HomeMy WebLinkAbout08-10-21ANLb6W^-
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 • WWW.CI.ANDOVER.MN.US
Andover Planning and Zoning Commission
Meeting Agenda
August 10, 2021
Andover City Hall
Council Chambers
7:00 p.m.
1. Call to Order
2. Pledge of Allegiance
3. Approval of Minutes — July 27, 2021 Workshop, July 27, 2021 Regular Meeting
4. Sketch Plan/PUD Concept Plan Review— Andover Crossings Sketch Plan - PID# 30-32-
24-43-0001 — LGA, Andover LLC (Applicant)
5. Other Business
6. Adjournment
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 — July 27, 2021 Workshop and July 27, 2021 Regular
Meeting minutes
DATE: August 10, 2021
RE UEST
The Planning and Zoning Commission is requested to approve the July 27, 2021 Workshop and
July 27, 2021 Regular meeting minutes.
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PLANNING AND ZONING COMMISSION WORKSHOP MEETING
JULY27, 2021
The Workshop Meeting of the Andover Planning and Zoning Commission was called to
order by Chairperson Bert Koehler IV on July 27, 2021, 6:00 p.m., at the Andover City
Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
Commissioners present: Karen Godfrey, Mary VanderLaan, Nick Loehlein, and
Wes Volkenant
Commissioners absent: Scott Hudson and Marni Elias
Also present: City Planner Peter Hellegers
Associate Planner Jake Griffiths
Others
STANDING RULES REVIEW
The Planning & Zoning Commission is requested to discuss the following standing rules
for Planning & Zoning Meetings, and if warranted, recommend modifications. Chairperson
Koehler explained the standing rules are a way for the Commission to operate in an
organized and efficient manner. He introduced the standing rules in the workshop packet
and asked the Commission to comment and make suggestions.
The Commission discussed the proposed standing rules and made the following
recommendations for changes:
• The Commission agreed to remove "Per the Rules of Order, each Commissioner is
entitled to two speeches each limited to ten minutes" and "No Commissioner may
speak a second time until all Commissioners have had the opportunity to speak
once" from standing rule 5: Commissioner's Comments.
• The Commission agreed to change the Meeting Cadence 4.6.1 to state: Discussion
may include asking questions of staff.
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Andover Planning and Zoning Commission Workshop Meeting
Minutes —July 27, 2021
Page 2
FUTURE REVIEW OF STANDING RULES
Chairperson Koehler stated any Commission member can request a review of the standing
rules to be added to a Workshop agenda.
ABSENT COMMISSION MEMBERS
Chairperson Koehler will contact Commissioner Hudson and Commissioner Elias to
review the audio and read the Workshop packet to be informed of the standing rules.
OTHER BUSINESS
No other business.
ADJOURNMENT
Chairperson Koehler assumed a motion to adjourn the meeting at 7:05 p.m. Motion carries
by unanimous consent.
Respectfully Submitted,
Shari Kunza, Recording Secretary
TimeSaver Off Site Secretarial, Inc.
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PLANNING AND ZONING COMMISSION REGULAR MEETING
JULY27, 2021
The Regular Bi -Monthly Meeting of the Andover Planning and Zoning Commission was
called to order by Chairperson Bert Koehler IV on July 27, 2021, 7:07 p.m., at the Andover
City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
Commissioners present: Karen Godfrey, Mary VanderLaan, Nick Loehlein, and
Wes Volkenant
Commissioners absent: Scott Hudson and Marni Elias
Also present: City Planner Peter Hellegers
Associate Planner Jake Griffiths
Others
PLEDGE OF ALLEGIANCE
APPROVAL OFMINUTES
July 13, 2021 Regular Meeting
Chairperson Koehler assumed a motion to approve the July 13, 2021 Regular Meeting
minutes as amended. Motion carries by unanimous consent.
CONSIDER ADOPTION OF STANDING RULES
Chairperson Koehler announced the Planning Commission had a workshop to discuss
standing rules of operation and where they differ from Robert's Rules of Order prior to the
regular meeting. He stated the Commission has chosen a method that makes sure everyone
has their voice heard.
Chairperson Koehler stated there is a rule in Robert's Rule of Order that states each
Commissioner can only speak twice on an item and is limited to 10 minutes. He explained
the Commission would like to strike that rule and allow Commissioners to speak as many
times as they want, as long as they want, as long as they are respectful and stay on topic.
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Regular Andover Planning and Zoning Commission Meeting
Minutes —July 27, 2021
Page 2
Motion by Volkenant, seconded by Loehlein, to approve the proposed standing rules for
the Planning and Zoning Commission with two modifications to #5. Commissioners
Comments: strike "per the rules of order" and "no Commissioner may" and add "Questions
may be directed to staff during commissioners' comments."
Commissioner VanderLaan asked the Vice Chairperson to comment on the proposed
motion as she will be taking over meetings when the Chairperson is not available.
Commissioner Godfrey stated she is very pleased with the way the Commission has worked
together to develop standing rules and modifying Robert's Rule of Order to work for the
Commission. She said the standing rules will serve them well and allow the public to be
heard and provide information to the City Council.
Motion carries unanimously.
OTHER BUSINESS
Mr. Griffiths updated the Commission on items they have sent to the City Council. He
stated staff are working through development applications and are anticipating to bring
them to meetings in August or September.
Chairperson Koehler thanked staff, the Vice Chairperson, and Mayor Bukkila for their
support in developing the standing rules. He thanked the Commissioners for being frank
and discussing hard topics.
ADJOURNMENT
Chairperson Koehler assumed a motion to adjourn the meeting at 7:16 p.m. Motion carries
by unanimous consent.
Respectfully Submitted,
Shari Kunza, Recording Secretary
TimeSaver Off Site Secretarial, Inc.
9 C I T Y 0 F
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1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.AN DOVE RM N.GOV
TO: Planning and Zoning Commissioners
FROM: Peter Hellegers, City Planner
Joe Janish, Community Development Director
SUBJECT: PUBLIC HEARING: Sketch Plan/Conditional Use Permit (CUP)/Planned Unit
Development (PUD) Review — Andover Crossings — LGA Andover, LLC
DATE: August 10, 2021
INTRODUCTION
The Planning Commission is asked to review a sketch plan for a commercial and multifamily
Planned Unit Development (PUD) known as Andover Crossings for the undeveloped site at the
northeast corner of 70 Avenue NW and Bunker Lake Boulevard (PID#: 30-32-24-43-0001). The
applicant submitted a narrative for the proposed Sketch Plan which is attached for your review.
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.
This section will review some of the site characteristics and processes for the proposed
development shown on the sketch plan.
GENERAL
Conformance with Local and Regional Plans and Ordinances
1. The approximately 19 -acre site is entirely within the Metropolitan Urban Service Area
(MUSA) boundary.
2. The properties are guided in the Future Land Use Map from the 2018 Comprehensive
Plan as Neighborhood Commercial and Urban Residential High Low. The properties are
zoned NC: Neighborhood Commercial and M-2: Multiple Dwelling. However, there is a
difference between the shape of the zoning and future land use boundaries. Any zoning
change to match the Future Land Use would take place at the time of the Preliminary
Plat.
3. The narrative notes that the exact commercial uses for the site are not known at this time
but NC: Neighborhood Commercial does allow many commercial uses, including
restaurants and cafes. The applicant may want to consider a Comprehensive Plan
Amendment depending on the future commercial uses (i.e. restaurant with liquor). If a
Comprehensive Plan Amendment is needed for the commercial uses it could take place at
the same time as the Preliminary Plat. Any rezoning of the property would also take
place at the time of Preliminary Plat.
4. The site was identified as within the MUSA boundary and identified for development for
Commercial and Urban Residential High since at least the 2008 Comprehensive Plan.
5. The proposed development includes deviations from City Codes that will be addressed
through the PUD process.
6. Deviations included in the PUD: Lot Area, Front Yard Setbacks, Side Yard Setbacks,
width of parking stalls, the number of underground or garage parking stalls, the number
of parking spaces, shared access for commercial properties, parking setbacks, transfer of
density.
Figure l: Zoning and Fmure Land Use
SITE CHARACTERISTICS
Access
The proposed sketch plan shows two accesses to 7th Avenue and one access from Bunker Lake
Boulevard. The sketch plan shows a full access at 7h Avenue NW (CSAH 7) just to the
northwest of the property which would run through the neighboring CenterPoint Energy property
via easement. A right-in/right-out access is shown between Bunker Lake Boulevard and the
proposed full access at 7th Avenue NW. A 3/4 access for the property is shown from Bunker
Lake Boulevard (CSAH 116). The proposed access points are identified as red circles on the
following map. Access to these two County roads will require coordination with the Anoka
County Highway Department. The County has indicated that the development would not be
allowed to have both the left turn lane from Bunker Lake Boulevard and the additional right -in
access from 7th Avenue.
Figure 2: Proposed Access Points
Zoning and Lot Size
The subject property includes property zoned NB: Neighborhood Business and property zoned
M-2: Multiple Dwelling. City Code requirements for the NB zoning district include a minimum
lot size of 22,500 square feet (approximately half an acre) and a minimum lot width of 150 feet
measured at the front yard setback line. City Code requirements in the M-2 zoning district
include a minimum lot size of 4,000 per 1 -bedroom apartment or 5,000 per 2 -bedroom
apartment.
Based on the lot sizes for the multifamily dwelling units the applicant is proposing to deviate
from the M-2 standards. The following explains the lot size deviations for the multifamily
dwelling units.
Market Rate Apartments:
Our Comprehensive Plan indicates the area should have a density of 12 to 20 units per acre.
Currently City Code for M-2: Multiple Dwelling requires lot area per unit of 4,000 square
feet for a one -bedroom apartment and 5,000 square feet for a two-bedroom unit. If we
assume that all units are 2 -bedroom this apartment building would require 750,000 square
feet (17.2 acres), which is nearly the acreage of the entire development. This would also only
provide a density of 8.2 units per acre which is inconsistent with Comprehensive Plan Future
Land Use guidance of 12-20 units per acre (reduction from 12 units per acre to 8.2 units may
also impact required minimum density for the community since the area was planned for a
minimum of 12 units per acre). As presented this evening the applicant is providing 1,954
square feet for each apartment unit (150 units / 6.73 acres).
Assisted Living Facility:
The City of Andover would consider the Assisted Living Facility as a Multiple Dwelling.
This particular property would require 128,000 square feet (2.9 acres) which would provide a
density of 11 units per acre. As presented this evening the applicant is providing 2,341
square feet for each unit (32 units/1.72 Acres).
Apartments and Assisted Living Combined:
Both residential projects combined yield approximately 20 units per acre, which would
achieve 2,022 square feet for each lot (182 units / 8.45 acres). Lot Area is defined as the area
bound by the lot lines so if the applicant includes portions of the wetlands, they would be
able to achieve an overall lot area of 2,786 per unit.
Utilities
The development will be served by municipal sewer and water. City water and sewer mains are
stubbed to the proposed development.
Screening and Buffering
City Code requires a buffer between urban development and property outside of the MUSA area.
However, the entire development and surrounding properties are within the MUSA area. The
development site does have some built in "buffer" from single-family residential areas. There is
an existing area of wetland which creates a natural buffer between the property and residential
properties to the northeast and east. The 20 -acre CenterPoint Energy property to the north
provides another "buffer" to the north, leaving residential properties more than 700 feet north of
the proposed development. The property to the west across 7t' Avenue North, in Anoka, is
guided and zoned commercial. The properties to the south of the proposed development, across
Bunker Lake Boulevard, includes an existing commercial service station and the recently
approved Andover Village residential development. It may be desirable to have some landscape
screening between the apartment building and the CenterPoint property to the north, provided
this does not impede fire department access.
Landscaping
At this time City Staff would expect the PUD to meet City Code § 12-13-6: LANDSCAPING OF
NONRESIDENTIAL PROPERTIES. During the formal submital and approval proces the
developer/applicant would want to identify if any items deviate from the standards, or if the
desire exists to modify the standards through the creation of the Planned Unit Development
approval process.
Parking
Assisted Living Facility:
At this time City Staff would conclude that the Assisted Living Facility would be considered
"Elderly (Senior citizen housing) and would require 32 parking stalls, however only half
could be constructed. The applicant has proposed the creation of 16 parking stalls, and does
not provide "proof' of 16 additional stalls.
Elderly (senior citizen) housing
Reservation of area equal to 1 space
per unit. Initial development is,
however, required only''/, space per
unit, and said number of spaces can
continue until such time as the City
Council considers a need for
additional parking spaces has been
demonstrated
Market Rate Apartments:
Currently City Code would require 2.5 parking stalls per unit. The applicant is proposing 2
parking stalls per unit, (City of Blaine 2 stalls per unit, Coon Rapids 2.25 stalls per unit,
Ramsey 2.5 stalls per unit).
Residential, multiple -family dwellings
2 spaces per unit, at least 1 of which
spaces shall be in an enclosed
garage, plus 1/2 space per unit for
visitors' parking
Wetlands
There is an existing wetland located within the sketch plan area. This area has been identified
with a red circle on the following map. The wetland delineation report will need to be submitted
as part of the preliminary plat process.
Figure 3: Wedand
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Figure 3: Wedand
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INTERAGENCY COORDINATION
Coordination with other Agencies
The developer and/or owner are responsible to obtain all necessary permits (Anoka County,
Minnesota Department of Transportation, Minnesota Department of Natural Resources, U.S.
Army Corp of Engineers, Lower Rum River Water 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
Anoka County Highway Department
The applicant works with the Anoka County Highway department on access for the development
and required right-of-way. The City will work with the applicant and the County regarding
access and right-of-way for the development.
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 properties within the City of Anoka,
using GIS data provided by Anoka County. In addition, signs have been posted along Bunker
Lake Boulevard and 7th 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 August 12, 2021. The current
Master Park Plan does not identify any park land in this area. The development plans for the
apartment building include recreational space for the residents on the east side of the building
including green space, a play area, and community patio. If the Park and Recreation Commission
determines that park dedication is required, they may require some form of park in the
development, request cash -in -lieu of land for the development, or some combination of the two.
Engineering has noted a sidewalk or trail should be considered along at least one side of the
roadway through the development and perhaps a shorter segment from the apartments south to
Bunker Lake Boulevard.
PUD
The applicant is requesting a Planned Unit Development (PUD) as part of this development.
The applicant is requesting flexibility in the bulk area standards including size, dimension, and
density. The table on the following page depicts the proposed conceptual PUD standards:
Proposed Conceptual PUD Standards
Proposed
Proposed
City Code
City Code
Residential
Commercial
No.
Item
Standards: M2
Standards: NB
(M-2)
(NB)
1
Lot Width
150'
150'
150'+
150'+
2
Lot Depth
150'
150'
150'+
150'+
4,000 - 5,000 s.f.
2,022 - 2,786 s.f.
3
Lot Area
per bedroom
22,500 s.f.
per bedroom
22,500+ s.f.
40' (Apts.)
4
Front Yard Setback
40'
40'
30' (Assisted)
5
Side Yard Setback
30'
10'/ 30'
20-25' (Assisted)
10'/ 30'+
6
Rear yard setback
30'
40'
30'+
40'+
7
Setback County Road
50'
50'
50'+
50'+
Max Lot Coverage
8
(structure)
30%
40%
20-25%
6-19%
9
Right of Way
60'
60'
60'
60'
10'
10'
9'- underground
10
Parking Stall Width
10'
10'
(Apts.)
Number of underground/
11
garage parking stalls
1 per unit
N/A
.93 per unit (Apts.)
N/A
2.5 per unit (Apts.)
2.0 per unit (Apts.)
_
12
Number of Parking Spaces
1 /.5 (Asst. Lvg.)
varies
.5 /.5 (Assisted)
13
Shared access (commercial)
N/A
N/A
Shared
20' — Front (internal
road) — (Apts.)
10' — internal road
20' — Front
20' — Front
20'— County Road
5' — internal/
20'— ROW
20'— ROW
ROW
shared driveways
10'— Side int.
10'— Side int.
10'— Side int.
10'— County Road
14
Parking Setbacks
10' - Rear
10' - Rear
10' - Rear
ROW
'Red text indicates deviation from City Code
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.
Density
The 2018 Comprehensive Plan identified a portion of the subject property to be developed as
Urban Residential High Low (URHL) where densities are guided for 12-20 units per acre.
As part of a Planned Unit Development (PUD), the City allows for blending to spread the density
out within the development. Since the development is within the MUSA boundary net density
would be used rather than gross density for the purposes of the Comprehensive Plan. At this
time staff is unable to verify the exact net density as there are certain features that are yet to be
determined (such as ponding, floodplain, etc.). As noted in the Zoning and Lot Size section
above, the development may be able to meet the 20 units per acre density depending on the size
of the lots for the apartment and assisted living buildings.
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 consider making application for Preliminary Plat, Rezoning, PUD, and Final Plat and other
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
1) Location Map
2) City Staff Comments, dated July 29, 2021
3) Public Comments Received — (none)
13
4) Sketch/PUD Narrative
5) Sketch Plan / PUD Concept Plan
Respectfu submitted
Peter Hellegers,
City Planner
Cc: Blaine Waters, LGA Andover, LLC, 10700 Old County Road 15, Suite 285,
Plymouth, MN 55446
Paul Kangas, IOA, Inc. (email only)
CITY ar
DOVER Sketch Plan Review - 71" Avenue/Bunker Lake Blvd.
Date Created July 77, 2011
Disclaimer. The provider makes no representation or warranties with respect to the reuse of this data. N
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 . WWW.ANDOVERMN.GOV
July 29, 2021
Mr. Blaine Waters
LGA Andover, LLC
10700 Old County Road 15, Suite 285
Plymouth, MN 55441
RE: Andover Crossing Sketch Plan — Review #1
Mr. Waters:
City staff has completed an initial review of the sketch plan for the Andover Crossing development.
Engineering Department
1) Access questions:
a. Right -in a possibility off 7m Avenue if left -in on Bunker Lake Boulevard goes away.
b. Right -out (to 71 Avenue) will most likely not be approved.
2) Set back for the 22 -foot fire road (from northern property line)?
3) Trail or sidewalk along main road?
4) Pedestrian crossing roundabout?
5) Show symbols for signals where existing (7thBunker) and proposed (7t'/new road).
Fire Department
1) Apartment building - The access behind the market rate apartment building fire access road
should be extended from the south towards the play area approximately 30 feet for apparatus
placement. While the exposed surface is only 22 feet of asphalt, it is assumed the improved
surfaces adjacent to the exposed surface meets the 26 feet required for aerial apparatus (MSFC
D105.1)
2) Assisted living facility — It would be beneficial to have access beyond the parking lot providing
access on the eastern side of the structure. It is also dependent on the setback from Bunker Lake
Boulevard. The need to access the roof from Bunker Lake Boulevard via the platform device is
important in certain applications. Additionally, is the turn lane and shoulder built to the same
standards as other roadways?
3) Access to the development from the north, via south -bound 7`h Avenue will require a full access
roadway with traffic lights and Opticom. This drawing shows a dotted line which may indicate a
future access.
4) Access to the development from the south, via north -bound 7°i Avenue can utilize the right -in
access and the full access roadway. Same can be said from the west, via west -bound Bunker
Lake Boulevard.
5) What are the expected dimensions of the roadways/street for the development?
6) Hydrant locations will need to be carefully planned based on the structure size and access points
of the market rate apartment structure.
Page 1 of 3
Planning Department
A. General
1) A portion of the side is guided at URHL which includes a density of 12-20 units per acre.
Density appears to be close to the 20 upa mark but still within that currently guided
range. If changes to the plan increase the density the proposed development may then
also require a Comprehensive Plan Amendment.
2) The proposed development would include a Planned Unit Development which is
processed through the Conditional Use Permit; the applicant shall apply for a CUP (PUD)
request at the time of the Preliminary Plat request.
3) Rezoning of some portion of the property may be necessary. The City's zoning map
shows "Neighborhood Business" zoning for approximately the westerly third of the
property, while the Future Land Use Map shows an "L" shaped area for neighborhood
commercial uses on the westerly half of the property. The applicant shall apply for a
rezoning request with the Preliminary Plat request.
4) The plan notes that specific commercial uses are not yet known. There are some
differences for commercial uses within the respective City zoning districts which may be
pertinent. For example there are a few restaurant pads shown on the proposed
development. While restaurants/cafes are permitted in most of the City's commercial
zones, the Neighborhood Business zone does not allow for live entertainment at
restaurants which is allowed through CUP in other commercial zones. Additionally, the
NB zone only allows liquor licenses for on -sale wine through CUP while the Shopping
Center or General Business zones allow on -sale wine as well as other liquor licenses in
compliance through City Code (through CUP).
B. Sketch Plan / Drawing
6) Include lot dimensions on the sketch/concept plan. These are measured at the front -yard
setback.
7) No curb cuts shall be located less than sixty feet (60') from the intersection of two (2) or
more street rights-of-way. This distance shall be measured from the intersection of lot
lines.
8) Should identify development information / proposed standards on the plan.
9) The landscaping section is pretty vague; more detail would be helpful with regard to
landscaping, buffering, and screening.
C. Narrative
13) Identify and provide justification for all deviations to the zoning district standards on plan
set or within applicant letter. The City Council will need to approve deviations from
zoning district standards through a Planned Unit Development (PUD) agreement.
14) Section 13-3-9 of the City Code includes findings that need to be made in order for a
PUD to be approved. Responses to section 13-3-9 were not included in the narrative.
15) Staff suggests addressing Section 13-3-11 on Desirable PUD Design Qualities as part of
the narrative.
16) What are the proposed lot depths?
17) What are the proposed setbacks?
18) Ownership of open space is not addressed in the narrative.
19) More detail would be helpful including: why you chose the site, how/why the site was
designed the way it was, why the particular mix of uses shown on the sketch plan.
Page 2 of 3
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.
Sin
c
Petr e9W—
City Planner
Page 3 of 3
Andover Commons Commercial Development
RECEIVED
Conceptual Design Review Application
AUG 0 5 2021
July 20, 2021- REVISED August 5, 2021
CITY OF ANDOVER
The Andover Commons development proposal provides a mixture of complimentary land uses consistent
with the Andover Future Land Use Plan and Zoning Designations for this area. Both Residential and
General Business uses are included and will be accessed by a new road connecting 7`^ Avenue with
Bunker Lake Boulevard through the interior of the site. Please refer to the attached concept plan as you
consider the following:
VEHICULAR ACCESS AND CIRCULATION
Access to 7`h Avenue will connect at a new full movement, stoplight -controlled intersection. The thru
road to the development parcel will pass through the Centerpoint Energy parcel under an agreement
already being negotiated.
Access to Bunker Lake Boulevard will be a three-quarter movement intersection to be located
approximately 350' west of the similar proposed intersection recently approved into the Capstone Homes
development to the south. It is anticipated turn lane improvements will be required on Bunker Lake
Boulevard.
The thru-street will be a 33' (Back -to -Back) City -owned local access roadway on 60' right-of-way.
Standard setbacks will apply to the proposed uses from the ROW. Turning movements and radii are
consistent with a slow speed (30 mph max) roadway.
A right in/right out access from 7t' Avenue into the parcel is a critical element of the commercial viability
of this development. The proposed uses rely on easy access to the businesses and the full movement
access to the north is too far away for the easy in and out circulation needed. We ask that the City assist
in any way possible to gain approval for this access.
PROPOSED LAND USES:
The largest site will be occupied by a three-story market rate apartment building totaling 150 units. Both
surface and underground parking are provided to meet the overall goal of two stalls per unit. The
apartment building has been situated to take advantage of long vistas over the existing wetlands and will
have significant setbacks from the new street and north property line.
A 32 unit assisted living senior housing facility will occupy the SE corner of the site. The proposed facility
serves residents in need of a high level of care who do not drive. Parking for this building is limited to
staff and visitor parking needs and is shown at 16 total spaces (1/2 stall per unit).
The commercial uses for this development will consist of a variety of parcel and building sizes. Uses that
will benefit from the high traffic and visibility at this intersection are proposed. It is important to note
that the end users for this site are not 100% certain and some future manipulation of the building size
and layout is possible.
SIGNAGE:
In addition to typical building mounted signage, the current plan is to have a large multi -tenant
monument sign at the NE corner of the intersection of 71^ Avenue and Bunker Lake Boulevard. In
addition, we anticipate ground mounted entry signs may be implemented at the entries to the property
and at the entries to each parcel.
STORMWATER MANAGEMENT:
It is anticipated that a variety of stormwater management elements will be required to meet the City and
Watershed requirements for this development. The apartment and senior living facility are intended to
control their own stormwater needs. The remaining commercial property will hopefully have one or
more basins creating the treatment volume required. Additional grading and design development is
necessary to determine the overall stormwater approach and that will be provided as part of future Site
Plan Review Applications.
WETLAND IMPACT:
No wetland impact is anticipated for this project. The large wetland on the northeast corner of the parcel
has been delineated and the concept plan accurately reflects that location. No other wetlands were
found on the property.
FLOOD PLAIN IMPACT:
Small areas of this site, adjacent to the wetland, are shown on FEMA Flood Mapping. It is anticipated
these areas will be re -graded and mitigated via a future verification and LOMAR request. Compensatory
storage will be factored into the overall grading design.
TREE IMPACT:
The site is mostly devoid of existing vegetation except for relatively low value trees along the wetland
boundary. The extent of clearing is not known at this time, but any impact will be greatly offset by new .
landscaping that will be required for the individual parcels.
FIRE AND SAFETY IMPACTS:
Each site will have internal circulation allowing for safety vehicles to reach each building. The apartment
building, having the largest overall site and building size, has 22' fire lanes serving both ends of the
building. It is assumed the standard 150' hose length will allow coverage of the remaining portion of the
building not immediately adjacent to the fire lane.
PUD FINDINGS REQUIRED:
In order for a PUD to be approved, the City shall find that the following are present:
The proposed development is not in conflict with the goals of the Comprehensive Plan of the city.
The proposed development shows the same general uses as noted on the Comprehensive Plan and
Future Land Use Plan. The boundaries and total acreage of each use are slightly modified, but generally
consistent the anticipated development pattern.
The proposed development is designed in such a manner as to form a desirable and unified environment
within its own boundaries
Site Design and Placement:
The buildings have been oriented on the site for multiple reasons:
• The proposed development creates a pleasant and marketable mix of land uses.
• Site design was developed to accommodate the new local road connecting 7th Avenue with
Bunker Lake Boulevard through the interior of the site, creating the separation between
commercial and the housing uses.
• Commercial building placement are anchored on the intersection of 7th Avenue and Bunker Lake
Boulevard to provide the quick access and visibility.
• Building orientation takes advantage of existing grades on the site to minimize cut and fill, while
providing storm water management in the most logical places for water flow.
• Building placement takes advantage of the east to west sun movement throughout the day for
many of the residential units.
• The 3 story multi -family building is placed so that the height does not create shades and shadows
to the lower one story commercial or assisted living buildings.
The proposed development demonstrates how each modified or waived requirement contributes to
achieving the purpose of a PUD.
Ordinance Waiver#1: 2.5 parking stalls/unit for multi -family building.
We are proposing 2 stalls/unit for the multi -family portion of this project.
J ustification/Benefit:
Our experience with similar projects has proven the residential needs can be met with less
parking. Less parking allows for more green space, reduced stormwater impacts, and more
capital investments in landscape and building materials.
Ordinance Waiver #2: 9'-0" stalls for below grade parking for multi -family
We are proposing the use of 9' wide parking stalls for all underground parking in lieu of 10' width by
Ordinance.
Justification/Benefit:
Interior parking is not impacted by snow storage thus allowing for narrower parking stalls to
comfortably accommodate resident vehicles. The interior parking must also account for
structural columns making every square foot of space critical to an efficient layout.
Ordinance Waiver#3: 1.0 parking stalls/unit for senior living building.
We are proposing a minimum of 0.50 stalls per unit for the assisted living building.
J ustification/Benefit:
The residents of the proposed facility will not drive and therefore parking will be limited to staff
and guests. However, we also understand the Fire Department has requested additional access
to the east side of the site which may require adding additional site design and parking
modification. We anticipate a maximum of 0.75 stalls per unit would be necessary.
Ordinance Waiver #4: Reduced setbacks in Commercial Zoning
We are requesting reduced drive and parking setbacks of 10' from the internal street right-of-way and 5'
from internal or shared driveways. The parking and drive setbacks from the adjacent County roads will be
maintained at the required 20'.
Justification/Benefit:
We anticipate the proposed commercial lots will have shared driveways and access easements
for the mutual benefit of the entire development. Lots lines that are routed down the center of
drives make for efficient circulation and reduce the required need for setbacks to sufficiently
separate parking from other elements. Areas will be well -landscaped to further offset the
reduction.
The PUD is of composition, and arrangement that its construction, marketing, and operation are feasible
as a complete unit without dependence upon any subsequent unit. (Ord. 298, 8-4-2004)
Upon final negotiation & agreement with Centerpoint Energy for the northern access connection, no
subsequent parcel or acreage is necessary to fulfill the development plan as shown.
DESIRABLE PUD DESIGN QUALITIES: The following design qualities are offered as part of our PUD
Submittal:
A. Achieves efficiency in the provision of streets and utilities and preserves area to achieve the
elements of design qualities described in this chapter.
The property is efficiently laid out to accommodate required access points on Bunker
Lake Boulevard and 7th Avenue. The large existing wetland and required commercial
property depths on the western and southern edges of the property, were significant
factors in dictating the road placement. The internal street layout achieves the necessary
design requirements of a 30 -mph local access street.
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.
There was significant time and many concepts drawn regarding the topic of safety across
the site and how the new local road intersected the site with regards to pedestrian
walking and children's play area.
C. Provides a buffer between different uses, adjacent properties, roadways, between backyards
of back-to-back lots.
Residential uses will be well -buffered from adjacent commercial properties, adjacent
lots, and existing main roadways. Commercial properties will have smaller setbacks and
separation but will be developed jointly.
D. Preserves existing stands of trees and/or significant trees.
Not applicable. Very few existing trees are found on this property.
E. Provides considerable landscaping treatments that complement the overall design and
contribute toward an overall landscaping theme.
Yes, considerable landscaping will be offered on each site and on common spaces as well.
F. Preserves significant usable space on individual lots or through the provision of open space
within the development.
Yes, open space is planned for the multi -family project including a children's play area,
outdoor patio with barbecue grills, tables, fire pits, etc. as well a dog park for the
apartment building. There will also be additional walking trails around the multi -family
project.
Housing open green space provided: (not including storm water ponding)
Multi -family: 44%
Assisted Living: 53%
G. Provides an attractive streetscape through the use of undulating topography, landscaping,
decorative street lighting, decorative mailbox groupings, retaining walls, boulders, fencing, area
identification signs, etc.
The streetscapes along Bunker Lake Boulevard and 7th avenue will have significant
building setbacks and landscaped yards to offer a high-quality appearance along these
heavily traveled roadways. The internal public street, designated as a local access street,
will have adequate front yard building and parking setbacks to provide a pleasing
appearance and separation between land uses.
H. The proposed structures within the development demonstrate quality architectural design
and the use of high-quality building materials for unique design and detailing.
The development team is focused on:
• Creating an attractive, community -oriented development that positively reflects on the
image and identity of Andover.
• High quality designed housing to ensure compatibility between residential and
commercial uses.
• Each building type will be designed and built using high quality materials and
complement both the external and internal site context.
The lasting quality of the development will be ensured by design, maintenance and use
guidelines established through an owners' association. (Ord. 298, 8-4-2004)
The commercial properties will be maintained by a single entity and include cross access
easements and a common site development theme and future maintenance agreement.
There will not be an association across the parcel owners.
Multi -family Development Team:
Developer, Owner and Asset Manager of this project.
Our development team and investors are looking for long-term hold investments
and we currently do not have any plans of selling. We look forward to being long
term partners with the City of Andover.
• The multi -family housing development will be maintained by a third -party
management team, and it is our intention that they have ownership stake in the
project.
• As in past projects, it is our goal to have our general Contractor that will invest
and have ownership stake in the project.
Legal Description
The Southwest Quarter of the Southeast Quarter of Section 30, Township 32, Range 24, Anoka County,
Minnesota, except that part thereof lying south of the south line of Parcel 1, ANOKA COUNTY
HIGHWAY RIGHT-OF-WAY PLAT NO. 22 and its westerly extension.
And except Parcel 1, ANOKA COUNTY HIGHWAY RIGHT-OF-WAY PLAT NO. 22
And except Parcels 20 and 20A, ANOKA COUNTY HIGHWAY RIGHT-OF-WAY PLAT NO. 82
i
Gw
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on
o
Proposed Full
Access Lighted `
r i Intersection
Right Inl
Right Out
3
2
91?_ x
PAP'
Stok
This development requires
connection thru the Centerpoint
Energy property. A road connection will be
made though the ROW alignment shown.
That Agreement will be finalized upon
approval of this plan.
22 Wide Fire Road
i" 40' Collapse Zone
Fast Food with
U I y Drive Thru d Market Rate Apartments �1
0.92 Acres Three Story - 150 Units
6.73 Acres
— 25
j
J� Existing Wetland
3.19 Acres
Play
7 { Restaurant with I Are
C Drive Thru �,% 160 Exterior Stalls (10' Wide)
0.92 Acres 140 Underground Stalls (9' Wide)
-260'
-140 Storm
Storm 60' ROW - 1.34Acres Storm Ponding
22,600 SF Ponding 2- Ponding
Retail °O
2.75 Acres IdI&L 16 Stalls M�
r 29 Stalls I^'
Assisted Living Facility
8,400 SF (Two Story)
° — Commercial s 32 Units
.19 Acre Storm 1.72 Acres
Ponding t x
121 Stalls 0' Bldg S bk �, 'e50' Bldg Stb Storm
Development tl_�_�_I I } PondingU
�., Signage ' Pk❑ Sthk -. _ _
Existing Lighted 350' to West from New South Entrance
Intersection
L F
-----------------------------
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_===3 unkEw-Eake=Bokevarct--
0
REOPIM
AUG 05 2021
CITY OF ANDOVER
ANDOVER
CROSSINGS
SITE AREA CALCULATIONS
DEVELOPMENT PLAN
Total Site Area =
18.76 Acres
Wetland Area =
3.19 Acres
Proposed ROW =
1.34 Acres .
Housing Land Uses
8.45 Acres
inside outside
ARCHITECTURE
Commercial Land Uses
5.78 Acres
Fast Food with
U I y Drive Thru d Market Rate Apartments �1
0.92 Acres Three Story - 150 Units
6.73 Acres
— 25
j
J� Existing Wetland
3.19 Acres
Play
7 { Restaurant with I Are
C Drive Thru �,% 160 Exterior Stalls (10' Wide)
0.92 Acres 140 Underground Stalls (9' Wide)
-260'
-140 Storm
Storm 60' ROW - 1.34Acres Storm Ponding
22,600 SF Ponding 2- Ponding
Retail °O
2.75 Acres IdI&L 16 Stalls M�
r 29 Stalls I^'
Assisted Living Facility
8,400 SF (Two Story)
° — Commercial s 32 Units
.19 Acre Storm 1.72 Acres
Ponding t x
121 Stalls 0' Bldg S bk �, 'e50' Bldg Stb Storm
Development tl_�_�_I I } PondingU
�., Signage ' Pk❑ Sthk -. _ _
Existing Lighted 350' to West from New South Entrance
Intersection
L F
-----------------------------
----- ---- -
_===3 unkEw-Eake=Bokevarct--
0
REOPIM
AUG 05 2021
CITY OF ANDOVER