the pile would need to be taken down in that time frame. City Planner
44 Hanson said although she is not sure when development would occur, the pile would be
Regular Andover Planning and Zoning Commission Meeting
Minutes—June 11, 2019
Page 3
1 graded out within four years. Chairperson Koehler thanked staff for the clarification that
2 the grading would occur within the four years.
3
4 Motion by Daninger, seconded by Loehlein, to open the public hearing at 7:10 p.m. Motion
5 carried on a 4 -ayes, 0 -nays, 3 -absent (Hudson, Sims, VanderLaan) vote.
6
7 There being no public input, Chairperson Koehler asked the applicant to step forward and
8 give her name and address. Applicant Janie Hemmelgarn, 15991 Vale Street Northwest,
9 Andover, proceeded to the podium.
10
11 Commissioner Daninger asked the applicant if she had any idea how many truckloads it
12 would take to haul 1,500 cubic yards. Ms. Hemmelgarn said when she met the contractor
13 doing the development for the public works, he had fill at that time. She did her due
14 diligence to find out how much fill could be brought onto the property before she went
15 through the IUP process, which was 400 yards. She stated the contractor already brought
16 400 yards to the property, which was done in about 1 1/2 days, and she guesstimated it was
17 20 truckloads because she counted the piles. She said she did not know how many yards
18 were in each load but the math could be done to find a more accurate answer.
19
20 Commissioner Daninger stated he is going to be in favor of approving the IUP but does not
21 know how many truckloads it would take to haul 1,500 cubic yards and sometimes it is
22 nice if people have an idea of the amount which is not, obviously, 1,000 truckloads. Ms.
23 Hemmelgarn said she believed a truck could haul approximately 15 to 20 yards.
24
25 Commissioner Daninger commented that he thought the applicant had an answer to one of
26 the Chair's questions since she raised her hand at one point. Ms. Hemmelgarn stated she
27 could address the question regarding the street from which the trucks would exit. She said
28 there is a pretty steep ditch along 161 st and there is also a barrier from the railroad tracks,
29 so that is not as feasible as the proposed haul route. She then indicated an area on the map
30 they use to access the barn on their property.
31
32 Commissioner Godfrey said she noticed there is some wildlife around the pond and thought
33 some ducks were nesting there and wondered what arrangements have been made to ensure
34 the delivery of this dirt and the traffic in the area would not disturb the nesting area. Ms.
35 Hemmelgarn stated the nesting and wildlife area is closer to the pond area of the wetlands
36 and where the dirt is being placed was pasture, it was scraped previously, and there's no
37 wildlife there other than maybe pocket gophers.
38
39 Commissioner Godfrey asked if the area would be the requisite 50 yards away from the
40 wetland. Ms. Hemmelgarn replied that it was farther than 50 yards, probably 100 yards
41 from the wetlands. She indicated the location on the map where the first 400 yards were
42 placed, on the back part of the diagram, and said this fill would be placed in the open area
43 depicted on the map.
44
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Regular Andover Planning and Zoning Commission Meeting
Minutes —June 11, 2019
Page 4
Chairperson Koehler asked the applicant if she had anything else to share. After Ms.
Hemmelgarn declined, Chairperson Koehler thanked the applicant for attending.
Motion by Daninger, seconded by Godfrey, to close the public hearing at 7:15 p.m. Motion
carried on a 4 -ayes, 0 -nays, 3 -absent (Hudson, Sims, VanderLaan) vote.
There was no further discussion.
Motion by Daninger, seconded by Loehlein, to recommend to the City Council approval
of the IUP as presented. Motion carried on a 4 -ayes, 0 -nays, 3 -absent (Hudson, Sims,
VanderLaan) vote.
City Planner Hanson said this item will be before the City Council at the June 18, 2019,
meeting.
OTHER BUSINESS
City Planner Hanson stated on May 14 the Planning Commission made recommendations
for the rezoning and preliminary plat for Shadowbrook North and also the rezoning of the
property at 1049 Andover Boulevard, and the City Council approved those at their meeting.
She said there will be two items on the June 25 Planning and Zoning Commission meeting.
Also, the Human Resource Director sent out the booth signup for Funfest and anyone
interested should contact her to volunteer.
ADJOURNMENT
Motion by Daninger, seconded by Loehlein, to adjourn the meeting at 7:18 p.m. Motion
carried on a 4 -ayes, 0 -nays, 3 -absent (Hudson, Sims, VanderLaan) vote.
Respectfully Submitted,
Ruth Holdvogt, Recording Secretary
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: Variance Request — Reduce Side Yard Setback — 13951
Holly Street NW — Hue Tran
DATE: June 25, 2019
DISCUSSION
The property owner, Mr. Tran, submitted a variance request for his property at 13951 Holly St
NW. The variance request is to reduce the northerly side yard setback from 10 feet to 5 feet to
allow for an addition of a vertical platform lift (elevator). The addition to the home will be
approximately 6 feet x 5 feet. Mr. Tran submitted a letter; it is attached for your review.
In 1998, the home was constructed, and Mr. Tran took ownership. The structure is code
compliant and meets required setbacks. In 2013, Mr. Tran's son faced a medical emergency
which now requires him to rely on 24/7 medical assistance. Since the family home is not
accessible, the elevator will provide accessibility for his son, to the second level, in which the
master bedroom and bathroom will be converted to assist with his medical needs. Currently, his
son is cared for in the main floor living room; which provides no privacy.
As part of the accessibility updates to the home, there are funds from Anoka County Social
Services to construct the elevator. The home was evaluated, and the best option for the elevator
location would be the eastern side of the home because of the existing floorplan, in which the
elevator would be directly accessed through the living room on the main level and the master
bedroom on the second level. Other locations would not be feasible because it would require
major changes to the existing layout and the structure. Attached are photos of the front, rear and
side of the home.
Variance Review
City Code 12-3-6 requires a 10 -foot side yard setback for the principal structure. Currently, the
home meets the side yard setback. However, to construct an addition (elevator) to make the
home accessible, the setback would need to be reduced to 5 — feet. This would not impact the
existing 5 -foot drainage and utility easement.
City Code 12-4-3 states "The following shall not be considered as encroachments on setback and
height requirements, subject to other conditions hereinafter provided: Terraces, steps, exposed
ramps (wheelchair), stoops, or similar features. These features shall not exceed the height of the
ground floor level on the principal structure, nor shall they extend to a distance less than 3 feet
from any lot line or less than 1 foot from any existing or proposed access drive."
City code allows the construction of wheelchair ramps into the setback to provide accessibility;
however, the proposed addition for the elevator becomes part of the principal structure and is
required to comply with setback regulations.
Review Criteria
City Code 12-14-7 outlines criteria when considering a variance. Code states -Variances
may be granted when the applicant for the variance establishes that there are practical
difficulties in complying with the official control. "Practical difficulties" as used in
connection with the granting of a variance, means:
1. The property owner proposed to use the property in a reasonable manner not permitted by
an official control.
• Elevators are a permitted use and are typically constructed within the home.
However, in this case, the elevator needs to be retrofitted into an existing structure
that requires a variance for a reduced side yard setback.
• The construction of the elevator in the proposed location allows Mr. Hue to utilize the
existing floor plan, in which access will be provided to the areas of the home that are
needed to assist with the care of Mr. Trans son.
2. The plight of the property owner is due to circumstances unique to the property not
created by the landowner.
• The current floorplan was created in 1998; at time of construction of the home.
• The home meets the required setbacks.
• Mr. Tran purchased the existing home with the current floor plan. However, when it
was purchased, there was not a need for an elevator or to make the home fully
accessible to assist with the personal care of his son.
3. The variance, if granted, will not alter the essential character of the locality and will not
alter the urban residential character.
• The proposed addition is located within the urban portion of the community.
• The property is zoned R-4, Single Family Urban.
• Garages can be 6 feet from the side yard property line.
• Detached accessory structures can be constructed 5 feet from the side yard property
line.
• The elevator addition will be approximately 6 feet x 5 feet; it will not run the entire
width of the home.
• The exterior finish of the addition will be the same/similar as the existing home.
4. Economic considerations alone do not constitute practical difficulties.
• If the variance is not granted, Mr. Tran will not be able to provide access to the
second level bedroom and bathroom. Access to the second level will provide
privacy for his son.
• Mr. Tran has indicated the proposed location of the addition allows for the logical
use of the existing floorplan.
Andover Review Committee (ARC)
ARC discussed the variance proposal. There were no comments shared at the time.
ACTION REQUESTED
The Planning and Zoning Commission is asked to hold a public hearing for the variance request,
compare the variance request with the review criteria of City Code 12-14-7 and make a
recommendation of approval or denial based on findings of fact to the City Council. Staff
drafted resolutions with potential findings of fact the Commission may want to consider when
recommending approval. If the Planning and Zoning Commission decides the variance does not
meet the requirements of a variance and desires to recommend denial of the variance request,
staff will assist with drafting a proposed resolution of denial. If City Council approves the
Variance requests, then the applicant will work with staff to begin the building permit process.
Attachments
Draft Resolution of Approval
Blank Resolution of Denial (staff would assist with filling in the "blanks")
Location Map
Property Owners Letter
Side View of Home
Front and Rear View of Home
Lot Survey
Res ctfully bmitt ,
Stephanie L. Hanson ,
Andover City Planner
Cc: Hue Tran, 13951 Holly St NW, Andover, MN 55304
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO XXX
A RESOLUTION APPROVING A VARIANCE FOR PROPERTY LEGALLY DESCRIBED
AS:
Lot 1, Block 5, Shadowbrook 2nd Addition
WHEREAS, the applicant has requested approval of a variance to reduce the ten foot (10')
minimum setback for the principal structure to five feet (5') to expand the principal structure to
accommodate for a vertical platform lift (elevator): and
WHEREAS, the Andover Review Committee has reviewed the variance request; and
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning
Commission has conducted a public hearing on said variances; and
WHEREAS, as a result of such public hearing, the Planning and Zoning Commission
recommended approval of the variance; and
WHEREAS, City Council completed a review of the variance, along with Planning and Zoning
Commission recommendation; and
WHEREAS, City Council approves the variance to reduce the ten foot (10') minimum setback
for the principal structure to five feet (5') in order expand the principal structure to accommodate
for a vertical platform lift (elevator) that will provide accessibility to the second level; and
WHEREAS, based on the criteria for granting a variance under City Code 12-14-713, City
Council finds the following findings of fact to support the approval of the variance requests:
1. The property owner proposed to use the property in a reasonable manner not permitted by
an official control.
• Elevators are a permitted use and are typically constructed within the home.
However, in this case, the elevator needs to be retrofitted into an existing structure
that requires a variance for a reduced side yard setback.
• The construction of the elevator in the proposed location allows Mr. Hue to utilize the
existing floor plan, in which access will be provided to the areas of the home that are
needed to assist with the care of Mr. Trans son.
2. The plight of the property owner is due to circumstances unique to the property not
created by the landowner.
• The current floorplan was created in 1998; at time of construction of the home.
• The home meets the required setbacks.
• Mr. Tran purchased the existing home with the current floor plan. However, when it
was purchased, there was not a need for an elevator or to make the home fully
accessible to assist with the personal care of his son.
3. The variance, if granted, will not alter the essential character of the locality and will not
alter the urban residential character.
• The proposed addition is located within the urban portion of the community.
• The property is zoned R-4, Single Family Urban.
• Garages can be 6 feet from the side yard property line.
• Detached accessory structures can be constructed 5 feet from the side yard property
line.
• The elevator addition will be approximately 6 feet x 5 feet; it will not run the entire
width of the home.
• The exterior finish of the addition will be of the same/similar materials as the existing
home.
4. Economic considerations alone do not constitute practical difficulties.
• If the variance is not granted, Mr. Tran will not be able to provide access to the
second level bedroom and bathroom. Access to the second level will provide
privacy for his son.
• Mr. Tran has indicated the proposed location of the addition allows for the logical
use of the existing floorplan.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
approves the variances with the following conditions:
1. All appropriate permits shall be obtained prior to commencement of the work.
2. The finished exterior of the addition shall be the same or similar to the principal structure.
3. The addition shall be completed within one year of the approval of the variances.
Variance approvals will be invalid after such time.
Adopted by the City Council of the City of Andover this day of 2019.
ATTEST CITY OF ANDOVER
Michelle Hartner, City Clerk Julie Trude, Mayor
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO XXX
A RESOLUTION DENYING A VARIANCE FOR PROPERTY LEGALLY DESCRIBED:
Lot 1, Block 5, Shadowbrook 2nd Addition
WHEREAS, the applicant has requested approval of a variance to reduce the ten foot (10')
minimum setback for the principal structure to five feet (5') to expand the principal structure to
accommodate for a vertical platform lift (elevator) that will provide accessibility to the second
level: and
WHEREAS, the Andover Review Committee has reviewed the variance request; and
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning
Commission has conducted a public hearing on said variances; and
WHEREAS, as a result of such public hearing, the Planning and Zoning Commission
recommended denial of the variance; and
WHEREAS, City Council completed a review of the variance, along with Planning and Zoning
Commission recommendation; and
WHEREAS, City Council denies the variance to reduce the ten -foot (10') minimum setback for
the principal structure to five (5) feet to expand the principal structure to accommodate for a
vertical platform lift (elevator) that will provide accessibility to the second level; and
WHEREAS, based on the criteria for granting a variance under City Code 12-14-713 and 12-5-4,
City Council finds the following findings of fact to support the denial of the variance request:
1. BECAUSE,
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
denies the variance request to reduce the ten foot (10') minimum setback for the principal
structure to accommodate for a vertical platform lift (elevator) that will provide accessibility to
the second level.
Adopted by the City Council of the City of Andover this day of 2019.
ATTEST CITY OF ANDOVER
Michelle Hartner, City Clerk Julie Trude, Mayor
N
T
Location Map
June 4, 2019
To Whom It May Concern,
My name is Hue Tran and I am the father/guardian for Ping Tran who is currently on a
CAC (Community Alternative Care) through Anoka County. The request for variance fc
13951 Holly St NW, Andover is for the County funding a vertical platform lift to access
the upstairs bedroom and bathroom. My wife and I have been living on the main floor of
our home for 6 years due to Ping's anoxic brain injury. He requires 24/7 caregiver
assistance for all daily cares and full assistance for all transfers.
The Vertical Platform Lift would allow Ping Tan to sleep upstairs in our master bedroom
which is very large and spacious. After reviewing the floor plan, it was determined that
installation of a vertical platform lift within the home would require significant remodeling
and take up a significant amount of space from the already compact rooms. Locating the
vertical platform lift on the exterior side of the home off the Great Room and one of the
2nd level bedrooms is the economical way for Anoka County to install it.
We are working with Diana Imbertson, PHN from Anoka County to fund the Vertical
Platform Lift and remodel the Master Bathroom for Ping's needs. The next phase will be
installing a Ceiling Mount Lift to assist Ping Tan from his bed to the shower and into his
wheelchair.
We are extremely grateful for this modification to our home. Please contact Diana
Imbertson at 763-324-1844 for any further questions on Ping Tan's medical diagnosis.
We appreciate the City of Andover assisting us through this process. If you have any
questions, please do not hesitate to call.
Sincerely,
Hue Tran
Father/Guardian of Ping Tran
763-757-4215
CL
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Side View
Side view of home and location of vertical platform lift
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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: Jake Griffiths, Associate Planner
SUBJECT: PUBLIC HEARING: Conditional Use Permit (CUP) — Veterinary Clinic — 1574 154t1i
Ave NW— Jessica Levy (Applicant)
DATE: June 25, 2019
INTRODUCTION
The applicant is seeking approval of a conditional use permit for a veterinary clinic within a retail
establishment. Veterinary clinics are permitted as a conditional use in an SC — Shopping Center zoned
district.
DISCUSSION
The attached location map shows the location of the proposed clinic within the existing shopping center
known as Hanson Commons II. A letter from the applicant is also attached describing how the clinic will
be operated, and the applicant's experience. The proposed veterinary clinic will only require changes to the
interior of the property, and no outdoor space will be used. In the past, veterinary clinics have operated at
the property without issue from November 2006 to 2016. City Council and the Planning and Zoning
Commission may place reasonable conditions to mitigate adverse impacts that can be identified, if any.
Days and Hours of Operation
The applicant has indicated that the clinic will be open during weekdays from 10:00am to 5:00pm, however
there may be slight variations in these hours depending on appointments and availability.
Traffic
Due to the appointment -based nature of the business, 150 Ave NW will only receive a relatively minimal
increase in traffic and will not adversely affect the surrounding roadways.
Parking
City Code 12-13-8 establishes the minimum number of off-street parking stalls for various types of uses.
The table included below details the minimum parking requirements for Shopping Centers under 400,000
square feet (s.£). There are 140 existing stalls at the site, and only 96 are required for the entirety of the
shopping center. Therefore, the proposed use will not have an adverse impact on parking at the site.
Shopping Centers 400,000 s.f. or less require 4 stalls per 1,000 s.f. of gross floor area
Hanson
Commons II
Building s.f.
Parking Requirement
Existing Parkin
23,984
96 stalls
140 stalls
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.
Veterinary clinics are permitted as a conditional use in a SC— Shopping Center zoned
district. Staff believes the CUP request for a veterinary clinic will not affect the health,
safety, moral and general welfare of the occupants of surrounding lands. In the past the
site operated as a veterinary clinic and staff is not aware of any complaints from
previous clinics. This particular clinic will not have any boarding of animals.
b. Existing and anticipated traffic conditions, including parking facilities on adjacent streets
and land.
The site currently has 140 parking stalls available. City Code would require 96 stalls. It
is not expected that this use would generate large amounts of traffic and that the
anticipated minimal increase in trait will not adversely affect the surrounding
roadways. Veterinary clinics have operated on this property as a conditional use in the
past.
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 veterinary clinic will impact property values in the area or alter
the scenic views in the surrounding areas. This site has been a veterinary clinic in the
past. The applicant has indicated that there will be no use of outdoor facilities in the
conduction of business, no boarding of animals, no surgery, and that no changes will be
made to the exterior of the structure.
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
• Photos of Site
• Applicant's Letter
• Proposed Floor Plan
Re ctfully submitted,
Jake Griffiths
Associate Planner
CC: Jessica Levy, 1444 147`x' Ave NE, Ham Lake, MN 55304
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. R
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A VETERINARY
CLINIC WITHIN THE HANSON COMMONS II SHOPPING CENTER LOCATED AT 1574
154TH AVENUE NW LEGALLY DESCRIBED AS LOT 1, BLOCK 1, CHESTERTON
COMMONS FOURTH ADDITION, ANOKA COUNTY, MINNESOTA.
WHEREAS, the applicant has requested approval of a conditional use permit for a veterinary
clinic on the subject property, and;
WHEREAS, the Planning and Zoning Commission held a public hearing pursuant to City Code
12-14-8, 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 the Conditional Use Permit request.
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 veterinary clinic located within the existing building at 1574 154`h
Ave NW, subject to the following conditions:
1. Applicant shall provide adequate facilities to handle and dispose of waste onsite.
2. Holistic Veterinary Care shall be limited to "domestic animals".
3. No "domestic animals" shall be kept overnight.
4. All "domestic animals" shall be treated indoors.
Adopted by the City Council of the City of Andover on this 2"d day of July 2019.
CITY OF ANDOVER
ATTEST:
Michelle Hartner, City Clerk
Julie Trude, Mayor
AN,TjOVER
Site Location
Date Created: June 06, 2019
Disclaimer: The provider makes no representation or warranties with respect to the reuse of this data.
Photo of Site
Holistic Veterinary Care
Dr. Jessica Levy
Summary Request. I am requesting a Conditional Use Permit to provide Holistic Veterinary Care at
1574 154th Ave NE, Andover, MN 55304.
My goal is to offer drug-free treatments that work while improving the health of my patients.
The benefits of a natural approach:
Longer, happier, healthier life for our pets
Avoid the endless cycle of drugs and treatments that mask symptoms and make our pets
sicker
Treating each patient as an individual leads to better outcomes
Save money by keeping your pet healthy using simple, natural, easy methods
The possibility of cure
What kinds of conditions can be treated with holistic medicine?
A very common question that I get is, "My pet has been diagnosed with X, have you ever treated
that?"
The fun part about being a veterinarian is that I still see new things every week in my practice. So
even if I haven't seen exactly the issue your pet has, it is likely that 1 have addressed something
similar. The most common conditions that I treat are allergies of all kinds, inflammatory bowel
disease, endocrine disorders, vaccine damage in all its forms, and cancer.
I see new puppies and kittens with no apparent health problems, and treat elderly animals with
serious and sometimes terminal diagnoses, and everything in between. I always treat with the
possibility of cure in mind. There have been cases of spontaneous remission from all kinds of
horrible conditions, so we know the body is capable of amazing feats of healing. At the same time,
we know our pets will not live forever. If they are curable, I am happy to contribute. If they are
incurable, I am happy to support living beings right up till the end. Even older animals can enjoy an
improved quality of life from a dietary upgrade and homeopathic remedies.
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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: Jake Griffiths,Associate Planner 36
SUBJECT: Supplemental Agenda Items for June 25, 2019 Nanning and Zoning
Commission Meeting
DATE: June 25, 2019
The Planning and Zoning Commission is requested to receive the following supplemental
information.
Discussion Items
The attached resolution is to replace the resolution provided within the Planning and Zoning Commission
Packet.
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. R
A RESOLUTION AMENDING A CONDITIONAL USE PERMIT FOR A VETERINARY
CLINIC WITHIN THE HANSON COMMONS II SHOPPING CENTER LOCATED AT 1574
154TH AVENUE NW LEGALLY DESCRIBED AS LOT 1, BLOCK 1, CHESTERTON
COMMONS FOURTH ADDITION, ANOKA COUNTY, MINNESOTA.
WHEREAS, Conditional Use Permit RES.NO. R125-06 was granted on the 17th day of October,
2006 to allow for a Veterinary Clinic, and;
WHEREAS, the original applicant vacated the property in 2016, and;
WHEREAS, veterinary services have not been performed on the property since 2016, and;
WHEREAS, the applicant has requested approval of a conditional use permit for a veterinary
clinic on the subject property, and;
WHEREAS,the applicant is proposing a holistic veterinary clinic, and;
WHEREAS, interior structural alterations are being made for the proposed veterinary clinic, and;
WHEREAS,the change in tenancy, change in veterinary services to be provided, and interior
structural alterations necessitates a change in the original conditions, and;
WHEREAS,the Planning and Zoning Commission held a public hearing pursuant to City Code
12-14-8, 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 the Conditional Use Permit request.
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 veterinary clinic located within the existing building at 1574 154th
Ave NW, subject to the following conditions:
1. Applicant shall provide adequate facilities to handle and dispose of waste onsite.
2. Holistic Veterinary Care shall be limited to "domestic animals".
3. No "domestic animals" shall be kept overnight.
4. All "domestic animals" shall be treated indoors.
5. If the conditional use granted herein ceases operation for a period of one (1) year,
calculated as beginning on the day following the last day in which the use was in
normal operation,the conditional use permit may be revoked by resolution of the City
Council.
Adopted by the City Council of the City of Andover on this 2nd day of July 2019.
CITY OF ANDOVER
ATTEST: Julie Trude, Mayor
Michelle Hartner, City Clerk