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HomeMy WebLinkAboutDecember 28, 2021© C I T Y O F ND OVE 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 . (763) 755-5100 FAX (763) 755-8923 . WWW.CLANDOVER.MN.US Andover Planning and Zoning Commission Meeting Agenda December 28, 2021 Andover City Hall Council Chambers 7:00 p.m. 1. Call to Order 2. Pledge of Allegiance 3. Approval of Minutes — November 23, 2021 Regular Meeting 4. Public Hearing — Consider Conditional Use Permit (CUP) / Planned Unit Development © (PUD) Request — PIN 30-32-24-43-0018; Unaddressed parcel — Blaine Waters, Quest Development (Applicant — LGA Andover LLC) 5. Other Business 6. Adjournment DE ►ai u C�J PLANNING AND ZONING COMMISSION REGULAR MEETING DECEMBER 28, 2021 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Bert Koehler IV on December 28, 2021, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Karen Godfrey, Mary VanderLaan, Nick Loehlein, Scott Hudson, Wes Volkenant, Jonathan Shafto Commissioners absent: None Also present:. Community Development Director Joe Janish Associate Planner Jake Griffiths Others PLEDGE OFALLEGIANCE APPROVAL OF MINUTES November 23, 2021 Regular Meeting Motion: Chairperson Koehler assumed a motion to approve the November 23, 2021 Regular Meeting minutes as presented. Motion carries by unanimous consent. PUBLIC HEARING: CONSIDER CONDITIONAL USE PERMIT (CUP)ITLANNED UNITDEVELOPMENT(PUD)REQUEST— PIN30-32-24-43-0018, UNADDRESSED PARCEL — BLAINE WATERS, QUEST DEVELOPMENT (APPLICANT — LGA ANDOVER LLC) The Planning Commission is requested to hold a public hearing and make a recommendation to the City Council regarding a CUP/PUD for the development presented as Andover Crossings. Community Development Director Janish identified the location of the development and explained the area is guided commercial and residential with a density of 12-20 units per acre. Mr. Janish presented the proposed layout of the parcel and addressed the access points. H Regular Andover Planning and Zoning Commission Meeting Minutes — December 28, 2021 Page 2 Mr. Janish presented the proposed PUD standards requesting deviations from lot area, setback from a County road, number of parking stalls, shared access, parking setbacks, and building height. Mr. Janish explained the details of the proposed PUD standards as written in the staff report. Mr. Janish reviewed the steps in the approval process for the development. Commissioner Godfrey asked Mr. Janish to address the deviation regarding shared access with the commercial internal road from 20 feet to 10 feet and the impact on emergency vehicles. Mr. Janish stated the radius of the curbs would impact the emergency vehicles and would be analyzed as the development is constructed. Commissioner Godfrey asked if the Fire Department has reviewed the plan. Mr. Janish stated the commercial sites are not being reviewed at this time, but the Fire Department will be involved as the site plans are developed. Commissioner VanderLaan reviewed comments from residents from the August meeting concerning school buses and the amount of traffic on 7th Avenue. She asked if staff has addressed these issues with the developer. Mr. Janish stated the development has been submitted to the County and they look at grading and impact to County roads. He explained the City's transportation plan and noted that it is submitted to the County. Mr. Janish stated the development is part of the City's 2018 Comprehensive Plan and the City and County © are aware that this type of development would occur in this area. He said there will be a signal added on 7th Avenue, improving access in the area. Mr. Janish stated the school districtibus company will determine the bus stop location after the development is constructed. Commissioner Volkenant asked if the dog area was still being planned. Mr. Janish stated the dog area is in the landscaping plan and identified the location on the map. Commissioner Volkenant noted the 6-foot fence along Bunker Lake Boulevard is an addition and asked about the visibility of the businesses from Bunker and how the fence impacts a sidewalk. Mr. Janish explained there is a trail on the south side of the fence extending to the intersection at Bunker and 7th Avenue. Mr. Janish stated the developer is proposing an electronic monument sign to allow for advertising of the businesses. He noted the fence will stop well before the commercial buildings. Commissioner Volkenant asked what is planned for crosswalks at Bunker and 7th Avenue and the new intersection at 7th Avenue and 143 a Lane. Mr. Janish stated there is an existing crossing at Bunker and 7th Avenue which the County controls. He indicated he would contact the County to inquire about the timing of the lights to ensure safe crossing. Mr. Janish stated the new intersection at 7th Avenue and 143`d Lane is a joint project with Andover, City of Anoka, and Anoka County. He said the City of Anoka wants to connect an existing trail to the new intersection and to Bunker and 7th Avenue. H Regular Andover Planning and Zoning Commission Meeting Minutes —December 28, 2021 Page 3 © Commissioner Volkenant asked about traffic flow within the development and if staff anticipated traffic congestion. Mr. Janish stated staff do not see an issue with traffic flow. Commissioner Volkenant referred to a comment on Facebook regarding CenterPoint's storage units and if there is danger to future buildings. Mr. Janish stated CenterPoint had an expansion a few years ago and they had to go through a rigorous safety process. Chairperson Koehler asked if there were any deviations for signage or if the plan is following City Code. Mr. Janish stated signage is following City Code. Chairperson Koehler asked who will maintain the proposed fence. Mr. Janish explained the fence will be owned and maintained by the assisted living facility. Chairperson Koehler asked if there are regulations for handicapped parking underground. Mr. Janish recalled requiring one handicapped stall per 25 stalls and there will be accessible parking underground and at grade. Chairperson Koehler stated he is concerned the Fire Department hasn't weighed in on everything and asked if the aerial equipment is tall enough to cover the building height. Mr. Janish answered the equipment is tall enough. Mr. Janish stated the developer has met with the Fire Department and the Fire Department is comfortable with the building height © and access. Chairperson Koehler pointed out that the Commission will review the preliminary plat. Mr. Janish stated the preliminary plat will come before the Commission for review and recommendation. Chairperson Koehler asked if the Commission would see the preliminary plat for the entire development or just parts of it. Mr. Janish stated the Commission will see the preliminary plat for the entire parcel and the developer has the ability to construct it in phases. Motion: Chairperson Koehler assumed a motion to open the Public Hearing at 7:42 p.m. Motion carries by unanimous consent. Della Kolpin with DK Design and Development Group, 2880 Jewel Lane North, Plymouth, came forward and gave an overview of the multi -family development team. She stated the group will be the developer, owner, and asset manager. Ms. Kolpin presented the objectives of a high -quality designed housing, attractive community -oriented development, affordable market rate housing, and walkability. Ms. Kolpin explained the multi -family project will be a 3-story building with 150 residential homes and 2 parking stalls per unit. She highlighted resident amenities and noted there is 42% greenspace. Ms. Kolpin displayed the site plan and identified key components. She presented the main level floor plan and explained how it connects to the outside amenities. Ms. Kolpin displayed a 3D rendering of the multi -family unit and addressed the materials that will be used in the © exterior design. Regular Andover Planning and Zoning Commission Meeting Minutes — December 28, 2021 Page 4 © Commissioner Hudson asked why the fire road becomes narrower on the west side of the building. Ms. Kolpin stated the road is 12 feet wide at the point. She explained the options were a cul-de-sac, hammerhead, or a continuous road/trail. Commissioner VanderLaan asked how many elevators were in each section of the building. Ms. Kolpin stated there is one elevator at each corner and they will be larger to accommodate moving. Commissioner Volkenant read a paragraph from a letter written by Ms. Kolpin regarding vacancy rates in nearby communities and asked her to address the need for this type of housing in Andover. Ms. Kolpin stated Andover hasn't had a market -rate apartment complex in a long time and the vacancy rate of 2% shows there is a need for additional housing. Commissioner Volkenant asked if there are accommodations for electric cars. Ms. Kolpin explained they are planning on at least 24 EV parking stalls underground. Commissioner Volkenant stated he has concerns about the 9-foot width of the parking stalls. He asked why they can't provide a 10-foot space. Ms. Kolpin stated one of the goals was to meet City Code of providing I parking space per unit underground. Ms. Kolpin explained 8 of their last projects have 9-foot parking spaces and they have not heard © concerns from residents. Chairperson Koehler asked when they expect to be open. Ms. Kolpin replied July of 2023. Bob Lyngen, 10700 Old County Road 15, Plymouth, came forward to address questions on the assisted living facility and commercial area. Commissioner Godfrey asked Mr. Lyngen to describe the type of signage they anticipate. Mr. Lyngen stated the commercial signage would meet City code for the entire commercial area. He stated they are proposing an electric sign on the corner of 7`h Avenue and Bunker which they would own and maintain. Commissioner Loehlein asked what type of interest they have received in the commercial area. Mr. Lyngen stated it is market driven and they don't have any identified tenants. Commissioner Volkenant noted City Code requires 1 parking stall per unit and the assisted living facility is proposing 25 stalls instead of the required 32. He stated he is concerned 25 isn't enough. He asked if they could accommodate 32 parking stalls or explain why 25 is sufficient. Mr. Lyngen stated they based 25 parking stalls on their existing facilities. Mr. Lyngen stated they are working with their engineer to see if they can provide 7 additional proof of parking spaces. He indicated they will work with the commercial properties to have shared parking for events and activities. [] Regular Andover Planning and Zoning Commission Meeting Minutes — December 28, 2021 Page 5 © Chairperson Koehler asked if the Commission would see the parking plan at preliminary plat. Mr. Janish stated the preliminary plat will show the lot layout and not a specific site plan. Mr. Janish explained the Commission can make the proof of parking a condition. Motion: Chairperson Koehler assumed a motion to close the Public Hearing at 8:17 p.m. Motion carries by unanimous consent. Commissioner Godfrey asked if part of the property, particularly the assisted living facility, were to be repurposed for other uses, what would be required. Mr. Janish stated a change in use would require the facility to undergo an architectural review and current code would apply. Mr. Janish stated the site would be evaluated for City requirements, such as parking. Commissioner Hudson asked if the parking stalls at grade, would be 10 feet wide. Mr. Janish stated they are 10 feet wide. Commissioner Hudson noted larger vehicles could be parked outside. Mr. Janish stated there are many surrounding communities that have 9-foot widths as a standard. Chairperson Koehler explained the State requirement for parking stall width is 8'/2 feet. He indicated he has a friend that stripes parking lots and found the industry standard is 9 feet. Chairperson Koehler stated he is concerned about navigating 9-foot widths with the pillars underground. © Chairperson Koehler stated he is concerned about the number of parking stalls at the assisted living facility, especially during holidays and events. He stated adding 7 stalls will not fix the problem and asked the developer to address parking when returning with preliminary plat. Commissioner Hudson noted there isn't any room to increase parking due to the wetlands. Chairperson Koehler believes there are ways the developer can accommodate parking during events and would like to hear what the plan is. Commissioner VanderLaan asked if it was feasible to use CenterPoint's property for additional parking. Mr. Janish stated the City allows for offsite parking in some situations. Mr. Janish explained proof of parking does not mean the stalls need to be built, but allows for expansion if parking becomes an issue. Mr. Janish explained the PUD request is to provide .78 parking stalls per unit for the assisted living facility and if the developer can show proof of parking for 7 additional stalls, the PUD is not needed. Commissioner Volkenant asked if moving the access from Bunker to the west impacted the assisted living building and parking. Mr. Janish stated the entrance shifted due to the County's comments. Mr. Janish stated the original sketch plan showed 16 parking stalls and no proof of parking. He stated the Council provided direction to increase the number of stalls and the developer was able to accommodate 25 stalls. Mr. Janish explained City Code states the assisted living facility needs to show 1 parking stall per unit, installing half at the time of construction and showing proof of parking for the other half. He stated if the © Commission is requiring the applicant to meet City Code, then the PUD isn't necessary. Regular Andover Planning and Zoning Commission Meeting Minutes — December 28, 2021 Page 6 Commissioner Loehlein commended the applicants for incorporating the feedback from the sketch plan into this proposal. Commissioner Loehlein stated he is comfortable with the deviations presented and understands there may be parking issues once or twice a year. Chairperson Koehler requested the developer return with a plan to address parking for special events at the assisted living facility. Commissioner Volkenant stated he is excited to have commercial and residential on the west side of Andover. Commissioner Volkenant stated his concerns are safety matters and parking at the assisted living facility. He stated if the assisted living facility cannot meet the 1-1 requirement, they must meet the .78 as proposed. Commissioner Volkenant stated he is concerned about the 9-foot width in the underground parking. He stated he loves the apartment building design and gabled roof. Commissioner Volkenant said it looks like a luxury apartment building. Motion by VanderLaan, seconded by Loehlein, to recommend approval of the Conditional Use Permit/Planned Unit Development requested by LGA Andover and presented as Andover Crossings. Commissioner Volkenant asked for clarification on the number of parking space proposed © for the assisted living facility. Mr. Janish answered the draft resolution states 25 parking stalls are enough and does not require proof of parking. Motion carries unanimously. Mr. Janish stated the item will go before Council on Tuesday, January 4, 2022. Chairperson Koehler thanked Ms. Kolpin and Mr. Lyngen for investing in Andover. OTHER BUSINESS Associate Planner Griffiths updated the Commission that Council approved the solar panel variance. Mr. Griffiths announced the next Planning Commission meeting will be late January. He stated Commission applications will be accepted through January 3, 2022. Chairperson Koehler wished the City a Happy New Year. ADJOURNMENT Motion: Chairperson Koehler assumed a motion to adjourn the meeting at 8:39 p.m. Motion carries by unanimous consent. 0 Respectfully Submitted, Regular Andover Planning and Zoning Commission Meeting Minutes — December 28, 2021 Page 7 Shari Kunza, Recording Secretary Timesaver Off Site Secretarial, Inc. H H