HomeMy WebLinkAbout12.08.201685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
Andover Planning and Zoning Commission
Meeting Agenda
December 8, 2020
Andover City Hall
7.00 p.m.
1. Call to Order
2. Pledge of Allegiance
3. Approval of Minutes —November 24, 2020 Regular Meeting
4. Public Hearin¢: Interim Use Permit — Mining & Land Reclamation — PID# 07-32-24-34-0002 —
Darren Lazan (Applicant)
5. Public Hearing: Sketch/PUD Concept Plan - PID# 30-32-24-43-0001 — Capstone Homes, Inc.
(Applicant)
6. Other Business
7. Adjournment
Please note:
Some or all members of the Andover Planning & Zoning Commission may participate in the December 8, 2020
meeting by telephone or video conference call rather than by being physically present at the Commission's
regular meeting place at the Andover City Hall, 1685 Crosstown Blvd NW, Andover, MN 55304.
Members of the public can watch the meeting live on the government access channel, web stream via QCTV.org
or physically attend at Andover City Hall. Please keep in mind that seating in the City Council Chambers is
currently veru limited as appropriate social distancing will be practiced by the Commission and visitors. The
public can also participate in the public hearing remotely through the video conference call. A link to the call
will be available on the Planning Department website the day of the meeting.
,tjkNDOVE
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 — November 24, 2020 Regular Meeting
DATE: December 8, 2020
REQUEST
The Planning and Zoning Commission is requested to approve the November 24, 2020 Regular
meeting minutes.
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PLANNING AND ZONING COMMISSION REGULAR MEETING
NOVEMBER 24, 2020
The Regular Bi -Monthly Meeting of the Andover Planning and Zoning Commission was
called to order by Vice -Chairperson Karen Godfrey on November 24, 2020, 7:00 p.m., at
the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
Commissioners present: Karen Godfrey, Scott Hudson, Nick Loehlein (remote),
Mami Elias (remote), and Wes Volkenant
Commissioners absent: Chairperson Bert Koehler IV and Mary VanderLaan
Also present: Community Development Director Joe Janish
City Planner Peter Hellegers
Associate Planner Jake Griffiths
Others
PLEDGE OFALLEGL4NCE
Associate Planner Griffiths explained the meeting process and mask mandate pertaining
to public meetings.
OATH OF OFFICE
Vice -Chairperson Godfrey explained Commissioner Perra resigned her position and the
Council has appointed alternate, Wes Volkenant, to the Planning and Zoning
Commission.
Vice -Chairperson Godfrey administered the Oath of Office to Wes Volkenant.
APPROVAL OFMINUTES
November 10, 2020 Regular Meeting
Motion by Hudson, seconded by Volkenant, to approve the November 10, 2020 Regular
Meeting Minutes as presented. Motion was taken by roll call:
Volkenant - present
Godfrey - aye
Hudson - aye
Loehlein - aye
Regular Andover Planning and Zoning Commission Meeting
Minutes — November 24, 2020
Page 2
1 Elias — aye
2 VanderLaan - absent
3 Koehler — absent
4 Motion carries 4 ayes, 1 present (Volkenant) 2 absent (Koehler and VanderLaan)
5
6 PUBLIC HEARING: SKETCH PLAN/PUD CONCEPT PLAN - FIELDS OF
7 WINSLOW COVE - PID'S: 23-32-24-41-0001, 23-32-24-42-0003, 23-32-24-43-0005,
8 23-32-24-44-0001, 24-32-24-31-0001, 24-32-24-32-0001, 24-32-24-33-0001, 24-32-24-
9 34-0001, 24-32-24-43-0001 - U.S. HOME CORPORATION DBA LENNAR, LLC
10 (APPLICANT)
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12 City Planner Hellegers stated the Commission is asked to review the sketch plan, provide
13 comments to the applicant, and conduct a public hearing. Mr. Hellegers reviewed the
14 definition and purpose of a PUD and sketch plan. Mr. Hellegers identified the location of
15 the development and stated it encompasses 240 acres. He indicated all but 2 acres are
16 within MUSA boundaries. Mr. Hellegers gave background information on the
17 Comprehensive Plan, density requirements, and how it relates to the current development
18 proposal. He explained the proposed development is guided within the Urban Residential
19 Low and Urban Residential Medium density range in the draft 2018 Comprehensive Plan
20 update. Mr. Hellegers presented the sketch plan and stated there are many wetland acres
21 on the property limiting areas that can be developed. He stated three different types of
22 homes are proposed. Mr. Hellegers addressed the access points into the development. He
23 reviewed the application with the Commission as presented in the staff report, addressing
24 housing styles, screening and buffering, tree preservation, and wetlands. Mr. Hellegers
25 explained the PUD Review Criteria. Mr. Hellegers stated the purpose of the meeting is to
26 gather feedback to the developer prior to submitting a preliminary plat.
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28 Commissioner Volkenant thanked Mr. Hellegers for providing an orientation for him and
29 answering his questions. He stated he is concerned how the 2 -acre property outside the
30 MUSA affects neighboring properties. He indicated there is some children's play
31 equipment in the way and asked how the City would address that. Commissioner
32 Volkenant asked staff to address residents' concern about loss of trees and buffering to
33 neighboring properties. Mr. Hellegers responded there are some structures in the right -of -
34 way that was established in the 1970s and the structures would need to be removed. Mr.
35 Hellegers stated the area Commissioner Volkenant referred to needs a buffer between the
36 neighboring properties as the existing neighborhood is outside of the Metropolitan Urban
37 Service Area (MUSA) boundary.
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39 Josh Metzer, with Lennar Homes, came forward remotely and addressed the Commission.
40 Mr. Metzer identified the extensive trail system and open space through the development.
41 He explained the ditches will be repurposed from a straight line to a meandering stream to
42 give a more natural aesthetic. Mr. Metzer stated they are in conversations with the City and
43 BNSF railroad regarding a railroad underpass in the northwest corner which could provide
44 connections to the east and to the Community Center. Mr. Metzer explained they are
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Regular Andover Planning and Zoning Commission Meeting
Minutes — November 24, 2020
Page 3
preserving most of the wetlands with a few exceptions. Mr. Metzer stated the variety of
housing products they are providing sell well.
Mr. Metzer presented a draft tree preservation plan showing areas of trees that could be cut
and areas that could be preserved. He stated the area is rather flat which should reduce the
amount of grading they need to do to accommodate stormwater. Mr. Metzer addressed the
buffering concerns that Commissioner Volkenant referred to and stated they will preserve
as many trees as possible and potentially plant additional trees to provide a buffer.
Mr. Metzer stated there was a concern from the neighbors on the southeast regarding the
tall pines. He stated they are proposing to preserve 50% of the trees in that area, mostly
along the property line. Mr. Metzer explained the timeline and stated they will be doing an
environmental study, looking at endangered species, and a transportation study. He stated
Phase 1 would be in 2021 and Phase 2 may begin in 2022.
Commissioner Volkenant stated some people are under the impression that 30,000 trees
will be taken down. He asked Mr. Metzer to confirm they will save around half of the
trees. Mr. Metzer replied the tree study is not complete yet, however, the goal is to preserve
half of them. Commissioner Volkenant asked Mr. Metzer what his preliminary plan was
for the farmland along the railroad tracks which has no buffer. Mr. Metzer stated there is
wetland along the railroad tracks and they are planning on using landscaping as a buffer
and high-quality windows to reduce the noise. He explained they are proposing landscaping
along Prairie Road and adding fencing if landscaping isn't sufficient.
Commissioner Volkenant stated he has concerns about the entrance and exits off of Prairie
Road and the three intersections that are being created. He stated there may be a great deal
of difficulty making left hand turns out of the neighborhood onto Prairie Road.
Commissioner Volkenant also stated he has a concern about the connection to Palm Street
on the south end. He said the neighborhood to the south is older with larger lots.
Commissioner Volkenant stated Palm Street is not designed for that kind of traffic.
Commissioner Volkenant stated he hopes the traffic study considers the impact to Palm
Street and the existing neighborhood.
Mr. Metzer stated he would defer to staff on the ability of Palm Street to handle the traffic
load and believes that Palm Street was always meant to be connected. Mr. Metzer stated
they added a connection in the development to reduce the traffic driven towards Palm Street
and allow easier access to Prairie Road.
Commissioner Hudson asked Mr. Metzer how the grading plan looks. He asked Mr.
Metzer to address the 4 additions. Commissioner Hudson asked if there would be HOAs
throughout the development or just in the villas. Commissioner Hudson asked Mr. Metzer
to provide price points for the various housing products.
Mr. Metzer replied the grading would start on the west side because that is where sewer
and water are coming from. He stated the two phases of grading and the four platting
Regular Andover Planning and Zoning Commission Meeting
Minutes — November 24, 2020
Page 4
1 phases are estimates. Mr. Metzer said the grading may finish in one to two years, depending
2 on the site, weather, and sales. Mr. Metzer stated the villas would have an HOA and if the
3 other properties had architectural standards and pond maintenance, there would need to be
4 an HOA. Mr. Metzer said price points for the villas would begin in the upper $300,000
5 and the single-family homes would start at lower $400,000 and up.
7 Vice -Chairperson Godfrey explained the public hearing process and sanitization
8 procedure.
10 Motion by Hudson, seconded by Volkenant to open the public hearing at 7:48 p.m.
11 Motion was taken by roll call:
12 Volkenant - aye
13 Godfrey - aye
14 Hudson - aye
15 Loehlein - aye
16 Elias - aye
17 VanderLaan - absent
18 Koehler — absent
19 Motion carries 5 ayes, 2 absent (Koehler and VanderLaan)
20
21 Ross Tracy, 15300 Prairie Road, addressed the Commission stating he is speaking on
22 behalf of his grandmother. Mr. Tracy stated his concerns are safety and quiet
23 neighborhoods. He said lot sizes continue to shrink and he doesn't think it aligns with what
24 people in Andover want. He said the addition of this many houses without a park creates
25 an unsafe situation for people using Prairie Knoll Park. He said there is hunting that occurs
26 on his grandmother's property and asked if they would be changing hunting regulations in
27 since homes will be bordering their property. Mr. Tracy stated there should be
28 consideration for buffering along the north property line.
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30 James Tracy, 250 Rice Creek Terrace, Fridley, came forward and said he is related to the
31 family who owns the land which has the ghost plat. He asked for a definition of a ghost
32 plat. Mr. Tracy referred to an email sent by Mary Sullivan asking eight specific questions
33 about the development and requested that they be answered. He asked why the trees on
34 the north property line were to be removed while the trees on the south are being preserved.
35 Mr. Tracy asked where the sewer connection would be and why there is concern about a
36 walking trail. Mr. Tracy stated he is concerned about changing the drainage ditches and
37 what that would do to drainage in the area. He said the house near the railroad tracks shakes
38 when trains go by and wants to know how the developer is addressing soil conditions. Mr.
39 Tracy said Prairie Road is a highly used road during the sports season and the plan does
40 not allow for expansion on Prairie. He said he is concerned about fatalities without road
41 improvements. Mr. Tracy asked the Commission to address the people who came out to
42 have space and with the addition of this development, they are impeding on neighbors to
43 the north.
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Regular Andover Planning and Zoning Commission Meeting
Minutes —November 24, 2020
Page 5
1 Terra and Shawn Smith, 14861 Prairie Road, came forward stating they own the house on
2 the southern border on the east side. Mr. Smith said his main concern is the tree
3 preservation along Prairie Road. Ms. Smith asked the Commission to take a look at the
4 coniferous forest and stated there are many trees that will come down. Mr. Smith stated
5 he is really sad to see the trees go. Mr. Smith said people walk, run, and bike along Prairie
6 Road and asked if there would be a trail connecting to Prairie Knoll Park. Ms. Smith stated
7 she is concerned about safety along Prairie Road between cars and pedestrians.
8
9 Amber Kerrigan, 14856 Evergreen Street NW, came forward on Zoom and said her
to children attend daycare down the street and she is concerned about the road going by the
11 daycare. She said she moved to the neighborhood because it was established with larger
12 lots and minimal traffic. She said she is concerned about the increase in traffic and safety
13 for the kids.
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15 Kristi Wekel, 15080 Evergreen Street NW, came forward on Zoom and stated her concern
16 is the connection from the existing neighborhood to the new development. She stated that
17 the connection to 150'h is going to increase traffic trying to access University. She said the
18 neighborhood streets were not built to accommodate 80 additional homes. Ms. Wekel
19 informed the Commission that her neighborhood does not have sidewalks or streetlights.
20 Ms. Wekel stated there is a section of land that borders the southeast corner that is heavily
21 hunted and will be close to homes in the development. She said she has a concern about
22 crossing Prairie Road to get to Prairie Knoll Park and it makes sense to have a safe
23 connection or a park on the east side. Ms. Wekel asked how close the City is in achieving
24 the density required by the Met Council in the Comprehensive Plan.
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26 Andrea Raedel, 1114 168th Avenue, came forward on Zoom and said she takes Prairie Road
27 to work. She stated it is already a busy road and she is concerned about additional traffic.
28 Ms. Raedel asked about crossing lights and bike paths. She asked if there was room in the
29 schools to house all the developments going in and asked why the City wasn't finishing
30 current developments before starting new ones. Ms. Wekel said the school borders keep
31 changing and kids are shifted to other schools because of the growth. She said Andover is
32 losing its charm and small suburb feel. Ms. Wenkel stated she is worried that every
33 beautiful area in Andover is going to be built with houses.
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35 Steve Macglover, 14909 University Avenue, came forward and said his family owns a
36 property on the north side of the two -acre bump out. He said there is a street stub proposed
37 and feels there should be a cul-de-sac instead. Mr. Macglover stated nothing should be put
38 on their property. He stated there are 80 acres of hunting land. Mr. Macglover explained
39 his family has been in the area for generations. He stated he knows he can't stop progress,
40 but this plan makes him sick to his stomach. Mr. Macglover said there are too many houses
41 and too much traffic. He said there is a barbed wire fence along their property, and it will
42 stay. Mr. Macglover said there have been people trespassing on his property from other
43 developments and he would like a fence installed instead of a barricade that says, "Future
44 Development."
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Regular Andover Planning and Zoning Commission Meeting
Minutes —November 24, 2020
Page 6
1 Motion by Hudson, seconded by Volkenant, to close the public hearing at 8:17 p.m.
2 Motion was taken by roll call:
3 Volkenant - aye
4 Godfrey - aye
5 Hudson - aye
6 Loehlein - aye
7 Elias - aye
8 VanderLaan - absent
9 Koehler — absent
to Motion carries 5 ayes, 2 absent (Koehler and VanderLaan)
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12 Vice -Chairperson Godfrey asked staff and the developer to address the questions and
13 concerns brought forward by the public.
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15 Mr. Hellegers explained a ghost plat is something the City requires of a developer when
16 submitting a plan to show how development can continue. He stated it does not lock
17 anything in but shows where right-of-way could go and shows an ability to connect should
18 the properties develop. He stated the utilities go to the property line and the developer
19 places cul-de-sacs or street stubs until the neighboring properties develop.
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21 Commissioner Volkenant asked if the neighbors to the north of the development have cause
22 for concern that the street stubs are going to create access to their property. He stated he
23 is concerned people may take their riding devices onto private property. Mr. Hellegers
24 stated it would be trespassing. He said the City will put up a sign stating it is a temporary
25 cul-de-sac. Mr. Hellegers said it gives the Tracy property more flexibility if they develop
26 in the future. Mr. Hellegers stated the Macglover property may not need a temporary cul -
27 de -sac. Mr. Volkenant stated the neighbors have legitimate concerns and no one knows
28 when or if the neighboring properties will develop.
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30 Mr. Hellegers addressed the trail concern and said the Parks and Recreation Commission
31 will review the trail system. He stated this is a concept plan and more detail will come as
32 the plan progresses.
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34 Mr. Hellegers addressed the connection to 1501h stating the developer is required to have
35 two access points into the development. He said there is not another opportunity on the
36 east side for access and 1501h provides the second access point as well as access for
37 emergency vehicles.
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39 Mr. Hellegers addressed the comment about the Met Council's density requirement. He
40 stated the City is at the beginning of the process and the plan covers a 20 -year span. Mr.
41 Hellegers said the City reviews each development to ensure it is within the guidelines. He
42 said if one development is short on density, it pushes it to other areas of the City.
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44 Mr. Hellegers addressed the question about traffic on Prairie Road stating the
45 environmental worksheet includes a traffic study to determine the impact on Prairie.
Regular Andover Planning and Zoning Commission Meeting
Minutes — November 24, 2020
Page 7
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2 Mr. Hellegers said the Comprehensive Plan has been provided to the School District and it
3 included this area as being developed. He said the School District knows of the increase
4 in population.
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6 Commissioner Hudson asked Mr. Hellegers to address the lack of buffering on the north
7 side of the property. Mr. Hellegers stated City Code requires buffering for properties
8 outside of the MUSA. He said the properties to the north are within the MUSA boundary
9 so buffering is not explicitly required.
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11 Commissioner Volkenant asked how the property owners to the north can create a buffer.
12 Mr. Hellegers stated City Code requires 110 feet of buildable space and the builder may
13 need to grade the lots to the property line. He stated trees can be replanted and additional
14 landscaping put in. Mr. Hellegers said the public hearing process provides feedback to the
15 developer that buffering on the northern edge is important to the neighboring property
16 owners.
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18 Commissioner Volkenant stated the trees to the southeast of Prairie Road are proposed to
19 be removed and replaced with a temporary cul-de-sac. He asked if the plan could be
20 adjusted to save some of the trees and potentially place a park in that location. Mr.
21 Hellegers responded the Park Commission reviewed the plan and decided on park
22 dedication fees in lieu of land. He reiterated tonight's process provides feedback to the
23 developer that preserving trees in that location is important to the community.
24
25 Commissioner Volkenant asked if an underpass below Prairie Road is feasible. Vice -
26 Chairperson Godfrey asked Mr. Hellegers to explain what the traffic and environmental
27 studies entail. Mr. Hellegers stated the City is looking at an underpass by the railroad
28 tracks and stated the City and developers are investigating its feasibility. Mr. Hellegers
29 stated the City has not looked at an underpass on Prairie Road. He stated the City Engineer
30 would look at the best and safest way to cross Prairie Road. Mr. Hellegers explained the
31 environmental worksheet determines if the developer needs to do an environmental impact
32 statement. He stated the traffic study looks at the impact on Prairie Road, intersections,
33 and neighborhood streets. Vice -Chairperson Godfrey stated there are many items that will
34 be studied and reviewed before the development gets to the next stage. Mr. Hellegers stated
35 this information would be required before the Preliminary Plat.
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37 Community Development Director Janish stated there were discussions about an underpass
38 on Prairie Road however the elevation does not exist and would require Prairie to be raised.
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40 He stated pedestrians would have access to a four-way intersection to cross safely.
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42 Commissioner Volkenant stated it is unclear there are any stoppage points on Prairie Road.
43 Mr. Janish replied traffic control has not been addressed yet, however, the EAW will
44 research traffic volumes and determine if and where there should be a controlled
Regular Andover Planning and Zoning Commission Meeting
Minutes — November 24, 2020
Page 8
1 intersection. Mr. Janish stated the sketch plan is a higher-level process where the City and
2 developer are looking for feedback to determine if they want to go through the next steps.
3
4 Commissioner Elias stated she lives on the west side of the tracks and when a new
5 development came in causing the removal of trees, her house shakes. She asked what kind
6 of impact there will be on the stability of the houses. She stated she is concerned about
7 safety with homes close to the tracks. Commissioner Elias stated she likes the trails but
8 asked who maintains them. She said she would like to see a park on the east side of Prairie
9 Road.
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1 1 Associate Planner Griffiths addressed hunting concerns and stated properties 10 acres and
12 larger are allowed to have hunting using a slug shotgun for deer. He said properties with
13 2.5 acres and up are allowed to bow hunt. Mr. Griffiths said as land is developed, it is
14 removed from the hunting zone, but development does not automatically remove adjacent
15 properties from the hunting zone. Mr. Griffiths explained that most properties outside of
16 the site boundary will maintain their existing hunting rights until they choose to develop.
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18 Mr. Griffiths addressed the question about finishing existing developments before starting
19 new ones. He stated the City does not determine when these projects start. He said it is
20 determined by the private property owner when they are ready to sell and develop.
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22 Vice -Chairperson Godfrey asked Mr. Griffiths to address the water and sewer connections.
23 Mr. Griffiths stated the water and sewer stubs were brought under the railroad tracks when
24 the property to the east developed. Mr. Griffiths said the utilities will move from east to
25 west.
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27 Vice -Chairperson Godfrey asked Mr. Metzer if he has heard enough comments to move
28 forward with studies and the project. She asked Mr. Metzer if he wanted to clarify
29 anything.
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31 Mr. Metzer replied that he has enough feedback to make some revisions and schedule time
32 with City staff to bring forth a preliminary plat that is approvable. Mr. Metzer stated that
33 when streets and utilities are stubbed to the undeveloped land it becomes much more
34 valuable and may be developed sooner than later. He stated it is not standard practice to
35 buffer between property that is zoned similar. Mr. Metzer said they can look at preserving
36 trees on the northern line however they want to push the road connecting to Prairie Road
37 as far north as possible to avoid disturbing the wetland and causing environmental impacts.
38 He said trees can be planted after the homes are built and the northern property owners
39 have the option to plant trees on their southern border.
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41 Mr. Metzer stated the development is limited on upland and 50% of the property is wetland.
42 He stated there are more trees on the southeast area of the development and they looked at
43 preserving trees to establish premium lots.
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Regular Andover Planning and Zoning Commission Meeting
Minutes —November 24, 2020
Page 9
1 Mr. Metzer addressed the concern about homes close to the railroad tracks. He said soil
2 correction is key to making homes stable. He stated they have taken over 30 soil samples
3 and will compact and engineer the soils to ensure the stability of the home. Mr. Metzer
4 stated they will explore a landscape buffer between the homes and the tracks.
6 Mr. Metzer thanked the Commission and the public for their comments. He stated they
7 will take the feedback and incorporate it into their design to return with a preliminary plat
8 that is approvable.
10 Mr. Griffiths stated all comments received by letter or email were submitted to the Planning
11 Commission and the developer. Mr. Griffiths addressed the unanswered questions
12 submitted by Mary Sullivan. Mr. Griffiths said the density of the development is 2.9 net
13 units per acre. Mr. Griffiths stated Ms. Sullivan, or any resident, can email City staff if any
14 of their questions were unanswered.
15
16 Vice -Chairperson Godfrey stated the purpose of the public hearing was to elicit comments
17 and concerns on the sketch plan. She stated as the developer will work through the next
18 steps and will return with a preliminary plat where the Commission and public can provide
19 additional comments. Vice -Chairperson Godfrey stated City staff will compile the
20 feedback and will present it to the City Council on Tuesday, December 1. She thanked the
21 public for their comments and concerns.
22
23 OTHER BUSINESS
24
25 Mr. Griffiths updated the Commission on the plan the Commission reviewed at their last
26 meeting.
27
28 Mr. Griffiths stated the Commission will meet on December 8. Mr. Janish stated there will
29 be two items, an IUP and a potential sketch for a PUD.
30
31 No other business.
32
33 ADJOURNMENT
34
35 Motion by Hudson, seconded by Volkenant, to adjourn the meeting at 8:58 p.m. Motion
36 was taken by roll call:
37 Volkenant - aye
38 Godfrey - aye
39 Hudson - aye
40 Loehlein - aye
41 Elias - aye
42 VanderLaan - absent
43 Koehler — absent
44 Motion carries 5 ayes, 2 absent (Koehler and VanderLaan)
45
Regular Andover Planning and Zoning Commission Meeting
Minutes —November 24, 2020
Page 10
1 Respectfully Submitted,
3 Shari Kunza, Recording Secretary
4 TimeSaver Off Site Secretarial, Inc.
F^
'!--J,NDOVE
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning & Zoning Commission
CC: Joe Janish, Community Development Director
FROM: Jake Griffiths, Associate Planner
SUBJECT: Public Hearing: Interim Use Permit — Mining & Land Reclamation — PID# 07-32-24-34-
0002 — Darren Lazan (Applicant)
DATE: December 8, 2020
On September 24, 2020, a preliminary plat and grading plan were approved for the Meadows at Petersen
Farms rural residential development. As part of the grading of the site, the applicant is requesting an
Interim Use Permit (IUP) for the creation of a 100,000 cubic yard stockpile of fill that would be located
outside of the plat boundary which would be utilized during future phases of development.
DISCUSSION
Since the applicant is proposing land reclamation utilizing in excess of 400 cubic yards, an IUP is
required pursuant to City Code 12-16-1 and 12-16-2. A copy of the draft grading plan for the proposed
stockpile is attached for your review, as well as staff comments for Review #I of the draft grading plan.
The applicant will be required to respond to and address each of the comments prior to beginning work on
the stockpile.
Staff is proposing an expiration date of December 15, 2025 (5 -years from approval) which is the longest
amount of time an IUP can be granted for under City Code 12-14-12-E. If at that time the applicant would
like the stockpile to remain on the property, they would need to apply for a new IUP and obtain City
Council approval. Staff is also proposing 20% flexibility on the amount of fill that can be contained in the
stockpile in case adjustments to the grading plan are required during construction. These adjustments
would need to be approved by the City Engineer.
Type of Fill Permitted
The stockpile will be comprised of excess soils and fill from the grading of the Meadows of Petersen
Farms residential development. No additional fill from off-site will be permitted in the stockpile.
Haul Route
No haul route is required as while the stockpile is under construction all material will be transported
within the site. As the development is completed, it is expected that use of the local roadways through the
development will occur in order to access and remove material from the stockpile. The applicant will be
required to remove any material that accumulates during ancillary use of the local roadways.
Erosion Control
Silt fencing will be required around the land reclamation area until vegetation has occurred to control any
erosion. The applicant will be required to ensure proper vegetation across the stockpile within 7 days of
inactivity.
Coordination with other Agencies
The applicant is responsible to obtain all appropriate and necessary permits (such as but not limited to the
Lower Rum River Watershed Management Organization, etc.) The applicant has already been working
with the City Engineering Department on this item.
Interim Use Permit Standards
The Planning and Zoning Commission shall recommend an interim use permit and the Council shall issue
such interim use permit only if it finds that such use at the proposed location:
Will not create an excess burden on parks, streets, and other public facilities;
The excavation and land reclamation will not create an excess burden on parks or other public facilities.
Since all fill is comingfrom within the site no use of the surrounding roadways is required. There are no
parks or other public facilities in the vicinity that could be impacted.
Will not be injurious to the surrounding neighborhood or otherwise harm the public health, safety, and
general welfare;
The applicant shall establish vegetation and ensure proper erosion control to the satisfaction of the City
Engineer. The applicant is required to observe all noise and similar type regulations during operation.
Will not have a negative effect on the values of property and scenic views;
The stockpile will be temporary and will be utilized in order to facilitate future development of the site
more easily. It is not anticipated that the stockpile will have a negative effect on the values ofproperty or
scenic views.
Will not impose additional unreasonable costs on the public;
The applicant is required to obtain all necessary permits. Any material that falls outside of the property
line or right-of-way is the responsibility of the applicant to remove. If the stockpile remains past the
expiration date of the IUP, the applicant will need to seek a new IUP or remove the stockpile from the
property at their cost.
Will be subjected to, by agreement with the owner, any conditions that the City Council has deemed
appropriate for the permission of the use, including a condition that the owner may be required to provide
appropriate financial surety to cover the cost of removing the interim use and any interim structures upon
the expiration of the interim use period.
ACTION REQUESTED
The Planning and Zoning Commission is asked to hold a public hearing and make a recommendation to
the City Council regarding the interim use permit request.
Res ectfully submitted, —
ake Griffiths
Associate Planner
Attachments:
Draft Resolution of Approval
Draft Resolution of Denial
Site Location Map
Applicant Letter
Proposed Grading Plan (Currently Under Review)
Review # 1 Staff Comments
CC: Darren Lazan, 105 South Fifth Avenue, Suite 513, Minneapolis, MN 55401
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. R
A RESOLUTION GRANTING AN INTERIM USE PERMIT FOR MINING AND LAND
RECLAMATION AT PID# 07-32-24-34-0002, LEGALLY DESCRIBED AS:
THAT PRT OF SEI/4 OF SWI/4 OF SEC 7 TWP 32 RGE 24 DESC AS FOL: BEG AT NE
COR OF SD 1/4 1/4, TH S 89 DEG 52 MIN 15 SEC W, ASSD BRG, ALG N LINE THEREOF
975.88 FT, TH S 04 DEG 29 MIN 59 SEC W 231.03 FT, TH S 85 DEG 30 MIN O1 SEC E 240
FT, TH S 04 DEG 29 MIN 59 SEC W 778.17 FT, TH S 89 DEG 46 MIN 20 SEC W 113.41 FT,
TH S 00 DEG 13 MIN 40 SEC E 225.28 FT TO NLY R/W LINE OF ANOKA CO HWY R/W
PLAT NO 4, TH N 89 DEG 46 MIN 20 SEC E ALG SD NLY R/W LINE 71.24 FT, TH ELY
ALG SD NLY R/W LINE & ALSO ALG TAN CUR CONC TO S RAD OF 1152.20 FT & CEN
ANG OF 12 DEG 25 MIN 43 SEC 249.94 FT, TH N 89 DEG 46 MIN 20 SEC E NOT TAN TO
SD CUR & ALG SD NLY R/W LINE 622.87 FT TO INTER/W E LINE OF SD 1/4 1/4, TH N
00 DEG 37 MIN 23 SEC W ALG SD E LINE 1276.18 FT TO POB, EX RDS, SUBJ TO EASE
OF REC
WHEREAS, the applicant, requested an interim use permit for the mining and land reclamation
of up to 120,000 cubic yards of soil; and,
WHEREAS, the Planning and Zoning Commission held a public hearing on December 8, 2020;
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 approval of
the interim use permit.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
approves the interim use permit to allow for the mining and land reclamation of up to 120,000
cubic yards of soil on said property with the following conditions:
1. Soil shall not be placed within wetland, floodplain or right-of-way areas without first
obtaining any required approvals and completing any required mitigation.
2. The stockpile shall only be comprised of excess material from the Meadows at
Petersen Farms plat boundary and areas encompassed within the Preserve/Meadows
at Petersen Farms Planned Unit Development area.
3. Silt fencing and any other erosion control measures as deemed necessary by the City
Engineer shall be installed and maintained around the exterior of the stockpile.
4. All material shall be utilized in compliance with the City requirements.
5. Hours of operation shall be restricted to the normal construction hours as regulated by
City Code 5-6-3.
6. Slopes shall not exceed 3 to 1 on unmaintained areas, and not exceed 4 to 1 on
maintained areas.
7. The applicant will be required to seed and hydro mulch the stockpile/land reclamation
area and ensure proper vegetation to the satisfaction of the City Engineer within
seven days of inactivity.
8. No grading/stockpiles shall occur within 50 feet of adjacent property lines or right-of-
way unless approved by the City Engineer.
9. The applicant shall be responsible for the cleaning of material (soil, sand, etc.) from
the public roadways as needed (may require multiple times a day) a minimum of
daily.
10. All appropriate permits shall be obtained, including but not limited to obtaining an
approved grading plan from the City Engineering Department.
11. Any future mining or land reclamation with fill in excess of 400 cubic yards shall
require a new IUP.
12. Permit shall expire on December 15, 2025.
Adopted by the City Council of the City of Andover on this 15th day of December 2020.
CITY OF ANDOVER
ATTEST: Julie Trude, Mayor
Michelle Harmer, Deputy City Clerk
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
U14190001:7
A RESOLUTION DENYING AN INTERIM USE PERMIT FOR MINING AND LAND
RECLAMATION AT PID# 07-32-24-34-0002, LEGALLY DESCRIBED AS:
THAT PRT OF SEI/4 OF SWIA OF SEC 7 TWP 32 RGE 24 DESC AS FOL: BEG AT NE
COR OF SD 1/4 1/4, TH S 89 DEG 52 MIN 15 SEC W, ASSD BRG, ALG N LINE THEREOF
975.88 FT, TH S 04 DEG 29 MIN 59 SEC W 231.03 FT, TH S 85 DEG 30 MIN 01 SEC E 240
FT, TH S 04 DEG 29 MIN 59 SEC W 778.17 FT, TH S 89 DEG 46 MIN 20 SEC W 113.41 FT,
TH S 00 DEG 13 MIN 40 SEC E 225.28 FT TO NLY R/W LINE OF ANOKA CO HWY R/W
PLAT NO 4, TH N 89 DEG 46 MIN 20 SEC E ALG SD NLY R/W LINE 71.24 FT, TH ELY
ALG SD NLY R/W LINE & ALSO ALG TAN CUR CONC TO S RAD OF 1152.20 FT & CEN
ANG OF 12 DEG 25 MIN 43 SEC 249.94 FT, TH N 89 DEG 46 MIN 20 SEC E NOT TAN TO
SD CUR & ALG SD NLY R/W LINE 622.87 FT TO INTER/W E LINE OF SD 1/4 1/4, TH N
00 DEG 37 MIN 23 SEC W ALG SD E LINE 1276.18 FT TO POB, EX RDS, SUBJ TO EASE
OF REC
WHEREAS, the applicant, requested an interim use permit for the mining and land reclamation
of up to 120,000 cubic yards of soil; and,
WHEREAS, the Planning and Zoning Commission held a public hearing on December 8, 2020;
and,
WHEREAS, the Planning and Zoning Commission finds the request would 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 denial of the
interim use permit.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
denies the interim use permit to allow for the mining and land reclamation of up to 120,000 cubic
yards of soil on said property for the following reasons:
1.
Adopted by the City Council of the City of Andover on this 15th day of December 2020.
CITY OF ANDOVER
ATTEST: Julie Trude, Mayor
Michelle Harmer, Deputy City Clerk
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DATE November 9, 2020
TO Joe Janish
cc Jake Griffiths
RE Stockpile Interim Use Permit
L A N D F O R M
Fon Site to Finish • •
•
105 South Fifth Avenue Tel: 612.252.9020
Suite 513 Wel, Iandfo,un net
Minneapolis, MN 55401
Joe and Jake,
Please see the following responses to the IUP criteria for the stockpile request for the Meadows at Petersen Farms.
• Proposed hours of operation —The stockpile will be created and managed under normal construction hours.
• Proposed haul routes to or from the site —the haul route is up the proposed and future 166th Street with nothing coming
from off-site.
• Proposed stockpile slopes —The slope of the stockpile is 4:1 and would be constructed according to the plans.
• Proposed expiration date of IUP —The IUP would e)#re as Phase III begins.
Sincerely,
Kevin Shay
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1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
MEMORANDUM
TO: Jake Griffiths, Associate Planner
FROM: David Berkowitz, Director of Public Works/City Engineer Tc3
Jason Law, Assistant City Engineer
DATE: November 25, 2020
REFERENCE: Meadows at Petersen Farms / Interim Use Permit / Review #1
The following comments are reeardine Review #1 of the Stockpile IUP:
There are considerable changes to the submitted IUP plans compared to what was approved with the preliminary plat /
grading plan. The following comments apply to the revised plans submitted with the IUP application.
1. Approximately 600'+/- of storm sewer is proposed. This pipe may remain in place permanently. However,
when the next phase of development is submitted, the IUP storm sewer outlet may have to be removed / relocated
/ revised based upon ultimate drainage calculations.
2. The following items needs to be included for the IUP storm sewer design on a plan sheet(s): pipe profile sheet,
pipe sizes, slopes, elevations, material (RCP required — class of pipe to be based upon depth of embankment
material — 20+ feet?), rip rap volume, standard detail for Outlet Control Structure, etc.
3. Provide drainage calculations to verify storm sewer and outlet design with drainage area map (100 -year event
existing and proposed is sufficient at this time). Submit interim and ultimate conditions (as much as possible
based upon preliminary design) as it is assumed the developer would prefer to make this a permanent pipe
installation. When future development is proposed additional drainage calculations will be required related to
water quality, infiltration, and rate control.
4. hilet pipe into OCS should be reverse grade to provide some skinning.
5. OCS rim elevation of 883.25 per plan is I' above the listed ultimate HWL. This OCS should be set at the
ultimate HWL as this will likely be the EOF for the future basin. Is there a reason it was set higher than
the ultimate HWL (rate control under interim conditions?). If needed for interim rate control, the OCS
should be designed such that it can be easily modified for ultimate conditions.
6. Note states that 100% compaction required up to pad and street elevations. This is correct, but what is
this elevation? Identify in plan. Geotechnical compaction testing reports will be required to be submitted
to the City in this identified area.
7. Add the following notes: 1) Maximum side slopes 4:1; 2) Stockpile shall be restored / vegetated within 7
days of grading completion.
8. Silt fence shall be maintained around the base of the stockpile until vegetation has been established. If
material is used for backfilling of lots on Meadows of Petersen Farms, silt fence must be maintained at all
times in areas being excavated. Identify on plan areas where material would be removed for use on the
first phase. These areas must be re -vegetated if sitting idle for 7 days.
9. Additional comments pending further review.
Note: It is a requirement that the Developer respond to each of these items in writing Leet digital cony from City
and type responses below original comment) when re -submitting the revised plat to the City. If you have any
questions, feel free to contact David Berkowitz, Director of Public Works/City Engineer at (763) 767-5133 or
Jason Law, Assistant City Engineer at (763) 767-5130.
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Darren Lazan
FROM: Jake Griffiths, Associate Planner
SUBJECT: Meadows at Petersen Farms / Interim Use Permit / Review #1
DATE: November 24, 2020
The following comments are in -regards to Review #1 of the Stockpile IUP:
Planning Department Comments:
1. For information only: The application
property as PID# 07-32-24-31-0001.
PID# 07-32-24-34-0002 also known a
from the City of Andover, including r
incorrectly identified the address of the
Please note that the correct property address is
s 4515 — 165th Ave NW. All future materials
esolutions and notices will reference the correct
address.
Additional comments pending further review.
Note: It is a requirement that the Developer respond to each of these items in writing Lget
di-eital cony from the City and type responses below original comment) when re -submitting
the revised plans to the City. If you have any questions, feel free to contact Jake Griffiths,
Associate Planner at (763)767-5142.
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: PUBLIC HEARING: Sketch Plan/Conditional Use Permit (CUP)/Planned Unit
Development (PUD) Review — Capstone Homes
DATE: December 8, 2020
INTRODUCTION
The Planning Commission is asked to review a sketch plan for a single-family PUD residential
development submitted by Capstone Homes. The applicant submitted a narrative for the
proposed Sketch Plan, which is attached for your review. Please note that the applicant is
currently in the process of making minor revisions to the plan based off staff review comments,
an updated plan may be provided to the Commission prior to the meeting as supplemental
information.
What is a Sketch Plan / PUD Concept Plan?
A Sketch Plan / PUD Concept Plan is used to provide feedback to the developer through
Andover Review Committee (ARC), Planning and Zoning Commission, Park and Recreation
Commission, and City Council but formal action is not taken at this stage. The intent of the
Sketch Plan process is to view the concept plan for a proposed development and to discuss
big picture concerns or areas of consistency with code. An applicant would need to develop
detailed plans that address the concerns prior to their application for Preliminary Plat and
PUD.
Purpose of PUD?
The purpose of a PUD is to encourage more efficient allocation of density and intensity of
land use where such arrangement is desirable and feasible by providing the means for greater
creativity and flexibility in environmental design than provided under the strict application of
this code. It must be demonstrated to the satisfaction of the City Council that a higher quality
development will result than could be otherwise achieved through strict application of this
code.
DISCUSSION
This section will review some of the site characteristics and processes for the proposed
development shown on the sketch plan.
Conformance with Local and Regional Plans and Ordinances
1. The proposed development is located within the Metropolitan Urban Service Area
(MUSA) boundary.
2. 2008 Comprehensive Plan: The property is guided as Urban Residential High (URH)
which is expected to have 6 to 12 units per acre.
3. 2018 DRAFT Comprehensive Plan: The property guided Urban Residential Medium
(URM) which is expected to have 8 to 12 units per acre.
URM is expected to have a PUD density of 8 to 12 units per acre.
Utilities
Each lot will be served by municipal sewer and water. City water and sewer would be provided
to the site from the east as depicted below. Engineering has commented that the water should be
looped by providing a water connection under Bunker Lake Blvd on the western portion of the
property.
Tree Preservation Plan & Screening and Buffering
The property has been used primarily for agricultural purposes in the past and has minimal trees.
However, on the south trees do exist and the applicant is proposing to add additional trees to
provide some screening by filling in the tree line between the site and the homes located in the
City of Anoka. The applicant is also proposing a 40 -foot landscape buffer to Bunker Lake Blvd.
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Wetlands & Flood Plain
The east side of the proposed development may have some wetland and flood plain areas. The
developer may fill and mitigate these areas pending further review. The developer is also
proposing to secure an easement for ponding purposes on the parcel to the east in order to
accommodate run off and ponding requirements for this development.
TWOM
Quo O O 00 O' O O O O 9 000
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Housing Type
The PUD request would include 48 detached single-family units. These units are single family
units on smaller lot sizes. The housing styles and architectural standards will be similar to the
attached photos included in the packet (for 40 -foot lots). The home options can be either 2 -story
or 1 -story. The applicant is proposing 6 homes with several elevations. All photos and floor plans
are attached to this write up. The photos below (additional home photos attached) show that the
homes may provide stone on the front elevation. Several examples are provided for each housing
type (a sample of these are provided below, several more are included in the attachments). The
applicant is proposing 5 -foot setbacks, which according to building code can be met with
additional modifications.
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Coordination with other Agencies
The developer and/or owner are responsible to obtain all necessary permits (Minnesota
Department of Natural Resources, U.S. Army Corp of Engineers, Lower Rum River Watershed
Management Organization, Minnesota Pollution Control Agency, and any other agency that may
have an interest in the site). Initial contact shall be made with the City Engineering Department
regarding this item.
Lower Rum River Watershed Management Organization (LRRWMO)
Once the overall layout of the sketch has been agreed upon and direction provided, the applicant
will prepare a grading plan, hydrology calculations and a soils report that will be reviewed by the
City, an engineering consultant and the LRRWMO. The LRRWMO will need to review the
preliminary plat and the applicant will need to address any items.
PROCESS
Andover Review Committee
The Andover Review Committee (ARC) conducts an initial review of the sketch plan and has
submitted these comments to the applicant. Staff suggests the comments be reviewed as part of
the sketch plan process. These comments have been attached for review by the Planning and
Zoning Commissioners.
Public Notice
In accordance with City Code, public hearing notice was published in the Anoka County Union
Herald and mailed notice was provided to properties within 350 feet of the subject properties for
the areas located within the MUSA boundary including residents within the City of Anoka, using
GIS data provided by Anoka County. In addition, signs have been posted along Bunker Lake
Boulevard and 4151 Avenue. The City's practice is more generous than Statute which only
requires the published notice and mailed notice to properties within 350 feet. Sketch plans in
many communities are treated as internal reviews. The City's process of holding the public
hearing at this level is helpful to generate discussion before the Preliminary Plat process.
Park and Trail Dedication — (Park and Recreation Commission)
The Park and Recreation Commission will review the request on December 3, 2020. The current
Master Park Plan does not identify parkland in this area. The applicant is proposing an
emergency access trail on the west side of the proposed development and the City of Andover
could construct a trail to the intersection of 7`s Avenue and Bunker Lake Blvd as shown by the
developer.
PUD
The applicant is requesting a Planned Unit Development (PUD) as par[ of this development. The
applicant is requesting flexibility in the bulk area standards including size, dimension, and
density. The table below depicts the proposed conceptual PUD standards:
PUD Review
The following City Code standards for PUD review that the proposed development would need
to address at the Preliminary Plat / PUD review stage.
Applicable Ordinances
City Code 13-3-9 regulates the findings that are required for a PUD to be approved:
1. The proposed development is not in conflict with the goals of the Comprehensive Plan of
the City.
2. The proposed development is designed in such a manner as to form a desirable and
unified environment within its own boundaries.
3. The proposed development demonstrates how each modified or waived requirement
contributes to achieving the purpose of PUD.
City Code 13-3-11 identifies Desirable PUD Design Qualities that are sought in any PUD
proposal as listed below.
A. Achieves efficiency in the provision of streets and utilities and preserves area to achieve
the elements of design qualities described in this Chapter.
B. Provides convenient and safe access for vehicles and pedestrians and all types of activity
that are anticipated to be a part of the proposed development.
C. Provides a tree line buffer between backyards of back-to-back lots.
D. Preserves existing stands of trees and/or significant trees and provides additional tree
plantings.
E. The proposed structures within the development demonstrate quality architectural design
and the use of high-quality building materials for unique design and detailing.
0
City Code Standards
City Code
No.
Item
R4
Standards M2
Proposed
1
Lot Width
80'
150'
40'
2
Lot Depth
130'
150'
110'
3
Buildable Lot Depth
110'
110'
Building Pad
4
Lot Area
11,400
-
4,600-8,000
5
Cul -de -Sac Length
500'
500'
- 725'
6
Front Yard Setback
35'
40'
25'
7
Side Yard Setback
10'/6'
30
5'
8
Rear yard setback
30'
30'
30'
9
Setback County Road
40' 50'
40'
10
Max Lot Coverage (structure)
30% 30%
45%
11
Right of Way
60' 1 60'
50'
PUD Review
The following City Code standards for PUD review that the proposed development would need
to address at the Preliminary Plat / PUD review stage.
Applicable Ordinances
City Code 13-3-9 regulates the findings that are required for a PUD to be approved:
1. The proposed development is not in conflict with the goals of the Comprehensive Plan of
the City.
2. The proposed development is designed in such a manner as to form a desirable and
unified environment within its own boundaries.
3. The proposed development demonstrates how each modified or waived requirement
contributes to achieving the purpose of PUD.
City Code 13-3-11 identifies Desirable PUD Design Qualities that are sought in any PUD
proposal as listed below.
A. Achieves efficiency in the provision of streets and utilities and preserves area to achieve
the elements of design qualities described in this Chapter.
B. Provides convenient and safe access for vehicles and pedestrians and all types of activity
that are anticipated to be a part of the proposed development.
C. Provides a tree line buffer between backyards of back-to-back lots.
D. Preserves existing stands of trees and/or significant trees and provides additional tree
plantings.
E. The proposed structures within the development demonstrate quality architectural design
and the use of high-quality building materials for unique design and detailing.
0
Density
The 2018 DRAFT Comprehensive Plan: The property guided Urban Residential Medium (URM)
which is expected to have 8 to 12 units per acre. The current proposal provides for 5.78 units per
acre.
Due to the lower density staff is discussing two options with the Metropolitan Council:
1. Density transfer. This idea is that the "missing" density would be transferred to the
northern portion of the property and made up at the time of development of the northern
portion of property. This would require us to meet our affordable unit count and average
density of 3 units per acre.
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2. Comprehensive Plan Amendment: This would require the City of Andover to amend the
Draft 2018 Comprehensive Plan once adopted by lowering the density on tonight's
requested area and then increasing density elsewhere in the community to meet our target
affordable unit count and average density of 3 units per acre.
NEXT STEPS
The Sketch Plan would be forwarded to the City Council for their feedback. Based on the
feedback received throughout the sketch plan process, the developer would modify the layout
and make application for Preliminary Plat, Rezoning, PUD, and Final Plat and submittals to seek
their desired outcome.
ACTION REQUESTED
The Planning Commission is asked to hold a public hearing, take public feedback on the proposed
Sketch Plan/Concept PUD, and informally advise the applicant on adjustments to the proposed
project to conform to local ordinances and review criteria.
Attachments
Location Map
City Staff Comments
Sketch/PUD Narrative
Proposed House Elevations
Sketch Plan / PUD Concept Plan
Respectfully submitted,
Joe Janish
Community Development Director
Cc: Tom Bakritges, 14015 Sunfish lake Blvd Ste 400, Ramsey, MN 55303
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I
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
November 25, 2020
Tom Bakritges
14015 Sunfish lake Blvd Ste 400
Ramsey, MN 55303
RE: Capstone Sonsteby Sketch Plan — Review #I
Mr. Bakritges:
City staff has completed an initial review of the sketch plan for Capstone Sonsteby Sketch Plan.
Engineering Department
The Engineering Department comments are attached.
Building Department
It appears that buildings are proposed to be built to within five or six feet of property lines. Minnesota
Residential Code, R302.1 prescribes methods to maintain fire separation distances based on proximity to
property lines, and whether or not the buildings are equipped throughout with an automatic sprinkler
system. Capstone must be made aware that when building separation distance from property lines are
reduced to five feet and less, the complexity of fire protectives increases. Projections include soffits
and like projections from the exterior wall toward the property line between buildings. Openings in
walls include windows, doors; and Penetrations include any other opening through the exterior wall
adjacent to the property line. Please pass this on to Capstone for either design details or to adjust
separation distances. The applicable building code section is below:
R302.lExterior walls.
Construction, projections, openings and penetrations of exterior walls of dwellings and accessory
buildings shall comply with Table R302.1(1); or dwellings equipped throughout with anautomalie
sprinkler system installed in accordance with Section P2904 shall comply with Table R302.1(2).
Exceptions:
1. 1.Walls, projections, openings or penetrations in walls perpendicular to the line used to
determine the fire separation distance.
2. 2.Walls of dwellings and accessory structures located on the same lot.
3. 3.Detached tool sheds and storage sheds, playhouses and similar structures exempted from
permits are not required to provide wall protection based on location on the lot. Projections
beyond the exterior wall shall not extend over the lot line.
4. 4.Detached garages accessory to a dwelling located within 2 feet (610 mm) of a lot line are
permitted to have roof cave projections not exceeding 4 inches (102 mm).
5. 51oundation vents installed in compliance with this code are permitted.
Page 1 of 5
TABLE LWW)
EXTERIORWALLS
For 51:1 foot = 304.8 mm.
N/A = Not Applicable.
1. a.1 -hour on the underside equates to one layer of °/e -inch type X gypsum sheathing. Openings are not allowed.
TABLE B192.W)
EXTERIOR WALLS—DWELLINGS RT1H FIRE SPRE91C SRC
EXTERIOR WALL ELEMENT
ItEUMMI FIRE -RESISTANCE RATL`G
MINIMUM FIRE
EXTERIOR WALL ELEMENT
MINIMUM FIRE -RESISTANCE RATING
SEPARAT10N
ve-resistance-rated
(STANCE
0 feet
Fire -resistance -rated
1 hour—tested in accordance with ASTM E 199or UL 263 with exposure
5 feet
from both sides
Walls
Not fisc-resistance-sazM
0 hour
3 feet
Not fire -resistance-
ve-resistence-rated
1 hour on the underside•
2 feet
rated
hours
5 feet
Fire -resistance -rated
1 hour on the undersides
2 feet to < 5 feet
Projections
Net fire -mutant, -rated
0 hours
3 feel
Not fire -resistance-
Net allowed
N A
3feet
rated
hours
5 feet
Not allowed
A
< 3 feet
Openings in
5% maximum of wall
hours
3 feet
IIs
area
All
Unlimited
0 hours
5 feet
F- requvM
Comply with Section R302.4
5 feet
enetrations
I
None required
feet
For 51:1 foot = 304.8 mm.
N/A = Not Applicable.
1. a.1 -hour on the underside equates to one layer of °/e -inch type X gypsum sheathing. Openings are not allowed.
TABLE B192.W)
EXTERIOR WALLS—DWELLINGS RT1H FIRE SPRE91C SRC
EXTERIOR WALL ELEMENT
ItEUMMI FIRE -RESISTANCE RATL`G
AIMMUNI FIRE
SEPARATION
(STANCE
ve-resistance-rated
I horn, a ted in accordanec with ASTM E 119" UL 263 with exposure fire. the outside
0 feet
Walls
Not fisc-resistance-sazM
0 hour
3 feet
ve-resistence-rated
1 hour on the underside•
2 feet
ejections
Net fire -mutant, -rated
0 hours
3 feel
Net allowed
N A
3feet
penings is walls
nlimited
0 hours
3 feet
Comply with Section 8302.4
3 feet
ennratiom
All
F- requvM
feet
For SI: I foot - 304.8 mm.
N/A= Not Applicable
1. a.l-hour on the underside equates to one layer oft/knch type X g)psum sheathing- Openings are not allowed.
Page 2 of 5
Fire Department
1. '/4 access be provided.
2. A hydrant will be required at the entrance to the development along Bunker Lake Blvd.
and at the end of the proposed cul de sac.
Planning Department
A. General
1) Rezoning of the property will be required; the applicant shall apply for a rezone request
with preliminary plat request.
2) Comprehensive Plan Amendment may be required by Met Council.
3) A side yard setback of 5' has additional building code requirements, please see comments
from the building department.
4) Plowing of the western cul de sac NW private driveway will need to be completed in a
manner so that the emergency access can still be "open" during winter months.
5) Currently City code has a requirement that a similar home cannot be built within 300 feet
of another, without changes. Please keep this in mind as homes are built.
B. Sketch Plan / Drawing
6) A 3/4 access will be required, location to be approved by Anoka County Highway
Department.
7) The narrowing of ROW has typically included the requirement of additional front yard
easements.
8) Northwestern private drive applies a 25 foot setback, yet the southwestern private drive
has a side yard setback that should be identified in the PUD request. This appears closer
than 25 feet.
9) The cul de sac exceeds 500 feet and should be addressed within the narrative as to the
purpose (limited access due to restriction by City of Anoka, and Anoka County). Actual
length of cul de sac will be needed in future.
Please note that it is a requirement that the Developer respond to each of these items in writing when
re -submitting the revised plat to the City. A digital copy will be emailed to you so that so that you
can type responses below original comment. If you have any questions, feel free to contact Peter
Hellegers, City Planner at (763) 767-5147.
Please feel free to contact me if you have any questions.
Sincerely,
Joe Janish
Community Development Director
Page 3 of 5
C I T Y O 1
ND OVE 1, ^
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
MEA PANDUM
TO: Joe Janish, Community Development Director
FROM: David Berkowitz, Director of Public Works/City Engineer
Jason Law, Assistant City Engineer
DATE: November 20, 2020
REFERENCE: Sonsteby Property — Capstone/Sketch Plan/Review #1
The following comments are regarding Review #1:
101. Proposed minimum lot widths do not comply with City Code. The City Council will need to
approve proposed PUD standards to deviate from City Code requirements.
102. Proposed density does not meet 8-12 units/acre guided in City's Comprehensive Plan.
Need to increase density or transfer some density to undeveloped property north of
Bunker Lake Boulevard.
103. Park Commission needs to review plan to determine if a park is wanted in this area, or
park dedication fees. Likely park dedication fees will be required. To be discussed at
12/3/20 Park Commission meeting.
104. Review comments from Andover Fire Department regarding 3/4 intersection. Plans shall
be submitted to Anoka County Highway Department for review.
105. Trail / Emergency Access shall be 10' paved width and 4° thick 20' wide gravel (topsoiled
and seeded) straight north to Bunker Lake Boulevard for emergency vehicle secondary
access. 20' wide gravel not needed under trail parallel to Bunker Lake Boulevard.
106. Cul de sac shall be 46.5' radius to back of curb (45' depicted).
107. Shared driveways shall be privately owned and maintained by Homeowners Association.
Width shall be 20' or greater. Proposed street shall be public and maintained by the City.
108. Public Works has a concerns with available snow storage locations. To help
accommodate this provide 60' right of way with 20' building setback in lieu of 50' right of
way and 25' setback (no change in structure locations with this revision). Additional
D&UE required on south side of Lot 33 and along shared lot line for Lots 28 and 29 for
snow storage, with restrictions on landscaping and fencing in these areas.
109. Minimum street width shall be 33' to back of curb. This is necessary to allow parking on
both sides of the street which is important with the number of properties fronting the
roadway.
110. Public utilities (sanitary sewer and water main) are available on northeast corner of plat.
There is sufficient capacity to serve the proposed development. Looping of water main
shall be required by directionally boring water main stub across Bunker Lake Blvd on west
end of plat to tie into future development on north side Bunker Lake Blvd.
111. The owner/developer is responsible for a portion of the Lift Station #5 fee. The fee is
based upon actual construction costs plus the construction cost index from 2004. This
fee as of November 2020 is $97,289.05. This fee covers the entire Sonsteby property
both north and south of Bunker Lake Boulevard. Once unit connections for the entire
Page 4 of 5
Sonsteby property tributary to Lift Station #5 exceed 187 additional units, the developer
will be responsible for lift station pump upgrades to increase capacity of the lift station.
112. Stormwater design shall meet requirements of the City's Stormwater Management Plan
and Lower Rum River Watershed Management Organization requirements.
113. A drainage and utility easement and vehicle maintenance access will be required for
stormwater basin depicted to east of plat. Additional grading / improvements likely
required on property to the east to un-landlock existing drainage basins / wetlands for
stormwater design.
114. Letter of Map Amendment will be required from FEMA to remove portion of property from
FEMA floodplain boundary. City has updated drainage model determining high water
levels and floodplain in this area. This model is currently at the DNR for review.
115. Additional comments pending further review.
Note: It is a requirement that the Developer respond to each of these items in writing (get digital
copy from City and type responses below original comment) when re -submitting the
revised plat to the City. If you have any questions, feel free to contact Jason Law, Assistant
City Engineer at (763) 767-5130 or David Berkowitz, Director of Public Works/City Engineer at
(763)767-5133.
Page 5 of 5
CAPSTONE
H O M E S
Date: November 17. 2020
To: Joe Janish, City of Andover
Re: Bunker Lake Boulevard and 7' Avenue Property
Property:
RECEIVED
lNoil 11 1020
CITY OF ANDOVER
The property consists of about 8.3 acres. The site is generally flat with trees along the west, south and
east perimeter. The neighborhood project area is bounded by Bunker Lake Boulevard on the north and
41'r Avenue in Anoka along the south boundary. There are existing single-family homes to the south in
Anoka, a commercial property known as Slims Auto Body Shop directly west, a rural lot to the east and
undeveloped property to the north.
Housing Product:
We are requesting a Planned Unit Development (PUD), in order to design a neighborhood of 40' wide
Detach Townhome lots. This is a housing product that the housing market is demanding currently. We
are building these detached townhome's in the Cities of Ramsey and St. Michael and more are planned
In the metro area. This housing product will be attainable for many buyer types that desire home
ownership. This neighborhood will consist of 48 Detached Townhomes that will be part of an HOA for
lawn maintenance purposes, snow removal maybe Included. We are proposing to introduce Detached
Townhome housing product styles in this neighborhood. Each housing style will have front elevations to
choose from. Each housing style has its own floor plan. Each style will have options such as colors
horizontal and vertical siding, etc.
Land Use and Zoning:
The 2018 comprehensive plan classifies the property as Urban Residential Medium (URM) which has a
density of 8-12 units/acre. Our PUD request will Involve transferring density to an adjoining parcel of
the land to the north to achieve the required density. The submitted concept plan shows about 5.78
units/acre gross with the use of Detached Townhome lots. A rezoning to Planned Unit Development
(PUD) will be requested.
Infrastructure:
The proposed concept will require a public ROW cul-de-sac on the east side of the project area on
Bunker Lake Boulevard to access the proposed lots. Because of the classification of Bunker Lake
Boulevard and its proximity to the intersection of North 71" Street a right -in, right -out connection to the
County Road is proposed; there will not be an additional access point allowed. We are proposing a trail
segment on the west end of the development that would allow for emergency vehicle access. A
stormwater pond is being proposed just west of the site. City sewer and water is located on the east
side of the project, adjacent to Bunker Lake Boulevard.
Landscaping:
As depicted on the sketch plan, we are proposing along Bunker Lake Boulevard a 40' Landscape Buffer
area that will contain coniferous trees with an undulating berm across the entire landscape buffer area.
Currently, along the south boundary of the property contains an existing tree line. Our plan is to Install
deciduous trees in spot locations as shown to fill in some gap locations, to enhance our lots. The HOA
would maintain these two referenced screening areas.
Desirable PUD Design Qualities:
Our plan achieves efficiency in the provision of streets and utilities and preserves area to achieve the
elements of design. Due to irregular property configuration, our site layout is very efficient and
preserves the existing tree stands, along the west, south and east boundaries.
Our plan provides convenient and safe access for vehicles and pedestrians and all types of activity that
are anticipated to be part of the proposed development.
Our plan provides a buffer between different uses of adjacent properties and roadways. Our
neighborhood will provide an additional buffer for the residents to the south from Bunker Lake
Boulevard.
Our plan preserves existing stands of trees and / or significant trees along the west, east and south
boundaries.
Our plan provides considerable landscaping treatments that complement the overall design and
contribute toward an overall landscaping theme. The 40' landscape buffer with coniferous trees will
complement the existing trees on the perimeter of the property. In addition, the proposed overstory
trees will enhance the existing tree line on the south boundary.
Our plan preserves useable space on individual lots or through open space within the development.
Many of our lots have a depth of 110' to 170' to maintain the existing tree areas in the rear yards.
Our plan provides an attractive streetscape through the use of road design with a slight bend and front
yard landscaping to be offset.
The proposed Detached Townhome's within the development demonstrate quality architectural design
please refer to the house elevation plan submitted for unique design and detailing.
Our plan demonstrates that the screening amenities and the Detached elevation plans are qualities of
the PUD development are beneficial and in the public interest to allow the development to be approved.
In conclusion, due to the existing classification of ROW zoning and guide plan density of 8 to 12 units /
per acre, this PUD request is in character and the Intent of the City vision. Standard zoning is not
possible for this property, for many obvious reasons. Our plan does deviate from certain setback codes,
however, to provide a Detached Townhome product that meets the intent of the design standards and
to be attainable to many types of Buyers, it is important to remember this is an Detached Townhome
that will allow our Buyers with adequate space and an HOA maintained yard.
CAPSTONE HOMES, INC.
14015 SUNFISH LAKE BLVD, SUITE 400 1 RAMSEY, MN 55303
0:763-427-30901F:763-712-9060
We are excited to propose this newest neighborhood in Andover and look forward to working with the
City as we move forward.
Sincerely,
Tom Va&f a
Tom Bakritges
Land Project Manager
Capstone Homes
CAPSTONE HOMES, INC.
14015 SUNFISH LAKE BLVD, SUITE 4001 RAMSEY, MN 55303
0:763-427-30901F:763-712-9060
- ADLEY-
LIBERTY SERIES
3 BED 1 2 BATH 1 2 STALL GARAGE 1 1,617 SQ FT LIVING SPACE
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CITY OF ANDOVER
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_-MAINTgIN AND AUGMENT
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------
- /— -. 015
SITE DATA:
GROSS AREA: t8.3 ACRES
CURRENT ZONING: ?
2018 COMP PLAN: URM URBAN RESIDENTIAL MEDIUM (8-12 UNITS/ACRE PUD)
PROPOSED ZONING: PUD
PROPOSED LOT STANDARDS:
30'X65' BUILDING PAD UNLESS OTHERVASE NOTED
LOTS RANGE FROM 4,600-8,000 SF
WIDTH: 40'
DEPTH: 110'
FRONT SETBACK: 25'
SETBACK FROM BUNKER LAKE BOULEVARD: 40'
REAR SETBACK: 30'
SIDE SETBACK: 5'
MAX LOT COVERAGE 45%
PROPOSED LOTS: 48
DENSITY: 5.78 UNITS/ACRE
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RECEIVED
CITY OFANDOVER
CONCEPT PLAN I
CAPSTONE
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6 30.60
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SITE DATA:
GROSS AREA: t8.3 ACRES
CURRENT ZONING: ?
2018 COMP PLAN: URM URBAN RESIDENTIAL MEDIUM (8-12 UNITS/ACRE PUD)
PROPOSED ZONING: PUD
PROPOSED LOT STANDARDS:
30'X65' BUILDING PAD UNLESS OTHERVASE NOTED
LOTS RANGE FROM 4,600-8,000 SF
WIDTH: 40'
DEPTH: 110'
FRONT SETBACK: 25'
SETBACK FROM BUNKER LAKE BOULEVARD: 40'
REAR SETBACK: 30'
SIDE SETBACK: 5'
MAX LOT COVERAGE 45%
PROPOSED LOTS: 48
DENSITY: 5.78 UNITS/ACRE
PMNEERenenemmg
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RECEIVED
CITY OFANDOVER
CONCEPT PLAN I
CAPSTONE
4
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6 30.60
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STORM
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6 w 1
GMPIIIC SC” IN r=
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ANDOVER. MINNESOTA I
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96 U4L42.n35 n3635 36
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_-MAINTgIN AND AUGMENT
- -. - - - - 41ST AVENUE EMSTNG TREE NNE
------
- /— -. 015
SITE DATA:
GROSS AREA: t8.3 ACRES
CURRENT ZONING: ?
2018 COMP PLAN: URM URBAN RESIDENTIAL MEDIUM (8-12 UNITS/ACRE PUD)
PROPOSED ZONING: PUD
PROPOSED LOT STANDARDS:
30'X65' BUILDING PAD UNLESS OTHERVASE NOTED
LOTS RANGE FROM 4,600-8,000 SF
WIDTH: 40'
DEPTH: 110'
FRONT SETBACK: 25'
SETBACK FROM BUNKER LAKE BOULEVARD: 40'
REAR SETBACK: 30'
SIDE SETBACK: 5'
MAX LOT COVERAGE 45%
PROPOSED LOTS: 48
DENSITY: 5.78 UNITS/ACRE
PMNEERenenemmg
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RECEIVED
CITY OFANDOVER
CONCEPT PLAN I
CAPSTONE
4
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6 30.60
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STORM
WATER
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GMPIIIC SC” IN r=
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ANDOVER. MINNESOTA I