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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
October 8th, 2019
Andover City Hall
Council Chambers
7.00 p.m.
1. Call to Order
2. Pledge of Allegiance
3. Approval of Minutes — September 10, 2019 Regular Meeting
4. Public Hearing: Conditional Use Permit (CUP) — Interim Performance Standards
& Exterior Storage — 3098 162❑d Lane NW — Tom Rossmeisl (Applicant)
5. Other Business
6. Adjournment
C I T Y O F
ND OVE
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
FROM: Joe Janish, Community Development Director
SUBJECT: Approval of Minutes — September 10, 2019 Regular Meeting Minutes
DATE: October 8, 2019
RE UEST
The Planning and Zoning Commission is requested to approve the September 10, 2019 regular
meeting minutes.
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PLANNING AND ZONING COMMISSION MEETING — SEPTEMBER 10, 2019
The Regular Bi -Monthly Meeting of the Andover Planning and Zoning Commission was
called to order by Vice Chairperson Dean Daninger on September 10, 2019, 7:00 p.m., at
the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
Commissioners present: Dean Daninger, Karen Godfrey, Scott Hudson, Nick
Loehlein, and Mary VanderLaan.
Commissioners absent: Chairperson Bert Koehler IV and Jeff Sims
Also present: Community Development Director Joe Janish
Associate Planner Jake Griffiths
Others
PLEDGE OFALLEGL4NCE
APPROVAL OF MINUTES
August 13, 2019 Regular Meeting: Correct as written.
Motion by VanderLaan, seconded by Godfrey, to approve the minutes as presented.
Motion carried on a 5 -ayes, 0 -nays, 2 -absent (Koehler, Sims) vote.
PUBLIC HEARING: Lot Split Request — 124 170th Avenue NW - Brian & Corrine
Smith
35 Associate Planner Griffiths, referencing a Site Location map and Certificate of Survey,
36 pointed out the 124 1701h Avenue NW parcel and the 32.5 -acre parcel to show the
37 boundaries of the existing and proposed lots. He represented the applicants are requesting
38 to eliminate the property line between 124 1701h Avenue NW and the unassigned parcel,
39 combining them, and then creating a new 3 -acre lot. The applicants would be creating the
40 new 3 -acre lot, "Parcel A," with access off of Crosstown Blvd, and the remainder of the
41 property would be "Parcel B," including 124 170th Avenue NW. He noted an error in the
42 staff report under the "Park Dedication and Trail Fees" section, stating the park fee should
43 be $3,415 and the trail fee should be $870. The applicants have been made aware of the
44 change. The Engineering Department reviewed the lot split application and did not have
45 any comments, positive or negative. He noted the Planning and Zoning Commission, for
46 its review and recommendation, shall consider: A) The effect on land uses. The current
Regular Andover Planning and Zoning Commission Meeting
Minutes — September 10, 2019
Page 2
1 land use of the site is residential, and the proposed use of the site will be a single-family
2 home on both properties. B) The effect on traffic control. As presented, the lot split is not
3 anticipated to have any adverse effect on traffic control. C) The effect on zoning
4 regulations. The lot split is well within the terms of the R-1 zoning district in the City Code.
5 D) The effect on future development. The applicant is holding open the possibility of future
6 subdivision for the site, but at this time there are no concrete plans. E) The effect on the
7 comprehensive plan. The comprehensive plan designates this site within the rural
8 residential district; the proposed lots are within the terms of the zoning district. He stated
9 both he and the applicants, who were in the audience, were available to answer any
to questions.
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12 Commissioner Daninger reminded everyone the request is a lot split, and although there
13 may be some curiosity as to what will happen to the other lot, that is not in front of the
14 Commission.
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16 Commissioner VanderLaan requested to be shown the road frontage for the residents in the
17 existing buildings and asked how that would fit in with Lot 124. Associate Planner Griffiths
18 stated that the road frontage for the newly created "Parcel B" will be off of 170th Avenue
19 NW, which is also the current access.
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21 Commissioner VanderLaan restated that this is the access which currently exists, which
22 Associate Planner Griffiths confirmed as correct.
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24 Motion by Hudson, seconded by Loehlein, to open the public hearing at 7:06 p.m. Motion
25 carried on a 5 -ayes, 0 -nays, 2 -absent (Koehler, Sims) vote.
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27 Richard Weinreis, 174 1701h Avenue NW, asked what the size of the lot is and whether it
28 is just one lot being proposed. Associate Planner Griffiths, referencing the Certificate of
29 Survey, stated there is one new lot being created, "Parcel A," about a 3 -acre parcel with
3o access off of Crosstown Blvd. The remainder of the land, "Parcel B," will be one lot.
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32 Brian Smith, 124 170th Avenue NW, stated they are giving their daughter and son-in-law
33 3 acres. Their daughter and son-in-law want to be closer and build a house there. He said
34 they have horses and their 5 -year-old granddaughter likes them. Also, they do not think
35 they will do anything with the rest of the land in the near future. He still farms a little bit
36 and will continue to grow hay.
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38 Motion by Hudson, seconded by Loehlein, to close the public hearing at 7:10 p.m. Motion
39 carried on a 5 -ayes, 0 -nays, 2 -absent (Koehler, Sims) vote.
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41 Commissioner VanderLaan mentioned the frequency of splitting lots is addressed in the
42 ordinance and presumed there have not been any lot splits or attempts to change lot lines
43 within the last three years. Associate Planner Griffiths confirmed she was correct.
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Regular Andover Planning and Zoning Commission Meeting
Minutes — September 10, 2019
Page 3
1 Vice Chairperson Daninger clarified there are rules regarding how often lots can be split,
2 which is every three years, and if residents want to split more often, they should be
3 considering a plat. However, that is not the case with regard to this request.
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5 Motion by Hudson, seconded by VanderLaan, to recommend to the City Council approval
6 of the Split Lot Request, making note the correct costs would be $3,415 for the park
7 dedication fee and $870 for the trail fee. Motion carried on a 5 -ayes, 0 -nays, 2 -absent
8 (Koehler, Sims) vote.
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10 Associate Planner Griffiths stated that this item would be before the Council at the
1 I September 17, 2019 City Council meeting.
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13 OTHER BUSINESS
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15 Community Development Director Janish stated the Interim Use Permit - Land
16 Reclamation at 4239 1651h Avenue NW was approved by the City Council. Also, the
17 Conditional Use Permit - Interim Performance Standards at 3017 16151 Avenue NW was
18 approved but the City Council included a condition that additional screening be added to
19 the property. Finally, although the item was not in front of the Planning and Zoning
20 Commission, the City Council acted on the final plat of the first phase of the Villas at
21 Crosstown Woods, which consists of 12 single-family homes and 12 villas. The project is
22 now under construction.
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24 ADJOURNMENT
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26 Motion by Hudson, seconded by Godfrey, to adjourn the meeting at 7:14 p.m. Motion
27 carried on a 5 -ayes, 0 -nays, 2 -absent (Koehler, Sims) vote.
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29 Respectfully Submitted,
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33 Ruth Holdvogt, Recording Secretary
34 TimeSaver Off Site Secretarial, Inc.
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C I T Y O F
NDOVE
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
CC: Joe Janish, Community Development Director
FROM: Jake Griffiths, Associate Planner
SUBJECT: PUBLIC HEARING: Conditional Use Permit (CUP) — Interim Performance Standards
and Exterior Storage — 3098 162' Lane NW — Best Outdoor Services Inc./Tom
Rossmeisl
DATE: October 8, 2019
INTRODUCTION
The applicant is proposing to lease part of their property to a towing company for the parking of vehicles
towed off of city streets, parking lots, etc. A conditional use permit is required for exterior storage in non-
residential districts. Because of the change in use, the property is required to meet all commercial site
plan requirements. Therefore, the applicant is requesting interim performance standards for surfacing,
screening, curbing, etc. which requires approval of a conditional use permit. The applicant has attached a
letter explaining their plans for the property.
DISCUSSION
Best Outdoor Services is a landscaping company that recently acquired a property within the
Hughes/Westview industrial park area. They are proposing to lease the eastern half of their property to a
towing company for parking of vehicles towed off of city streets, parking lots, etc. The applicant has made
clear that vehicles will be in good and operable condition, no valuables will be in vehicles, and no salvage
or repairs will take place. The applicant has also stated that vehicles will only be on the property for a
maximum of 45 days and plans on installing security measures around the property. This is considered to
be exterior storage, therefore per City Code 12-13-3 a conditional use permit is required.
City Code 12-13-22; A. Interim Performance Standards are intended to establish an alternative level
of site improvements for properties located in the rural industrial area generally referred to as the
Hughes/Westview industrial park area. The City acknowledges that the lack of municipal utilities
limits the development potential of these properties. These performance standards are intended to
allow continued use, expansion and redevelopment with a level of site improvements that is
commensurate with the development potential of the properties.
The applicant is requesting approval under interim performance standards for surfacing, screening, curbing,
etc. The applicant is proposing to construct a 6 ft. chain link fence with slats for screening of the parking
area, and to keep the site surfaced with gravel. The applicant is also proposing to install curb stops for a
customer parking area in the front of the facility, and no curb stops within the interior of the site. The
applicant will still be required to go through the commercial site plan application process with staff,
regardless of approval or denial of this request.
Days and Hours of Operation
The vehicle area will be open from 9am-4pm Monday through Friday, and Weekends from Ipm-3pm.
Customers will be able to pick their vehicles up during those times only by paying for their vehicle at the
facility.
Traffic
Traffic will come from vehicles being brought to the property, and customers picking them up. Traffic will
occur only during hours of operation listed above and will commensurate with traffic created by other
industrial uses in the area. During the summer the number of vehicles may be as little as zero, but during
the winter the number of vehicles may be considerably higher. All vehicles will be provided reasonable
access and driving lanes will be maintained.
Review Criteria
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.
The applicant is proposing exterior storage with vehicles on the property with screening
from the street and adjacent residential properties. Vehicles will remain within the
screened parking area and will be contained by fencing. Security measures will be
installed, and no damaged vehicles will be stored. No salvage of vehicles is proposed and
will not occur on the property.
b. Existing and anticipated traffic conditions, including parking facilities on adjacent streets
and land.
No impact is expected on the parking facilities of adjacent streets and lands. All parking
will take place on the property and iraff c will only be from customers and the towing
company, commensurate with adjacent 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.
The applicant is proposing screening through fencing and landscaping, additional
security measures, and curb stops for customer parking. Vehicles parked at the property
will be screened from the surrounding area. The Comprehensive Plan lists this area as a
"light industrial" land use, and the proposed use meets that designation as exterior
storage can, and tends to be associated with, industrial properties.
Review Criteria for Interim Performance Standards:
a. Existing appearance of the building and site;
The applicant is seeking to improve the site by installing additional screening through
fencing and landscaping, and installing curb stops in the front of the facility. The site will
remain surfaced with gravel at this time; however, the applicant intends to provide more
improvements in the future.
b. Compatibility of the proposed site development plan with the other industrial properties
in the area;
The applicant would not have high -back curbing or an improved surface. Some of the
properties in the Hughes Industrial Park have similar designs today.
c. Effect of the proposed use and the proposed site development plan on the adjacent
residential neighborhood, including traffic, noise, glare, buffers, and environmental
impacts;
The proposed use and site development plan include screening from the public street and
adjacent residential and industrial properties.
ARC Review
Members of the Andover Review Committee reviewed the proposal and did not provide any comments,
positive or negative, related to this request.
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
• Resolutions
• Letter from Applicant
• Related City Code Sections
• Location Map
• Property Pictures
• Proposed Site Plan
• Map of Hughes/Westview Industrial Park
Respectfully submitted,
Jake Griffiths
Associate Planner
CC: Best Outdoor Services Inc./Tom Rossmeisl, 3098 162"d Lane NW, Andover, MN 55304
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES NO.
A RESOLUTION APPROVING THE CONDITIONAL USE PERMIT REQUEST FOR
INTERIM PERFORMANCE STANDARDS EXTERIOR STORAGE LOCATED AT 3098
162nd Lane NW, PIN 16-32-24-23-0022, LEGALLY DESCRIBED AS:
THE S 354.02 FT OF N 2106.01 FT OF WI/2 OF NWl/4 SEC 16 TWP 32 RGE 24 LYG E OF
W 650 FT THEREOF EX E 135 FT THEREOF ALSO EX RDS SUBJ TO EASE OF REC
WHEREAS, the applicant has requested a conditional use permit for interim performance
standards and exterior storage at the subject property, and;
WHEREAS, the Planning and Zoning Commission held a Public Hearing pursuant to the
requirements of City Code 12-14-6, 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, subject to the following conditions:
1. All necessary permits shall be obtained by the property owner prior to the start of
construction.
2. Vehicles will be in clean and operable conditions, will not contain any valuables, and no
repair or salvage will take place on site.
3. Vehicles will be on the property for a maximum of 45 days.
4. Vehicles will have reasonable access and driving lanes shall be maintained.
5. The applicant shall provide additional screening from 162"d Lane NW and adjacent
residential properties as shown in "Exhibit F".
6. The applicant shall install parking stops for parking in areas outside of the screened
parking area.
7. The applicant shall install improvements shown within the attached "5 Year Plan".
8. The use of interim performance standards shall endure until City Sewer and water are
extended into the area. At that time, any future expansion or redevelopment of the
affected property shall be required to fully conform to the regular performance standards.
Adopted by the City Council of the City of Andover on this 15th day of October 2019
CITY OF ANDOVER
ATTEST: Julie Trude, Mayor
Michelle Hartner, Deputy City Clerk
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES NO.
A RESOLUTION DENYING THE CONDITIONAL USE PERMIT REQUEST FOR INTERIM
PERFORMANCE STANDARDS EXTERIOR STORAGE LOCATED AT 3098 162nd Lane
NW, PIN 16-32-24-23-0022, LEGALLY DESCRIBED AS:
THE S 354.02 FT OF N 2106.01 FT OF WI/2 OF NWI/4 SEC 16 TWP 32 RGE 24 LYG E OF
W 650 FT THEREOF EX E 135 FT THEREOF ALSO EX RDS SUBJ TO EASE OF REC
WHEREAS, the applicant has requested a conditional use permit for interim performance
standards and exterior storage at the subject property, and;
WHEREAS, the Planning and Zoning Commission held a Public Hearing pursuant to the
requirements of City Code 12-14-6, and;
WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined
that said request does not meet the criteria of City Code, and;
WHEREAS, the Planning and Zoning Commission finds the request would 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 denial of the
Conditional Use Permit request.
WHEREAS, the City Council of the City of Andover agrees with the Planning and Zoning
Commission, and;
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
denies the conditional use permit request; for the following reasons:
1.
2.
3.
4.
Adopted by the City Council of the City of Andover on this 15th day of October 2019
CITY OF ANDOVER
ATTEST:
Michelle Hartner, Deputy City Clerk
Julie Trude, Mayor
BEST OUTDOOR SER VICES
(612}9 1213
FOUR. SEASONS MAINTENANCE
Summary Letter & Plans 3098 162nd Lane NW
My name is Tom Rossmeisl & I am currently a home owner &
resident of Andover. I own a landscape company with my sons
named Best Outdoor Services and we purchased the commercial
property at 3098162nd Lane NW in Andover Mn to operate our
landscape business. The lot is aprox 4.4 acres with the 5,000 sq ft
building and we are looking at renting part of the open flat space
out to Schmit towing for short term parking of their towed vehicles
for the winter seasons. This would help for funding property
improvements desired to perform on the current lot & building.
We have attached our current plans as well as our 5 year plan.
• Overflow & short term parking of winter towed vehicles 30-45 days
• October through April
• Hours M -F 9-4, Sat & Sun 1-3
• No salvage, no wrecks & no junkers
• Property Improvements:
• Build 6 ft privacy fence on perimeter of entire area for vehicles (Drawings Attached)
• Install pine trees along property borders
• Clean up & level lot
• Install new autumn blaze maples along North side property
• Add green space North side property and new landscape along with irrigation
• Paint exterior building
Sincerely,
Tom Rossmeisl
Andover Mn
612-940-1213 Tomr@BestOutdoorServices.com
12-13-22 Interim Performance Standards
A. Purpose: Interim performance standards are intended to establish an
alternative level of site improvements for properties located in the rural
industrial area generally referred to as the HughsANestview industrial park
area. The City acknowledges that the lack of municipal utilities limits the
development potential of these properties. These performance standards
are intended to allow continued use, expansion and redevelopment with a
level of site improvements that is commensurate with the development
potential of the properties.
B. Applicability and Scope: This section shall apply to any expansion of use
requiring a conditional use permit or commercial site plan on all properties
generally described as the HughsNVestview industrial park area and
legally described as the southwest quarter of the northwest quarter of
Section 16, Township 32, Range 24, Anoka County, Minnesota and the
west half of the west half of the southeast quarter of the northwest quarter
of section 16, Township 32, Range 24, Anoka County, Minnesota.
C. Procedure: Applications shall be processed under the Conditional Use
Permit procedures described in City Code 12-14-6 except as follows:
1. Application: The property owner or designee shall submit a complete
application to the Community Development Department. A complete
application consists of the following:
a. A completed Conditional Use Permit form and fee as described
in City Code 1-7-3.
b. A site plan that describes all of the existing and proposed site
improvements, including the dimensions of the property, buildings,
parking, landscaping and storage areas and distances from
property lines.
c. A letter describing the existing use of the property, the proposed
use of the property and all of the proposed site improvements.
d. Other information deemed necessary by staff to review the
request.
2. Council Determination: The City Council shall approve or deny the
application based on the factors established in this section. The City
Council may attach such conditions as they determine necessary to
provide the appropriate level of site and building improvements to
accomplish the purpose of this section. The level of required
improvements shall be determined on a case-by-case basis. Applications
shall be reviewed based on the following factors:
a. Existing appearance of the building and site;
b. Compatibility of the proposed site development plan with the
other industrial properties in the area;
c. Effect of the proposed use and the proposed site development
plan on the adjacent residential neighborhood, including traffic,
noise, glare, buffers, and environmental impacts;
D. Deviations to the performance standards will be considered in the
following areas:
1. Parking and Impervious Surface Areas:
a. Screening, landscaping, visual appeal, and lighting of parking lot
areas.
b. Paving of parking areas for customers.
c. Dust control measures for unpaved parking and storage areas.
2. The amount, type, location, and screening of exterior storage requested
as a part of any Conditional Use Permit.
3. Screening of mechanical equipment and trash bins/dumpsters.
4. Other factors related to the new development proposal, as the City
Council may deem relevant.
E. Term of Approval: Interim performance standards approved under this
section shall encs re until City sewer and water are extended into the area
affected by this stiction. At that time, any future expansion or
redevelopment of the affected properties shall be required to fully conform
to the regular performance standards of City Code 12-13.
F. Other Requirements: Proposed improvements or changes in use will be
reviewed by the Building Official and Fire Chief. They will make a
determination of whether or not the building(s) on the site need to be
brought into compliance with applicable building and fire codes. Site
improvements must also be made to meet the requirements of the
National Pollutant Discharge Elimination System (NPDES). No portion of
this section shall be used to vary from these requirements. (Amended
9118/07; Ord. 353)
12-13-3: EXTERIOR STORAGE:
A. Residential Districts: All materials and equipment not stored within a
building must be fully screened (as outlined in Section 12-13-5) so as not
to be visible from adjoining properties, except for the following (Amended
Ord. 380, 4/21/09):
1. Clotheslines and recreational equipment. (Amended Ord. 314 10-4-
2005)
2. Building materials currently being used on the premises of a property
with an active building permit or landscaping materials to be incorporated
into a project on the premises of a property with an active
remodeling/beautification project not to exceed six (6) months within a
calendar year. (Amended Ord. 314 10-4-2005; Ord. 380, 4/21/09; Ord.
392, 5/18/10)
3. Agricultural equipment and materials if these are used or intended for
use on the premises. .
4. Special mobile equipment permitted only when being used in
conjunction with a temporary service including, but not limited to
emergency events or a construction, remodeling, or landscaping project
benefiting the premises or the temporary, general loading or unloading
onto the premises.
B. All Districts except Residential Districts: The City Council may require a
Conditional Use Permit for any exterior storage of the following:
1. If it is demonstrated that such storage is a hazard to the public
health, safety, general welfare, or morals, or has a depreciating
effect upon nearby property values, or impairs scenic views, or
constitutes a threat to living amenities. (Amended Ord. 8, 10-21-
1970; Ord. 380 4/21/09)
12-13-4: REFUSE IN7provisi
CTS:
A. Interpretation: All e not included as a permitted accessory
use, a permitted ud as part of a Conditional Use Permit, or
otherwise permittes of this title shall be considered as
refuse.
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Site Location
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