HomeMy WebLinkAbout02-08-221685 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
February 8, 2022
Andover City Hall
Council Chambers
7:00 a.m.
1. Call to Order
2. Pledge of Allegiance
3. Oath of Office— Commissioners Bert Koehler IV & Scott Hudson
4. Appointment of Chairperson and Vice Chairperson (Effective Next Meeting)
5. Approval of Minutes — December 28, 2021 Regular Meeting
Approval of Minutes — January 25, 2022 Work Shop Meeting
6. Public Hearin e — Consider Lot Split Request dividing existing property into northerly and southerly
portions - PIN 17-32-24-13-0007; 3415 163' Lane NW — (Applicants — Rachel Humnick / Jaime
Humnick)
7. Public Hearine — Consider Preliminary Plat Request for southerly portion of subject property — PIN
17-32-24-13-0007; 3415 163rd Lane NW — (Applicants — Rachel Humnick / Jaime Humnick)
8. Public Hearing — Consider Rezoning Request — Amend zoning boundaries between Neighborhood
Business (NB) and Multiple Dwelling (M-2) zoning districts within parcel — PIN 30-32-24-43-0018;
Unaddressed parcel — Blaine Waters, Quest Development (Applicant — LGA Andover LLC)
9. Public Hearine — Consider request for Preliminary Plat titled "Andover Crossings" — PIN 30-32-24-
43-0018; Unaddressed parcel — Blaine Waters, Quest Development (Applicant — LGA Andover LLC)
10. Other Business
11. Adjournment
Please Note:
Some members of the Andover Planning & Zoning Commission will participate in the February 8,
2022 meeting by video conference call rather than being physically present at the Commission's
regular meeting place at Andover City Hall. Pursuant to Minnesota State Statute 13D.02, Subd. 4,
the location(s) where a member of the Planning & Zoning Commission will be participating in the
meeting by interactive technology are as follows: 1482 — 158th Lane NW, Andover, MN 55304.
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
FROM: Peter Hellegers, City Planner ' "
SUBJECT: Swearing in of Commissioners Scott Hudson and Bert Koehler IV
DATE: February 8, 2022
REQUEST
Commissioners Hudson and Koehler IV have been reappointed to the Planning
Commission by the City Council to the Commission and will take an Oath of Office.
The terms for Commissioners Hudson and Koehler IV will end on January 1, 2025.
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
FROM: Peter Hellegers, City Planner V
SUBJECT: Appointment of Chairperson and Vice Chairperson
DATE: February 8, 2022
DISCUSSION
The Commission is requested to nominate and appoint a Chairperson and Vice
Chairperson. Commissioner Koehler is the current Chairperson and Commissioner
Godfrey is the current Vice Chairperson.
ANLbY O FOVE
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
FROM: Peter Hellegers, City Planner `''
SUBJECT: Approval of Minutes — December 28`h, 2021 Regular Meeting minutes
January 25, 2022 Workshop Meeting minutes
DATE: February 8, 2022
REQUEST
The Planning and Zoning Commission is requested to approve the December 281h, 2021 Regular
Meeting and January 25, 2022 Workshop Meeting minutes.
2
3
4
5
6
7
8 PLANNING AND ZONING COMMISSION REGULAR MEETING
9 DECEMBER 28, 2021
10
11
12 The Regular Bi -Monthly Meeting of the Andover Planning and Zoning Commission was
13 called to order by Chairperson Bert Koehler W on December 28, 2021, 7:00 p.m., at the
14 Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
15
16 Commissioners present: Karen Godfrey, Mary VanderLaan, Nick Loehlein, Scott
17 Hudson, Wes Volkenant, Jonathan Shafto
18
19 Commissioners absent:
20
21 Also present: Community Development Director Joe Janish
22 Associate Planner Jake Griffiths
23 Others
24
25
26 PLEDGEOFALLEGL4NCE
27
28 APPROVAL OF MINUTES
29
30 November 23, 2021 Regular Meeting
31
32 Motion: Chairperson Koehler assumed a motion to approve the November 23, 2021
33 Regular Meeting minutes as presented. Motion carries by unanimous consent.
34
35 PUBLIC HEARING: CONSIDER CONDITIONAL USE PERMIT (CUP)/PLANNED
36 UNITDEVELOPMENT(PUD)REQUEST—PIN30-32-24-43-0018; UNADDRESSED
37 PARCEL — BLAINE WATERS, QUEST DEVELOPMENT (APPLICANT — LGA
38 ANDOVER LLC)
39
40 The Planning Commission is requested to hold a public hearing and make a
41 recommendation to the City Council regarding a CUP/PUD for the development presented
42 as Andover Crossings. Community Development Director Janish identified the location of
43 the development and explained the area is guided commercial and residential with a density
44 of 12-20 units per acre. Mr. Janish presented the proposed layout of the parcel and
45 addressed the access points.
Regular Andover Planning and Zoning Commission Meeting
Minutes — December 28, 2021
Page 2
2 Mr. Janish presented the proposed PUD standards requesting deviations from lot area,
3 setback from a County road, number of parking stalls, shared access, parking setbacks, and
4 building height. Mr. Janish explained the details of the proposed PUD standards as written
5 in the staff report. Mr. Janish reviewed the steps in the approval process for the
6 development.
8 Commissioner Godfrey asked Mr. Janish to address the deviation regarding shared access
9 with the commercial internal road from 20 feet to 10 feet and the impact on emergency
10 vehicles. Mr. Janish stated the radius of the curbs would impact the emergency vehicles
11 and would be analyzed as the development is constructed. Commissioner Godfrey asked if
12 the Fire Department has reviewed the plan. Mr. Janish stated the commercial sites are not
13 being reviewed at this time, but the Fire Department will be involved as the site plans are
14 developed.
15
16 Commissioner VanderLaan reviewed comments from residents from the August meeting
17 concerning school buses and the amount of traffic on 7`h Avenue. She asked if staff has
18 addressed these issues with the developer. Mr. Janish stated the development has been
19 submitted to the County and they look at grading and impact to County roads. He explained
20 the City's transportation plan and noted that it is submitted to the County. Mr. Janish stated
21 the development is part of the City's 2018 Comprehensive Plan and the City and County
22 are aware that this type of development would occur in this area. He said stated there will
23 be a signal added on 7th Avenue, improving access in the area. Mr. Janish stated the school
24 district/bus company will determine the bus stop location after the development is
25 constructed.
26
27 Commissioner Volkenant asked if the dog area was still being planned. Mr. Janish stated
28 the dog area is in the landscaping plan and identified the location on the map.
29
30 Commissioner Volkenant noted the 6 -foot fence along Bunker Lake Boulevard is an
31 addition and asked about the visibility of the businesses from Bunker and how the fence
32 impacts a sidewalk. Mr. Janish explained there is a trail on the south side of the fence
33 extending to the intersection at Bunker and 7th Avenue. Mr. Janish stated the developer is
34 proposing an electronic monument sign to allow for advertising of the businesses. He noted
35 the fence will stop well before the commercial buildings.
36
37 Commissioner Volkenant asked what is planned for crosswalks at Bunker and 7th Avenue
38 and the new intersection at 7h Avenue and 143`d Lane. Mr. Janish stated there is an existing
39 crossing at Bunker and 7a' Avenue which the County controls. He indicated he would
40 contact the County to inquire about the timing of the lights to ensure safe crossing. Mr.
41 Janish stated the new intersection at 7th Avenue and 143d Lane is a joint project with
42 Andover, City of Anoka, and Anoka County. He said the City of Anoka wants to connect
43 an existing trail to the new intersection and to Bunker and 7`h Avenue.
44
Regular Andover Planning and Zoning Commission Meeting
Minutes — December 28, 2021
Page 3
I Commissioner Volkenant asked about traffic flow within the development and if staff
2 anticipated traffic congestion. Mr. Janish stated staff do not see an issue with traffic flow.
3
4 Commissioner Volkenant referred to a comment on Facebook regarding CenterPoint's
5 storage units and if there is danger to future buildings. Mr. Janish stated CenterPoint had
6 an expansion a few years ago and they had to go through a rigorous safety process.
7
8 Chairperson Koehler asked if there were any deviations for signage or if the plan is
9 following City Code. Mr. Janish stated signage is following City Code.
10
11 Chairperson Koehler asked who will maintain the proposed fence. Mr. Janish explained
12 the fence will be owned and maintained by the assisted living facility.
13
14 Chairperson Koehler asked if there are regulations for handicapped parking underground.
15 Mr. Janish recalled requiring one handicapped stall per 25 stalls and there will be accessible
16 parking underground and at grade.
17
18 Chairperson Koehler stated he is concerned the Fire Department hasn't weighed in on
19 everything and asked if the aerial equipment is tall enough to cover the building height.
20 Mr. Janish answered the equipment is tall enough. Mr. Janish stated the developer has met
21 with the Fire Department and the Fire Department is comfortable with the building height
22 and access.
23
24 Chairperson Koehler pointed out that the Commission will review the preliminary plat. Mr.
25 Janish stated the preliminary plat will come before the Commission for review and
26 recommendation. Chairperson Koehler asked if the Commission would see the preliminary
27 plat for the entire development or just parts of it. Mr. Janish stated the Commission will
28 see the preliminary plat for the entire parcel and the developer has the ability to construct
29 it in phases.
30
31 Motion: Chairperson Koehler assumed a motion to open the Public Hearing at 7:42 p.m.
32 Motion carries by unanimous consent.
33
34 Della Kolpin with DK Design and Development Group, 2880 Jewel Lane North, Plymouth,
35 came forward and gave an overview of the multi -family development team. She stated the
36 group will be the developer, owner, and asset manager. Ms. Kolpin presented the
37 objectives of a high-quality designed housing, attractive community -oriented development,
38 affordable market rate housing, and walkability. Ms. Kolpin explained the multi -family
39 project will be a 3 -story building with 150 residential homes and 2 parking stalls per unit.
40 She highlighted resident amenities and noted there is 42% greenspace. Ms. Kolpin
41 displayed the site plan and identified key components. She presented the main level floor
42 plan and explained how it connects to the outside amenities. Ms. Kolpin displayed a 3D
43 rendering of the multi -family unit and addressed the materials that will be used in the
44 exterior design.
45
Regular Andover Planning and Zoning Commission Meeting
Minutes — December 28, 2021
Page 4
1 Commissioner Hudson asked why the fire road becomes narrower on the west side of the
2 building. Ms. Kolpin stated the road is 12 feet wide at the point. She explained the options
3 were a cul-de-sac, hammerhead, or a continuous road/trail.
5 Commissioner VanderLaan asked how many elevators were in each section of the building.
6 Ms. Kolpin stated there is one elevator at each corner and they will be larger to
7 accommodate moving.
9 Commissioner Volkenant read a paragraph from a letter written by Ms. Kolpin regarding
10 vacancy rates in nearby communities and asked her to address the need for this type of
I t housing in Andover. Ms. Kolpin stated Andover hasn't had a market -rate apartment
12 complex in a long time and the vacancy rate of 2% shows there is a need for additional
13 housing.
14
15 Commissioner Volkenant asked if there are accommodations for electric cars. Ms. Kolpin
16 explained they are planning on at least 24 EV parking stalls underground.
17
18 Commissioner Volkenant stated he has concerns about the 9 -foot width of the parking
19 stalls. He asked why they can't provide a 10 -foot space. Ms. Kolpin stated one of the goals
20 was to meet City Code of providing 1 parking space per unit underground. Ms. Kolpin
21 explained 8 of their last projects have 9 -foot parking spaces and they have not heard
22 concerns from residents.
23
24 Chairperson Koehler asked when they expect to be open. Ms. Kolpin replied July of 2023.
25
26 Bob Lyngen, 10700 Old County Road 15, Plymouth, came forward to address questions
27 on the assisted living facility and commercial area.
28
29 Commissioner Godfrey asked Mr. Lyngen to describe the type of signage they anticipate.
30 Mr. Lyngen stated the commercial signage would meet City code for the entire commercial
31 area. He stated they are proposing an electric sign on the corner of 7`h Avenue and Bunker
32 which they would own and maintain.
33
34 Commissioner Loehlein asked what type of interest they have received in the commercial
35 area. Mr. Lyngen stated it is market driven and they don't have any identified tenants.
36
37 Commissioner Volkenant noted City Code requires 1 parking stall per unit and the assisted
38 living facility is proposing 25 stalls instead of the required 32. He stated he is concerned
39 25 isn't enough. He asked if they could accommodate 32 parking stalls or explain why 25
40 is sufficient. Mr. Lyngen stated they based 25 parking stalls on their existing facilities.
41 Mr. Lyngen stated they are working with their engineer to see if they can provide 7
42 additional proof of parking spaces. He indicated they will work with the commercial
43 properties to have shared parking for events and activities.
44
Regular Andover Planning and Zoning Commission Meeting
Minutes — December 28, 2021
Page 5
1 Chairperson Koehler asked if the Commission would see the parking plan at preliminary
2 plat. Mr. Janish stated the preliminary plat will show the lot layout and not a specific site
3 plan. Mr. Janish explained the Commission can make the proof of parking a condition.
4
5 Motion: Chairperson Koehler assumed a motion to close the Public Hearing at 8:17 p.m.
6 Motion carries by unanimous consent.
8 Commissioner Godfrey asked if part of the property, particularly the assisted living facility,
9 were to be repurposed for other uses, what would be required. Mr. Janish stated a change
10 in use would require the facility to undergo an architectural review and current code would
11 apply. Mr. Janish stated the site would be evaluated for City requirements, such as parking.
12
13 Commissioner Hudson asked if the parking stalls at grade, would be 10 feet wide. Mr.
14 Janish stated they are 10 feet wide. Commissioner Hudson noted larger vehicles could be
15 parked outside. Mr. Janish stated there are many surrounding communities that have 9 -foot
16 widths as a standard.
17
18 Chairperson Koehler explained the State requirement for parking stall width is 8% feet. He
19 indicated he has a friend that stripes parking lots and found the industry standard is 9 feet.
20 Chairperson Koehler stated he is concerned about navigating 9 -foot widths with the pillars
21 underground.
22
23 Chairperson Koehler stated he is concerned about the number of parking stalls at the
24 assisted living facility, especially during holidays and events. He stated adding 7 stalls will
25 not fix the problem and asked the developer to address parking when returning with
26 preliminary plat. Commissioner Hudson noted there isn't any room to increase parking due
27 to the wetlands. Chairperson Koehler believes there are ways the developer can
28 accommodate parking during events and would like to hear what the plan is.
29
30 Commissioner VanderLaan asked if it was feasible to use CenterPoint's property for
31 additional parking. Mr. Janish stated the City allows for offsite parking in some situations.
32 Mr. Janish explained proof of parking does not mean the stalls need to be built, but allows
33 for expansion if parking becomes an issue. Mr. Janish explained the PUD request is to
34 provide .78 parking stalls per unit for the assisted living facility and if the developer can
35 show proof of parking for 7 additional stalls, the PUD is not needed.
36
37 Commissioner Volkenant asked if moving the access from Bunker to the west impacted
38 the assisted living building and parking. Mr. Janish stated the entrance shifted due to the
39 County's comments. Mr. Janish stated the original sketch plan showed 16 parking stalls
40 and no proof of parking. He stated the Council provided direction to increase the number
41 of stalls and the developer was able to accommodate 25 stalls. Mr. Janish explained City
42 Code states the assisted living facility needs to show 1 parking stall per unit, installing half
43 at the time of construction and showing proof of parking for the other half. He stated if the
44 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
1
2 Commissioner Loehlein commended the applicants for incorporating the feedback from
3 the sketch plan into this proposal. Commissioner Loehlein stated he is comfortable with
4 the deviations presented and understands there may be parking issues once or twice a year.
5
6 Chairperson Koehler requested the developer return with a plan to address parking for
7 special events at the assisted living facility.
8
9 Commissioner Volkenant stated he is excited to have commercial and residential on the
10 west side of Andover. Commissioner Volkenant stated his concerns are safety matters and
I t parking at the assisted living facility. He stated if the assisted living facility cannot meet
12 the 1-1 requirement, they must meet the .78 as proposed. Commissioner Volkenant stated
13 he is concerned about the 9 -foot width in the underground parking. He stated he loves the
14 apartment building design and gabled roof. Commissioner Volkenant said it looks like a
15 luxury apartment building.
16
17 Motion by VanderLaan, seconded by Loehlein, to recommend approval of the Conditional
18 Use Permit/Planned Unit Development requested by LGA Andover and presented as
19 Andover Crossings.
20
21 Commissioner Volkenant asked for clarification on the number of parking space proposed
22 for the assisted living facility. Mr. Janish answered the draft resolution states 25 parking
23 stalls are enough and does not require proof of parking.
24
25 Motion carries unanimously.
26
27 Mr. Janish stated the item will go before Council on Tuesday, January 4, 2022.
28
29 Chairperson Koehler thanked Ms. Kolpin and Mr. Lyngen for investing in Andover.
30
31 OTHER BUSINESS
32
33 Associate Planner Griffiths updated the Commission that Council approved the solar panel
34 variance. Mr. Griffiths announced the next Planning Commission meeting will be late
35 January. He stated Commission applications will be accepted through January 3, 2022.
36
37 Chairperson Koehler wished the City a Happy New Year.
38
39 ADJOURNMENT
40
41 Motion: Chairperson Koehler assumed a motion to adjourn the meeting at 8:39 p.m.
42 Motion carries by unanimous consent.
43
44
45 Respectfully Submitted,
Regular Andover Planning and Zoning Commission Meeting
Minutes — December 28, 2021
Page 7
Shari Kunza, Recording Secretary
TimeSaver Off Site Secretarial, Inc.
1
2
3
4
5
6
7
8 PLANNING AND ZONING COMMISSION WORKSHOP MEETING
9 JANUARY25, 2022
10
11
12 The Workshop Meeting of the Andover Planning and Zoning Commission was called to
13 order by Chairperson Bert Koehler N on January 25, 2022, 7:00 p.m., at the Andover City
14 Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
15
16 Commissioners present: Karen Godfrey, Mary VanderLaan, Nick Loehlein, Scott
17 Hudson, Wes Volkenant, Jonathan Shafto
18
19 Commissioners absent: None
20
21 Also present: Community Development Director Joe Janish
22 City Planner Peter Hellegers
23 Associate Planner Jake Griffiths
24 Others
25
26
27 PLEDGE OFALLEGL4NCE
28
29 DISCUSSION: CITY CODE UPDATE TO TITLE 12: ZONING REGULATIONS
30
31 The Planning & Zoning Commission is requested to discuss and recommended changes to
32 City Code Title 12: Zoning Regulations. Mr. Griffiths stated staff have been identifying
33 conflicts between the Comprehensive Plan and City Code. He noted the Comprehensive
34 Plan has created land use districts that have no code associated with it. Staff has drafted a
35 table showing proposed amendments and would like comments and suggestions from the
36 Planning Commission.
37
Andover Planning and Zoning Commission Workshop Meeting
Minutes —January 25, 2022
Page 2
1 Commissioner Loehlein asked what would happen if City Code was not updated. Mr.
2 Griffiths stated the Comprehensive Plan process indicates the City must update its Code to
3 comply with the Comp Plan.
4
5 Mr. Griffiths reviewed Code Section 12-2 with updated definitions. The Commission asked
6 several questions and did not recommend changes to what staff was presenting.
7
8 Mr. Griffiths reviewed Code Sections 12-3 through 12-6. The Commission asked several
9 questions and did not recommend changes to what staff was presenting.
10
11 Chairperson Koehler requested staff to ask Council if they want the Planning Commission
12 to review the section of City Code related to fences. Mr. Griffiths noted the request.
13
14 Mr. Griffiths reviewed the changes to Code Section 12-9 regarding home occupations. He
15 explained staff is recommending deleting the current home occupations ordinance. He
16 indicated it is being replaced with a hybrid ordinance using text from other cities and some
17 from existing Andover City Code. Mr. Griffiths stated an Interim Use Permit will be
18 needed instead of a Conditional Use Permit.
19
20 Commissioner Volkenant asked how garage sales fit into home occupations. Mr. Griffiths
21 stated garage sales are generally exempt from the home occupation code. He stated if issues
22 arise with continuous garage sales, there are other methods to address the problem.
23
24 The Commission requested looking at language that replaces the term "sale of home
25 occupation" to "transfer of home occupation."
26
27 Chairperson Koehler requested staff to ask Council if they want the Planning Commission
28 to review the section of the City Code related to farm winery home occupations. Mr.
29 Griffiths noted the request.
30
31 The Commission requested reviewing the language stating home hair stylists can have one
32 customer receiving services while one customer is waiting. The goal is to have one stylist
33 working in the home but being able to accommodate families and waiting customers. The
34 Commission suggested basing it on the number of vehicles at the home salon. Mr. Griffiths
35 noted the comments and staff will review the section.
36
37 Mr. Griffiths reviewed changes to Code Section 12-10-1 to 12-13-6. The Commission
38 asked questions and did not recommend any changes.
39
Andover Planning and Zoning Commission Workshop Meeting
Minutes —January 25, 2022
Page 3
1 Mr. Hellegers stated Section 12-13-8 refers to off street parking requirements and the
2 minimum width of 10 feet for a parking stall. He asked if the Commission is willing to go
3 to 9 feet to be in line with industry standards. The Commission is in favor of decreasing
4 the minimum size parking space to 9 feet wide.
5
6 Mr. Griffiths reviewed changes to Sections 12-13-9 to 12-14. The Commission asked
7 questions and did not recommend any changes to what staff was presenting.
8
9 Chairperson Koehler stated Interim Use Permit is defined as no longer than 5 years in the
10 City Code which is different than State Statute. Chairperson Koehler recommended that
11 staff make a thorough review of the IUP section of code to make sure it aligns with State
12 Statute.
13
14 Mr. Griffiths stated the chapters will be renumbered and moved around for flow and ease
15 of use. The Code amendments will be reviewed by the City Council at a workshop,
16 comments compiled, and returned to the Planning Commission for a public hearing.
17
18 Commissioner Volkenant asked if the Commission would hear nuisance cases since it has
19 been removed from the Zoning Regulation Section. Mr. Griffiths stated the amendment
20 normally would not be reviewed by the Planning Commission; however, this amendment
21 will be brought to the Commission when all changes are made since it is part of a much
22 larger update to the City Code.
23
24 Commissioner Loehlein asked how the City will administratively deal with all the
25 documents that refer to City Code when the Code is going through an extensive edit. Mr.
26 Griffiths stated staff will go through and make sure all references are correct. He stated
27 there are three people proofing it. Commissioner Loehlein stated he is concerned when a
28 document from 10 years ago references a section of code that no longer exists. How will
29 staff address that? Mr. Janish stated staff look at the date of the document and reference
30 historical code from that date. Mr. Janish stated staff will need to take more time to find
31 the applicable Code at the time.
32
33 Chairperson Koehler gave kudos to staff for the hard work on updating City Code.
34
35 OTHER BUSINESS
36
37 Mr. Griffiths stated there will be a Planning Commission meeting on February 8, 2022, for
38 the preliminary plat at Andover Crossings. He stated Council approved the CUP/rezoning
1
2
3
4
5
6
7
s
9
10
11
12
13
14
15
16
17
Andover Planning and Zoning Commission Workshop Meeting
Minutes —January 25, 2022
Page 4
request for Andover Crossings. He added that proof of parking was provided by the assisted
living facility.
Chairperson Koehler stated Fun Fest has announced their dates.
Commissioner Volkenant stated that he will participate via zoom for the next meeting.
ADJOURNMENT
Motion: Chairperson Koehler assumed a motion to adjourn. Motion carried through
unanimous consent. The meeting adjourned at 8:44 p.m.
Respectfully Submitted,
Shari Kunza, Recording Secretary
TimeSaver Off Site Secretarial, Inc.
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
COPY: Joe Janish, Community Development Director -'`t7
FROM: Peter Hellegers, City Planner
SUBJECT: PUBLIC HEARING: Lot Split— 3415 163`d Lane NW (PID: 17-32-24-13-
0007) — Rachel Humnick and Jaime Humnick
DATE: February 8, 2022
The applicants propose to split the 10.19 -acre parcel to create two (2) conforming rural
lots. The proposed lot split would require a public hearing and would not be an
administrative lot split as both parcels in the proposed split do not exceed 5 acres.
A subsequent action for the southerly parcel (Parcel B) is proposed to divide that property
for development of two single-family homes and would include the dedication of road
right of way for the extension of the road onto that property.
BACKGROUND
A building permit for the house on the property at 3415 163 d Lane NW was issued in
2001 and the property is on private well and septic service. The subject property is
generally located south of 165h Lane NW, west of Round Lake Boulevard NW, north of
161' Avenue NW, and east of Tulip Street NW.
DISCUSSION
The applicants are proposing to split the 10 -acre property to allow for the development of
the southern portion of the property. The property is 300-430 feet wide by 1,230 feet long
but the dimensions, the shape of the property, and access points do not allow for easy
development of the undeveloped portions of the property. The proposed lot split would
divide the existing home site on the northerly portion of the property off from the
southerly portion of the property which would have access from a cul-de-sac extended
from 162nd Lane NW. The southerly portion of the property would then be platted to
allow, for the development of two single family lots.
The northerly parcel would not include any new development at this time. On the
attached survey the applicant has shown how 163`d Lane NW could be extended to the
property to the west should the northerly portion of 3415 163'd Lane NW be split in the
future.
The proposed lot split meets the R-1 Single -Family - Rural requirements, is in
compliance with the Comprehensive Plan, and meets the minimum lot requirements for
the district.
Comparison of Proposed Lots to Minimum Lot R. quirements
City Code Minimum Parcel A
Parcel B
Lot Area
2.5 acres 5.39 acres
108,900 s 235, 001 s
4.80 acres
209, 066 s
Lot Width at ROW
50 ft 60 ft
60 ft
Lot Width at Setback
300 ft 552 ft
670 ft
Lot Depth
150 ft 421 ft
330 ft
Setbacks
Setbacks for the new parcel (Parcel B) will need to be located to allow for the future
extension of the roadway onto the property.
Site Suitability
A geotechnical/soils report, soil borings, and septic borings were submitted with the
application. The Engineering Department reviewed the report and determined that the
new parcel is buildable. The survey shows the existing septic area for the existing house
on Parcel A and two (2) eligible septic drain field locations on Parcel B which would
comply with City Code requirements.
Staff Review Comments
There are staff review comments for the lot split that will need to be addressed before the
lot split can be recorded. A copy of these comments is attached.
Park Dedication and Trail Fees
One new parcel is created by the lot split process. A park dedication fee and a trail fee for
the new parcel would be required to be paid for at the time of the recording of the lot
split.
ACTION REQUESTED
The Planning Commission is asked to hold a public hearing and provide a recommendation
of approval to the City Council regarding the lot split request.
Respec lly sub fitted,
Peter legers, Planner
Attachments
Draft Resolution of Approval
Draft Resolution of Denial
Boundary and Topographic Survey (Exhibit A)
Applicant Letter
Site Location Map
Engineering Comments dated January 19, 2022
Cc: Rachel Humnick, 11617 Evergreen Street NW, Coon Rapids, MN 55448
Jaime Humnick, 3415 163d Lane NW, Andover, MN 55304
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO.
A RESOLUTION APPROVING A LOT SPLIT REQUEST TO SUBDIVIDE INTO
TWO PARCELS IN THE R-1 SINGLE FAMILY RURAL DISTRICT FOR THE
PROPERTY LOCATED AT 3415 163`d LANE NORTHWEST, PIN 17-32-24-13-0007,
LEGALLY DESCRIBED AS:
THAT PART OF THE EAST 330.00 FEET OF THE SOUTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 17, TOWNSHIP 32, RANGE 24, ANOVA
COUNTY, MINNESOTA, LYING NORTH OF THE SOUTH 726.00 FEET THEREOF
TOGETHER WITH THAT PART OF THE EAST 421.04 FEET OF THE NORTHWEST
QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION LYING SOUTHERLY
OF THE FOLLOWING DESCRIBED LINE:
COMMENCING AT THE SOUTHEAST CORNER OF THE NORTH 673.18 FEET OF
SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE SOUTH 00
DEGREES 09 MINUTES 18 SECONDS EAST, ASSUMED BEARING, ALONG THE
EAST LINE THEREOF 7.46 FEET TO THE POINT OF BEGINNING OF SAID LINE TO
BE DESCRIBED; THENCE SOUTH 71 DEGREES 55 MINUTES 43 SECONDS WEST
60.34 FEET; THENCE SOUTH 88 DEGREES 02 MINUTES 30 SECONDS WEST
36.12 FEET; THENCE SOUTH 80 DEGREES 09 MINUTES 43 SECONDS WEST
187.95 FEET; THENCE SOUTH 76 DEGREES 21 MINUTES 11 SECONDS WEST
146.29 FEET TO THE WEST LINE OF THE EAST 421.04 FEET OF Sg1p
NORTHWEST QUARTER OF THE NORTHEAST QUARTER AND SAID LINE THERE
TERMINATING. SUBJECT TO EASEMENTS AND VAUD RESTRICTIONS OF RECORD.
*Above legal description per inspection of county online tax records. Subject to revision
WHEREAS, the property, described above, is currently one tax parcel, and the property
owners have requested approval of a lot split to subdivide property, and;
WHEREAS, the lot split creates two (2) conforming rural lots that are in compliance with
City Code regulations and the Andover Comprehensive Plan, and;
WHEREAS, the Planning and Zoning Commission finds the request would not have a
detrimental effect upon the health, safety, morals, and general welfare of the City of
Andover, and;
WHEREAS, a public hearing was held pursuant to state statutes, and;
WHEREAS, the Planning and Zoning Commission recommends to the City Council for
approval of the lot split, as shown on Exhibit A (Boundary and Topographic Survey).
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover
hereby agrees with the recommendation of the Planning and Zoning Commission and
approves the lot split on said property with the following conditions:
1. City of Andover staff review comments dated January 19, 2022.
2. Setbacks for structures on the newly created parcel will need to be located based
on the extension of the roadway onto the parcel.
3. The applicant shall be required to pay a park dedication fee and a trail fee for the
newly created parcel prior to the recording of the lot split with Anoka County.
4. Separate easement documents shall be required for each Vehicle Maintenance
Access Area.
5. Applicant shall obtain all necessary permits from appropriate jurisdictions and
agencies that may be required in order to develop the property.
6. A grading and erosion control plan must be submitted to the City at the time of
building permit submittal.
7. All required permits must be obtained from the Lower Rum River Watershed
Management Organization and the Anoka County Transportation Department
prior to the issuance of a building permit.
8. The lot split is subject to a sunset clause as defined in Ordinance No. 40, Section
III(E).
Adopted by the City Council of the City of Andover on this day of 2022.
ATTEST:
Michelle Harmer, Deputy City Clerk
CITY OF ANDOVER:
Sheri Bukkila, Mayor
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
A RESOLUTION DENYING A LOT SPLIT REQUEST TO SUBDIVIDE INTO TWO
PARCELS IN THE R-1 SINGLE FAMILY RURAL DISTRICT FOR THE PROPERTY
LOCATED AT 3415 163'' LANE NORTHWEST, PIN 17-32-24-13-0007, LEGALLY
DESCRIBED AS:
THAT PART OF THE EAST 330.00 FEET OF THE SOUTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 17, TOWNSHIP 32, RANGE 24, ANOKA
COUNTY, MINNESOTA, LYING NORTH OF THE SOUTH 726.00 FEET THEREOF
TOGETHER WITH THAT PART OF 111E EAST 421.04 FEET OF THE NORTHWEST
QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION LYING SOUTHERLY
OF THE FOLLOWING DESCRIBED LINE:
COMMENCING AT THE SOUTHEAST CORNER OF THE NORTH 673.18 FEET OF
SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE SOUTH 00
DEGREES 09 MINUTES 18 SECONDS EAST, ASSUMED BEARING, ALONG THE
EAST UNE THEREOF 7.46 FEET TO THE POINT OF BEGINNING OF SAID UNE TO
BE DESCRIBED; THENCE SOUTH 71 DEGREES 55 MINUTES 43 SECONDS WEST
60.34 FEET; THENCE SOUTH 88 DEGREES 02 MINUTES 30 SECONDS WEST
36.12 FEET; THENCE SOUTH 80 DEGREES 09 MINUTES 43 SECONDS WEST
187.95 FEET; THENCE SOUTH 76 DEGREES 21 MINUTES 11 SECONDS WEST
146.29 FEET TO THE WEST LINE OF THE EAST 421.04 FEET OF SAID
NORTHWEST QUARTER OF THE NORTHEAST QUARTER AND SAID UNE THERE
TERMINATING. SUBJECT TO EASEMENTS AND VAUD RESTRIC11ONS OF RECORD.
*Above legal description per inspection of county online tax records. Subject to revision
WHEREAS, the applicants, Rachel Humnick and Jaime Humnick, have requested approval of a
lot split; and,
WHEREAS, the Andover Review Committee has reviewed the lot split; and,
WHEREAS, the Planning and Zoning Commission finds the request
have a detrimental effect upon the health, safety, morals, and general welfare of the City
of Andover, and;
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning
Commission has conducted a public hearing on said lot split; and,
WHEREAS, as a result of such public hearing, the Planning & Zoning Commission recommends
of the lot split to the City Council, as shown on Exhibit A (Boundary and
Topographic Survey);
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover
hereby with the recommendation of the Planning and Zoning Commission
and denies the lot split on said property based on the following findings:
1.
2.
Adopted by the City Council of the City of Andover this _day of 2022.
CITY OF ANDOVER
Sheri Bukkila, Mayor
ATTEST:
Michelle Hartner, City Clerk
EXHIBIT A
(Boundary and Topographic Survey)
BOUNDARY & TOPOGRAPHIC SURVEY "f?r- HUMNICK RESIDENCES RECEIVED
P.II.D.#17-32-24-13-0007/ /\\ nor n No
PROPERTY ADDRESS: #3415 - 163RD LANE N.W., ANDOVER, MN
BENCHMARK
SE CORNER OF No. -73.18' OF NWI/t OF
s`/
TA6.2Y' ♦/isj°6-Lc-� -Fir`„_ ____i
6"1629"E
---------------
------------
______��_ fid,¢✓//� ) >
\ i -
«
es" ,
PARCEL "A" \
m r
erer,, = 235,001 sq.ft. 5.39 acres I
---a_
mxn ,�,
IMENT `eel' / ,e
j,mz> /'
.e.1 l\ .ease "mu '//
/
i /
BASIS FOR ELEVATION: ANOKA CYIUMY BENCHMARK
NO. M3, 65' EASTERLY OF CL OF C.S.A.H. NO, 9 a 120 S1
OF CL OF C.SA.H. N0.20. ELEV. "895.257 (NAVE 1988)
BASIS FOR BEARINGS: ANOKA COUNTY COORDINATE
SYSTEM.
3-15
/
/ I ,
'
S48 -54 -16 -E ---
-,-Sous! Now .f Nyn/4 of NEI/4
P16"E IN&.ue -Nyrur Me .f M/4 m far/A
06
IN, mm s,r)I
m .
/ laua� )�
1,
// •,YI''T � Aoniesn�� s
uz
rwi / .eve., foams- '
1,�
-vest
PARCEL"
arcq = 209,066 s9 fr. 4.80 acresl '
j 1a
I
II \I w r
I I (eco Tu. s 7r) (xo .m. a n') \
I I l
.6 Im.j
r \ \ m
\
LEGEND
,
DENOTES GEOTECHNICAL SOIL BORING "
(25' DEPTH)Is1a
• DENOTES IRON MONUMENT FOUND
50 DENOTES IRON MONUMENT SET
fp DENOTES BOIL BORING (by TRADCWEIL SIL TESTING)
® DENOTES WILL
•o. DENOTES UTUTY POLE
E mom UTILITY BOX
❑ DENOTES CATCH BASIN
a>a'pa DENOTES EXISTING CONTOUR
-»-
DENOTES STORM SENET
-v- DENOTES EXISTING FENCE
.1.11.2 DENOTES EXISTING ELEVATION.
ACRE LAND SURVEYING
tBervYlfrl CBI• -Metro I -I Ili
V97 •Tltl E•T'Of1M F�{p
7E3d5B-2887 acrelentlwrve gmell o
' i NOM lar a the So. "flo New M. MINA eYNEI/. nni
i
OTES
Field In Sept`eA16M, 12DRd. �Sa1FTNDOVER
/
survey conlduct dl
borings by Tradewel Soll\Testing dated April, 2021.
/
- This survey was preparesa without the benefit of
Hil.worl, Easement oppurA an... and eh.umbrancee
may exist In addition to thoaQQ shown hereon. Thh survey
/
b subject to raM-Ion upon redIDt of a title insurance
commitment or attorneys title oRi I.n.
\T
-M)�y�
ul4m.w
\
\\
GRAPHIC SCALEIN
1
FEET
1 inch 50 tL
".5,2
tel`
m
-
NORTH
3-15
/
/ I ,
'
S48 -54 -16 -E ---
-,-Sous! Now .f Nyn/4 of NEI/4
P16"E IN&.ue -Nyrur Me .f M/4 m far/A
06
IN, mm s,r)I
m .
/ laua� )�
1,
// •,YI''T � Aoniesn�� s
uz
rwi / .eve., foams- '
1,�
-vest
PARCEL"
arcq = 209,066 s9 fr. 4.80 acresl '
j 1a
I
II \I w r
I I (eco Tu. s 7r) (xo .m. a n') \
I I l
.6 Im.j
r \ \ m
\
LEGEND
,
DENOTES GEOTECHNICAL SOIL BORING "
(25' DEPTH)Is1a
• DENOTES IRON MONUMENT FOUND
50 DENOTES IRON MONUMENT SET
fp DENOTES BOIL BORING (by TRADCWEIL SIL TESTING)
® DENOTES WILL
•o. DENOTES UTUTY POLE
E mom UTILITY BOX
❑ DENOTES CATCH BASIN
a>a'pa DENOTES EXISTING CONTOUR
-»-
DENOTES STORM SENET
-v- DENOTES EXISTING FENCE
.1.11.2 DENOTES EXISTING ELEVATION.
ACRE LAND SURVEYING
tBervYlfrl CBI• -Metro I -I Ili
V97 •Tltl E•T'Of1M F�{p
7E3d5B-2887 acrelentlwrve gmell o
' i NOM lar a the So. "flo New M. MINA eYNEI/. nni
I hereby certify that this survey, plan
or report was prepared by me . ..do,
my direct supervision and that I am
a duly Registered Land SuiBepr under
the laws of the State of Min neeoto.
ERIC R. MCKARYOUS
Datw:Dec, 20th, 2021 Reg. Na 44125
, VJ LANE N.W°°.'eeeeSol
.m,e
9 w.
ull
S ��ems
PARCEL "A" PROPERTY DESCRIPTION
THAT PRT OF TIE EAST 421.04 FEET OF THE NORTHW%IQUARTER OF THE
e NORTHEAST QUARTER OF SECTION 17, TOWNSHIP 32, RAN 24. ANOKA
COUNTY, MINNESOTA, LYING SOUTHERLY OF THE FOLLOWING DESCRIBED UNE
"A" AND LING NORTHERLY OF THE FOLLOWING DESCRIBED B
ZONE "" AND :
UNE "A" IS DESCRIBED AS COMMENCING AT THE SOUTHEAST CORNER OF TIE
NORTH 673.18 FEET OF SAID NORTHWEST QUARTER OFTjE NORTHEAST
`• QUARTER; THENCE SOUTH 00 DEGREES 09 MINUTES 18 S[CONDS EAST.
ASSUMED BEARING, ALONG THE EAST LINE THEREOF 7.46 FEET TO THE POINT
OF BEGINNING OF SAID UNE TO SE DESCRIBE): THENCE OLMI 71 DEGREES
55 MINUTES 43 SECONDS WEST 60.34 FEET; THENCE S TH B8 DEGREES 02
MINUTES 30 SECONDS WEST 36.12 FEET; THENCE SOUTH BO DEGREES 09
MINUTES 43 SECONDS WEST 187.95 FEET: THENCE SW 76 DEGREES 21
MINUTES 11 SECONDS WEST 146.29 FEET TO THE NEST UpE OF THE EAST
MET ET OF SAID NORTHWEST QUARTER OF THE NORTHEAST OURTER
AND SAID LINE "A" THERE TERMINATNG. I
UNE "B" IS DESCRIBED AS BEGINNING AT THE SOUTHWEST CORNER OF SAID
EAST 421.04 FEET OF SAID NORTHWEST QUARTER OF THE] NORTHEAST
WARIER: THENCE SOUTH 88 DEGREES 54 MINUTES 16 CONDS EAST
OF MEENORTIEAST QUARTER A DISTANCE OFG ME SOUTH UNE O91.06 FEE � THENCE 0 THMST QUARTER
76 DEGREES 51 MINUTES 04 SECONDS EAST 338.57 MET TO THE EAST UNE
OF SAID NORTIHNEST QUARTER OF THE NORTHEAST OURWT AND SAID UNE
THERE TERMINATING.
m.-------i_L-- _-
I
PARCEL 11B1e PROPERTY DESCRIPTIpN
THAT PART OF THE EAST 330.00 FEET OF THE SOUTH ST QUARTER OF ME
NORTHEAST QUARTER, LYING NORTH OF TIE SOUTH 726.00 FEET THEREOF
TOGETHER WITH THAT PRT OF THE EAST 421.04 FEETIOF THE NORTHWEST
QUARTER OF THE NORTHEAST QUARTER, ALL IN SECTGN 17, TOWSHIP 32,
RANGE 24, ANOKA COUNTY, MINNESOTA LYING SOUTHEpLY OF THE
---• '• FOLLOWING DESCRIBED LINE:
SAID UNE IS DESCRIBED AS BEGINNING AT ME SOU IH%EST CORNER OF THE
EAST 421.04 FEET OF THE NORTHWEST QUARTER OF THE NORTHEAST
QUARTER OF SAID SECTION 17; THENCE SOUTH 88 ¢EGREES 54 MINUTES 16
SECONDS EAST (AS9JNE0 BEARING) ALONG THE SO0U9TH LINE OF SAID
NORRTHWEST QUARTER OF THE NORTHEAST QUARTERIA DISTANCE OF 91.08
FEET; THENCE NORTH 76 DEGREES 51 MINUTES 04 ECONDS EAST 338.57
FEET TO THE EAST UNE OF SAID NORTHWEST QUAR7ER E THE NORTHEAST
QUARTER AND SAID UNE THERE TERMINATING.I
I
12,
��tL' Ir- '••
♦.e ar\ a eeveN>. I e�'-` -r°� - - i �uWas .ran
" s I62ND"LANE N.W. ,,,
oaf? --__r--
.un oro'
EXISTING PROPERTY DESCRIPTION
,'m'rs NORIHEARST QUARTER OF SECTION OF ME EAST 330.00 FI . TOWNSHIPT OF ME S 32, RWESTE 4, A ANOKA THE
COUNTY, MINNESOTA, LYING NORM OF THE SOUTH 726.00 FEET THEREOF
'11°I TOGETHER WITH THAT PART OF THE EAST 421.04 FEET OF THE NORTHIMEST
QUARTER OF ME NORTHEAST QUARTER OF SAID SECTION LYING SOUTHERLY
OF THE FOLLONING DESCRIBED UNE:
COMMENCING AT THE SOUTHEAST CORNER OF THE NORTH 673.18 FEET OF
SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE SOUTH 00
DEGREES 09 MINUTES 18 SECONDS EAST, ASSUMED BEARING, ALONG THE
EAST UNE THEREOF 7.46 FEET TO THE POINT OF BEGINNING OF SAID UNE TO
BE DESCRIBED; THENCE SOUTH 71 DEGREES 55 MINUTES 43 SECONDS WEST
60.34 FEET; THENCE SOUTH 08 DEGREES 02 MINUTES 30 SECONDS WEST
36.12 FEET. THENCE SOUTH BD DEGREES 09 MINUTES 43 SECONDS WEST
187.95 FEET; THENCE SOUTH 76 DEGREES 21 MINUTES 11 SECONDS NEST
146.29 FEET TO THE NEST UNE OF THE EAST 421.04 FEET OF SAIQ
NORTHWEST WARIER OF THE NORTHEAST QUARTER AND SAID U THERE
TERMINATING. SUBJECT TO EASEMENTS AND VAUD RESIRICTONS OF RECORD.
.Above legal description per inspection of county online tox Words. Subject to moslon.
*20208
1
m..
I
I
I hereby certify that this survey, plan
or report was prepared by me . ..do,
my direct supervision and that I am
a duly Registered Land SuiBepr under
the laws of the State of Min neeoto.
ERIC R. MCKARYOUS
Datw:Dec, 20th, 2021 Reg. Na 44125
, VJ LANE N.W°°.'eeeeSol
.m,e
9 w.
ull
S ��ems
PARCEL "A" PROPERTY DESCRIPTION
THAT PRT OF TIE EAST 421.04 FEET OF THE NORTHW%IQUARTER OF THE
e NORTHEAST QUARTER OF SECTION 17, TOWNSHIP 32, RAN 24. ANOKA
COUNTY, MINNESOTA, LYING SOUTHERLY OF THE FOLLOWING DESCRIBED UNE
"A" AND LING NORTHERLY OF THE FOLLOWING DESCRIBED B
ZONE "" AND :
UNE "A" IS DESCRIBED AS COMMENCING AT THE SOUTHEAST CORNER OF TIE
NORTH 673.18 FEET OF SAID NORTHWEST QUARTER OFTjE NORTHEAST
`• QUARTER; THENCE SOUTH 00 DEGREES 09 MINUTES 18 S[CONDS EAST.
ASSUMED BEARING, ALONG THE EAST LINE THEREOF 7.46 FEET TO THE POINT
OF BEGINNING OF SAID UNE TO SE DESCRIBE): THENCE OLMI 71 DEGREES
55 MINUTES 43 SECONDS WEST 60.34 FEET; THENCE S TH B8 DEGREES 02
MINUTES 30 SECONDS WEST 36.12 FEET; THENCE SOUTH BO DEGREES 09
MINUTES 43 SECONDS WEST 187.95 FEET: THENCE SW 76 DEGREES 21
MINUTES 11 SECONDS WEST 146.29 FEET TO THE NEST UpE OF THE EAST
MET ET OF SAID NORTHWEST QUARTER OF THE NORTHEAST OURTER
AND SAID LINE "A" THERE TERMINATNG. I
UNE "B" IS DESCRIBED AS BEGINNING AT THE SOUTHWEST CORNER OF SAID
EAST 421.04 FEET OF SAID NORTHWEST QUARTER OF THE] NORTHEAST
WARIER: THENCE SOUTH 88 DEGREES 54 MINUTES 16 CONDS EAST
OF MEENORTIEAST QUARTER A DISTANCE OFG ME SOUTH UNE O91.06 FEE � THENCE 0 THMST QUARTER
76 DEGREES 51 MINUTES 04 SECONDS EAST 338.57 MET TO THE EAST UNE
OF SAID NORTIHNEST QUARTER OF THE NORTHEAST OURWT AND SAID UNE
THERE TERMINATING.
m.-------i_L-- _-
I
PARCEL 11B1e PROPERTY DESCRIPTIpN
THAT PART OF THE EAST 330.00 FEET OF THE SOUTH ST QUARTER OF ME
NORTHEAST QUARTER, LYING NORTH OF TIE SOUTH 726.00 FEET THEREOF
TOGETHER WITH THAT PRT OF THE EAST 421.04 FEETIOF THE NORTHWEST
QUARTER OF THE NORTHEAST QUARTER, ALL IN SECTGN 17, TOWSHIP 32,
RANGE 24, ANOKA COUNTY, MINNESOTA LYING SOUTHEpLY OF THE
---• '• FOLLOWING DESCRIBED LINE:
SAID UNE IS DESCRIBED AS BEGINNING AT ME SOU IH%EST CORNER OF THE
EAST 421.04 FEET OF THE NORTHWEST QUARTER OF THE NORTHEAST
QUARTER OF SAID SECTION 17; THENCE SOUTH 88 ¢EGREES 54 MINUTES 16
SECONDS EAST (AS9JNE0 BEARING) ALONG THE SO0U9TH LINE OF SAID
NORRTHWEST QUARTER OF THE NORTHEAST QUARTERIA DISTANCE OF 91.08
FEET; THENCE NORTH 76 DEGREES 51 MINUTES 04 ECONDS EAST 338.57
FEET TO THE EAST UNE OF SAID NORTHWEST QUAR7ER E THE NORTHEAST
QUARTER AND SAID UNE THERE TERMINATING.I
I
12,
��tL' Ir- '••
♦.e ar\ a eeveN>. I e�'-` -r°� - - i �uWas .ran
" s I62ND"LANE N.W. ,,,
oaf? --__r--
.un oro'
EXISTING PROPERTY DESCRIPTION
,'m'rs NORIHEARST QUARTER OF SECTION OF ME EAST 330.00 FI . TOWNSHIPT OF ME S 32, RWESTE 4, A ANOKA THE
COUNTY, MINNESOTA, LYING NORM OF THE SOUTH 726.00 FEET THEREOF
'11°I TOGETHER WITH THAT PART OF THE EAST 421.04 FEET OF THE NORTHIMEST
QUARTER OF ME NORTHEAST QUARTER OF SAID SECTION LYING SOUTHERLY
OF THE FOLLONING DESCRIBED UNE:
COMMENCING AT THE SOUTHEAST CORNER OF THE NORTH 673.18 FEET OF
SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE SOUTH 00
DEGREES 09 MINUTES 18 SECONDS EAST, ASSUMED BEARING, ALONG THE
EAST UNE THEREOF 7.46 FEET TO THE POINT OF BEGINNING OF SAID UNE TO
BE DESCRIBED; THENCE SOUTH 71 DEGREES 55 MINUTES 43 SECONDS WEST
60.34 FEET; THENCE SOUTH 08 DEGREES 02 MINUTES 30 SECONDS WEST
36.12 FEET. THENCE SOUTH BD DEGREES 09 MINUTES 43 SECONDS WEST
187.95 FEET; THENCE SOUTH 76 DEGREES 21 MINUTES 11 SECONDS NEST
146.29 FEET TO THE NEST UNE OF THE EAST 421.04 FEET OF SAIQ
NORTHWEST WARIER OF THE NORTHEAST QUARTER AND SAID U THERE
TERMINATING. SUBJECT TO EASEMENTS AND VAUD RESIRICTONS OF RECORD.
.Above legal description per inspection of county online tox Words. Subject to moslon.
*20208
1
Date 01/31/2022
Humnick lot split/preliminary plat
We, Jaime and Bernice Humnick the owners of the property at 3415 163rd In nw We would like to create
two single family residential lots to give to our children to the south. The lot to the north will remain as
is for now. As the owners we are willing to give the city an easement on the north end to the property to
the west if needed in the future.
We purpose to plat the southern portion to create these two new home sites.
We appreciate your time and attention to this matter.
Kind regards, Jaime and Bernice Humnick
Lot Split - 3415 163rd Lane NW
,y \
�m cc wow ,
a
ININW
10
V L
t
t.7h(1 LN IJV: y
Date Created February 3, 2021
Disclaimer. The provider makes no representation or warranties with respect to the reuse of this data. Boundary N
lines are approximate and are only intended to depict the general location of the proposed opplicotions.
9t
W.,
Uri 1�
Ym
W
!
$,..ri
is
L:
,y \
�m cc wow ,
a
ININW
10
V L
t
t.7h(1 LN IJV: y
Date Created February 3, 2021
Disclaimer. The provider makes no representation or warranties with respect to the reuse of this data. Boundary N
lines are approximate and are only intended to depict the general location of the proposed opplicotions.
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
MEMORANDUM
TO: Peter Hellegers, City Planner
FROM: David Berkowitz, Director of Public Works/City EngineerM�s
Jason Law, Assistant City Engineer
DATE: January19, 2022
REFERENCE: 3415 1631d Lane Lot Split/ Review #1
This lot split was submitted concurrently with the Humnicks Grove plat submittal. The south half of
this lot split will be platted as Humnicks Grove,
1. A survey document in recordable form needs to be prepared for submittal to Anoka County.
2. Label "County Ditch 6 — HWL 871.4."
3. Show and label FEMA flood plain boundary.
4. Drainage and utility easements 10' wide shall be dedicated around the perimeter of Parcel A (not
necessary for Parcel B as that will be handled with the Humnicks Grove plat) and up to the Flood
Plain / High Water Level of 871.4 for Ditch 6 on the north side of Parcel A.
5. Add labels "1" and "2" to soil boring locations corresponding with soil boring names.
6. If Parcel "A" is subdivided in the future, as identified on the plan, the future roadway and
drainage and utility easement shall be required to be dedicated to the City and the roadway
constructed.
7. Additional comments pending further review.
Note: It is a requirement that the Developer respond to each of these items in writing et di ital
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.
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
COPY: Joe Janish, Community Development Director
FROM: Peter Hellegers, City Planner
SUBJECT: PUBLIC HEARING: Humnicks Grove Preliminary Plat — 3415 163`d Lane
NW (PID: 17-32-24-13-0007)— Rachel Humnick and Jaime Humnick
DATE: February 8, 2022
INTRODUCTION
The applicants propose to plat the 4.8 -acre parcel (Parcel B) to create two single-family
rural lots which will be 2.27 acres each and would include the extension of 162"d Lane
NW with a permanent cul-de-sac on the property.
Figure !- site location
DISCUSSION
The Andover Review Committee (ARC) has reviewed the preliminary plat application
and submitted comments to the developer. These staff review comments that have yet to
be addressed are attached for your review. City staff would suggest the comments be
reviewed as part of the preliminary plat review. The comments are not expected to impact
the layout of the development.
Conformance with Local Plans and Ordinances
1. The subject property is located outside the Metropolitan Urban Services Area
(MUSA) boundary.
2. The proposal has a net density of 0.4 units/acre for property in the Rural
Residential area which is guided 0.0 to 0.4 units/acre in the Comprehensive Plan.
3. The property is currently zoned R-1: Single -Family Rural.
4. The propose lots are 2.27 acres which would be larger than 90% of the required
2.5 -acre minimum lot size; this is consistent with Code for a subdivision with just
two lots.
Street Access
There is one proposed access point into the site from 162nd Lane NW which would
provide street access, via a permanent cul-de-sac, for the two proposed home sites. The
proposed cul-de-sac would remain just under the 500 -foot standard and would replace the
existing temporary cul-de-sac.
Pm Mdls
Pule North
Figure 2- Street Access
Lots
The two proposed lots meet the minimum district requirements established by the City
Code for the R-1 zoning district. The minimum lot size for parcels in the R-1 zoning
district would be 2.5 acres. However, City Code provides allowance for subdivisions of just
two parcels in the R-1 zoning district to be within 90% of the standard. This applies where
the lots meet at least two of the three requirements for: lot width, depth, or area. The
requirement that is not met must be within 90% of that requirement. On a minimum lot size
of 2.5 -acres, 90% of that requirement would be 2.25 acres. Both lots in the proposed
development would be 2.27 acres which exceeds 90% of the required lot size.
Comparison of Proposed Lots to Minimum
Lot
Lot 1
Lot 2
City Code Minimum
on cul-de-sac
on cul-de-sac
*2.5 acres
2.27 acres
2.27 acres
Lot Area
108,900s
(98,881so
98,881 s
Lot Width at ROW
50 ft
191.58 ft
122.58 ft
Lot Width at Setback
**300 ft / 160 ft
Appx.280 ft
160.68 ft
Lot Depth
150 ft
Appx. 591.81 ft
Appx.419.23 ft
*Code provides allowance for subdivision with only two lots where the subdivision must meet at
least two of the requirements for lot width, depth, or area and whatever is not met must be at least
90% of the requirement. The proposed 2.27 acre lots would be larger than 90% of the lot area
requirement (2.25 acres).
"Standard for cul-de-sac lots is 160 feet. Standard for non -cul-de-sac lots is 300 feet.
Site Suitability
A geotechnical/soils report, soil borings, and septic borings were submitted with the
application. The Engineering Department reviewed the report and determined that the
new lots are buildable. The plans show eligible septic drain field locations for both Lot 1
and Lot 2 which would exceed the size requirement from City Code.
Utilities
Both lots will be rural lots and will have private well and septic systems.
Park Dedication and Trail Fees
The proposed plat would divide the parcel (Parcel B) into a second developable lot. A
park dedication fee and a trail fee for this additional lot would be required to be paid for
at the time of the recording of the final plat.
Coordination with other Agencies
The developer and/or property owner are responsible to obtain all necessary permits
including but not limited to Minnesota Department of Natural Resources, U.S. Army
Corps of Engineers, Lower Rum River Water Management Organization, Minnesota
Pollution Control Agency, LGU, 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.
ACTION REQUESTED
The Planning Commission is asked to hold a public hearing and provide a recommendation
of approval to the City Council regarding the preliminary plat request.
Respect sVanner
Peter He ger
Attachments
Draft Resolution of Approval
Draft Resolution of Denial
Applicant Letter
Site Location Map
Engineering Comments dated January 19, 2022
Preliminary Plat Plan Set dated December 21, 2021
Cc: Rachel Humnick, 11617 Evergreen Street NW, Coon Rapids, MN 55448
Jaime Humnick, 3415 163`d Lane NW, Andover, MN 55304
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
f7RW16a
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "HUMNICKS GROVE" FOR
THE PROPERTY LOCATED (PID# 17-32-24-13-0007) LEGALLY DESCRIBED AS;
THAT PART OF THE EAST 330.00 FEET OF THE SOUTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 17, TOWNSHIP 32, RANGE 24, ANOKA
COUNTY, MINNESOTA, LYING NORTH OF THE SOUTH 726.00 FEET THEREOF
TOGETHER WITH THAT PART OF THE EAST 421.04 FEET OF THE NORTHWEST
QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION LYING SOUTHERLY
OF THE FOLLOWING DESCRIBED LINE:
COMMENCING AT THE SOUTHEAST CORNER OF THE NORTH 673.18 FEET OF
SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE SOUTH 00
DEGREES 09 MINUTES 18 SECONDS EAST, ASSUMED BEARING, ALONG THE
EAST LINE THEREOF 7.46 FEET TO THE POINT OF BEGINNING OF SAID UNE TO
BE DESCRIBED; THENCE SOUTH 71 DEGREES 55 MINUTES 43 SECONDS WEST
60.34 FEET; THENCE SOUTH 88 DEGREES 02 MINUTES 30 SECONDS WEST
36.12 FEET; THENCE SOUTH 80 DEGREES 09 MINUTES 43 SECONDS WEST
187.95 FEET; THENCE SOUTH 76 DEGREES 21 MINUTES 11 SECONDS WEST
146.29 FEET TO THE WEST LINE OF THE EAST 421.04 FEET OF SAID
NORTHWEST QUARTER OF THE NORTHEAST QUARTER AND SAID LINE THERE
TERMINATING. SUBJECT TO EASEMENTS AND VAUD RESTRICTIONS OF RECORD.
*Above legal description per inspection of county online tax records. Subject to revision
WHEREAS, the applicants, Rachel Humnick and Jaimie Humnick, have requested approval of a
preliminary plat; and,
WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and,
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning
Commission has conducted a public hearing on said preliminary plat; and,
WHEREAS, as a result of such public hearing, the Planning & Zoning Commission recommends
approval of the preliminary plat to the City Council; and,
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
agrees with the recommendation of the Planning and Zoning Commission and approves the
Preliminary Plat of HUMNICKS GROVE with the following conditions:
1. City of Andover staff review comments dated January 19, 2022.
2. The applicant shall be responsible for the cost of construction of all improvements
proposed as a part of the preliminary plat.
3. The applicant shall be required to pay a park dedication fee and a trail fee for the
additional lot prior to final plat recording with Anoka County.
4. Prior to final plat recording with Anoka County, a development agreement
acceptable to the City Attorney must be executed by the developer.
5. Separate easement documents shall be required for each Vehicle Maintenance
Access Area.
6. Applicant shall obtain all necessary permits from appropriate jurisdictions and
agencies that may be required in order to develop the property.
7. A grading and erosion control plan must be submitted to the City at the time of
building permit submittal.
8. All required permits must be obtained from the Lower Rum River Watershed
Management Organization prior to the issuance of a building permit.
9. The Preliminary Plat is subject to a sunset clause as defined in Ordinance No. 40,
Section III(E).
Adopted by the City Council of the City of Andover this day of 2022.
CITY OF ANDOVER
Sheri Bukkila, Mayor
ATTEST:
Michelle Hartner, City Clerk
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES NO.
A RESOLUTION DENYING THE PRELIMINARY PLAT OF "HUMNICKS GROVE" FOR
THE PROPERTY LOCATED (PID# 17-32-24-13-0007) LEGALLY DESCRIBED AS;
THAT PART OF THE EAST 330.00 FEET OF THE SOUTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 17, TOWNSHIP 32, RANGE 24, ANOKA
COUNTY, MINNESOTA, LYING NORTH OF THE SOUTH 726.00 FEET THEREOF
TOGETHER WITH THAT PART OF THE EAST 421.04 FEET OF THE NORTHWEST
QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION LUNG SOUTHERLY
OF THE FOLLOWING DESCRIBED LINE:
COMMENCING AT THE SOUTHEAST CORNER OF THE NORTH 673.18 FEET OF
SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE SOUTH 00
DEGREES 09 MINUTES 18 SECONDS EAST, ASSUMED BEARING, ALONG THE
EAST LINE THEREOF 7.46 FEET TO THE POINT OF BEGINNING OF SAID LINE TO
BE DESCRIBED; THENCE SOUTH 71 DEGREES 55 MINUTES 43 SECONDS WEST
60.34 FEET; THENCE SOUTH 88 DEGREES 02 MINUTES 30 SECONDS WEST
36.12 FEET; THENCE SOUTH 80 DEGREES 09 MINUTES 43 SECONDS WEST
187.95 FEET; THENCE SOUTH 76 DEGREES 21 MINUTES 11 SECONDS WEST
146.29 FEET TO THE WEST LINE OF THE EAST 421.04 FEET OF SAID
NORTHWEST QUARTER OF THE NORTHEAST QUARTER AND SAID LINE THERE
TERMINATING. SUBJECT TO EASEMENTS AND VALID RESTRICTIONS OF RECORD.
*Above legal description per inspection of county online tax records. Subject to revision
WHEREAS, the applicants, Rachel Humnick and Jaimie Humnick, have requested approval of a
preliminary plat; and,
WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and,
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning
Commission has conducted a public hearing on said preliminary plat; and,
WHEREAS, as a result of such public hearing, the Planning & Zoning Commission recommends
of the preliminary plat to the City Council; and,
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
with the recommendation of the Planning and Zoning Commission and denies
the Preliminary Plat of HUMNICKS GROVE with the following conditions:
1.
2.
Adopted by the City Council of the City of Andover this day of
2022.
CITY OF ANDOVER
ATTEST:
Michelle Hartner, City Clerk
Sheri Bukkila, Mayor
Date 01/31/2022
Humnick lot split/preliminary plat
We, Jaime and Bernice Humnick the owners of the property at 3415 163rd In nw We would like to create
two single family residential lots to give to our children to the south. The lot to the north will remain as
is for now. As the owners we are grilling to give the city an easement on the north end to the property to
the west if needed in the future.
We purpose to plat the southern portion to create these two new home sites.
We appreciate your time and attention to this matter.
Kind regards, Jaime and Bernice Humnick
C I T Y o r
NDOVI?R Preliminary Plat - (Parcel B) 3415 163rd Lane NW
t
w
NMI
yy r
try
Date Created February 3, 2022 4
Disclaimer. The provider makes no representation or warranties with respect to the reuse of this data. Boundary N
lines are approximate and are only intended to depict the general location of the proposed applications.
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
MEMORAMD!/M
TO: Peter Hellegers, City Planner
FROM: David Berkowitz, Director of Public Works/City Engineer��
Jason Law, Assistant City Engineer
DATE: January 19, 2022
REFERENCE: Humnicks Grove -Preliminary Plat Review #1
The following comments are regarding Review #11:
1. Need to obtain the necessary permits from the DNR, US Army Corps of Engineers, Lower
Rum River WMO (LRRWMO), MPCA, and any other agency interested in the site.
2. A separate recordable document is required for each parcel for the 20' wide vehicle
maintenance access (10' on either property).
3. Preliminary Plat: Remove the north half of the lot split from the project location map.
4. Preliminary Plat: Show location and label Soil Borings 1 & 2.
5. Preliminary Plat: Show and label FEMA flood plain boundary. Show drainage and utility
easements 10' wide around the perimeter of Parcel A and up to the Flood Plain / High Water
Level of 871.4 for Ditch 6 on the north side of Parcel A.
6. Due to the limited amount of proposed street and utility improvements, the City will allow the
developer to utilize this plan set for final construction. Comments pertaining to the street and
utility construction are included herein.
7. Sheet T01: Add "4. City of Andover Standard Specifications."
8. Sheet C10: Verify all existing utilities within 1 00'of plat boundary are shown. Specifically
review storm sewer west of plat boundary and any private utilities in 162nd Lane east of the
plat. This will require a Gopher State One Call.
9. Sheets C10, C20, C30 & C40: Show location and label Soil Borings 1 & 2.
10. Sheet C10: Label 26' B/B width and Bituminous Curb (Typ.) for 162nd Lane east of plat.
11. Sheet C10: Add note "Salvage Sign (Contact City for Removal)" and show location of
temporary cul de sac sign on west side of existing road.
12.Sheet C10: Add note to "Remove Fence." If the fence north and south of the proposed cul de
sac right of way is desired to remain by owner that is acceptable unless barbed wire, then all
needs to be removed.
13. Sheet C10: Hatch and identify tree removal necessary for storm sewer construction. Add and
label tree protection fence adjacent to removals.
14. Sheet C10: Add note for parcels on existing cul de sac "Restore yards with 4" topsoil and sod
Adjust existing irrigation systems (if any). Coordinate with impacted homeowners."
15. Sheet C20: Show existing 162nd Lane east of proposed road improvements. Label 26' wide.
16. Sheet C20: Add note "5' curb taper — match existing bituminous curb."
17. Sheet C20: Add an existing and proposed street profile with elevations and grades labeled.
18. Sheet C30: Turn on the proposed drainage and utility easement layer.
19. Sheet C30: Do not grade in the septic area for Lot 1. Revised grading contours for swale to gc
south and west of septic area into infiltration basin.
20. Sheet C30: Add area table with the following areas provided: 1) Gross Residential Area; 2)
Wetlands, Water Bodies and Non-Stormwater Ponds (including 16.5' buffer); 3) Public Parks /
Open Spaces; 4) Arterial Road ROW (if any); 5) Floodplain (excluding 2 above); 6) Vehicle
Maintenance Accesses; 7) Net Residential Area; 8) Total lots; 9) Total Units; 10) Net Density
(units/acre); 11) Right of Way Area; 12)County Right of Way Area (if any); 13) Road Miles.
Calculate areas to the nearest 0.1 acres. The Net Residential Area = 1-2-3-4-5-6.
21. Sheet C30: Label and identify elevation of EOF for low point in street.
22. Sheet C30: Provide a 20' wide Vehicle Maintenance Access to Infiltration Basin 1. Hatch and
label in plan view.
23. Sheet C30: Revise sump depth on catch basin to be 4' deep (minimum). Add note to install
12" skimmer.
24. Sheet C30: Pull FES back into slope of infiltration basin.
25. Sheet C30: Revise "Sediment Control Log" around infiltration basin to "Double row silt fence."
Revise in plan view and in note 3 under infiltration basin notes.
26. Sheet 30: Turn on the lot numbers layer.
27. Sheet 30: Delete note 4 under general notes (from a different project?). Add note under
general notes "Site is located within boundary of Lower Rum River WMO."
28. Sheet C50: Delete detail 5, the pavement inset is already included in Detail 1 with mix
designs.
29. Sheet C50: Revise detail 6 for curb and gutter so dimensions are consistent with MnDOT
Standard Plate 7100H (18" gutter pan, 1.5" top radius on face).
30. Sheet C50 or C51: Add detail for catch basin skimmer from Momentum Environmental.
31. Sheet C51: Include a mix of topsoil and compost in bottom of infiltration basin in lieu of just
scarified native soil to promote infiltration. Revise basin slope note to 4:1 maximum.
32. Identify in comment letter any changes made to plans since previously submittal not
addressed in response comments. See comments on all plan sheets.
33. When the final plat is approved and recorded at the County, a digital copy of the plat (.dwg
file) shall be submitted to the City.
34. When the as -built grading plan is approved, provide a digital copy to the City.
35. Review all City Codes for compliance.
36. Additional comments pending further review.
The following comments are regarding Review #1 of the Hydrology Report:
1. Include storm sewer sizing calculations with tributary area map,
2. Additional comments pending further review.
Note: It is a requirement that the Developer respond to each of these items in writing et di ital
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.
2
EXHIBIT A
(Preliminary Plat Plan Set)
A
HILLIMINARY PLAT of NUMNICKS GROVE
PROPERTY ADDRESS: #3415 - 163RD LANE N.W., ANDOVER, MN
DENN ±OR.,'63'R, k BONNE'•.
— — — — — _ — — — — — BE ONNER OF NO. 87].10• a M/, OF
— ��S 48672_
-„ a 'W 189.95
,rpwV alT7g0�^OS1'01" q e.r+r63 o
146.29 /
l ,1629"E- LEND
If eq
s.�N_�-��/
�4
3ECEIVY D
MU
-Ex-YE.
B
6
�moi' i'�'
Par'
GOURDE'.
M.
0rI7
m,
— ,
se
LOW FL00R REQUIREMENT IMPOE O BYC .
or report Nas prepared by me or under
— —
y Ull BupNN81m and Not Gil
CITY OF ANDOVER
A"
\f ;� .,•�:.
/� �/ _-__--.�+._-�.. m
-yam` W,e...E
f
FRIG R. NLXAR
7GR-458-2987 acrel.ndsurve Agmell. 0
Data:Oec. 20th 2021 Reg. No. 44125
.34
-for- HUMNICK RESIDENCE
P.I.D.#17-32-24-13-0007
mxW s..e.e163kD LANE N.Vr,' ,.
I\X41.-------`11A6�r�
- PROFERTY ZONED R -1 (SINGLE FAMILY RURAL)
�4
3ECEIVY D
MU
S�'
B
6
REAR - 50'
0rI7
a� 4
ns� 15
77
LOW FL00R REQUIREMENT IMPOE O BYC .
or report Nas prepared by me or under
— —
y Ull BupNN81m and Not Gil
CITY OF ANDOVER
A"
\f ;� .,•�:.
/� �/ _-__--.�+._-�.. m
-yam` W,e...E
f
FRIG R. NLXAR
7GR-458-2987 acrel.ndsurve Agmell. 0
Data:Oec. 20th 2021 Reg. No. 44125
.34
ItsB.a-aa
,ms.
\ I
GRAPHIC SCALE
\
�
xr.(.
1
•
(e1N FEET )
1 1 50
,
\..
£�
fib fL
•uv ��.
o Ja DENOTES IRON MONUMENT FOUND
,�+,pP-.00Y
•Nxs ms ///
dy'g 550gB DENOTES IRON MONUMENT SET
a
xpl
„moi
Nz
fp' H DENOTES SOIL BORING
�n
\
.w.o //'
O`'a00 ® DENOTES WELL
Y\_____________
//,/.
___-__—___
/
-_____-_
w DENOTES UTUTY POLE
,\ \\✓;,;
:.,-
NORTH
® DENOTES Ul11JTY BOX
a2
\
/ /
O DENOTES CATCH BASIN
\\
, "BO,yrj____--_x /�
r
II.epII DENOTES EXISTING CONTOUR
mxW s..e.e163kD LANE N.Vr,' ,.
I\X41.-------`11A6�r�
- PROFERTY ZONED R -1 (SINGLE FAMILY RURAL)
1
- MINIMUM AREA - 2.5 AMES'Mens a err4pe[n *More M4 [an aNleb nom mInl—n e .1 nME to BE in
Bain N minimum rt EnEERRnnl.
- SETBACKS RUIIDING
MU
F0.0M - Ory
B
REAR - 50'
me
ns� 15
77
LOW FL00R REQUIREMENT IMPOE O BYC .
or report Nas prepared by me or under
- ALL PROFERTY SURROUND SRE IS ZONED R-151NGIE FAMILY RURAL EXCEPT PART TO WEST OF STYE,
y Ull BupNN81m and Not Gil
a ely Registered Land S.Neyor under
\f ;� .,•�:.
/� �/ _-__--.�+._-�.. m
-yam` W,e...E
f
FRIG R. NLXAR
7GR-458-2987 acrel.ndsurve Agmell. 0
Data:Oec. 20th 2021 Reg. No. 44125
.34
,ms.
\ I
ocd
fol
1 ..1
4� „mx..
xr.(.
w
__--_
,
Ix,
LEGEND
£�
•uv ��.
o Ja DENOTES IRON MONUMENT FOUND
o!
•Nxs ms ///
dy'g 550gB DENOTES IRON MONUMENT SET
a
xpl
„moi
Nz
fp' H DENOTES SOIL BORING
�n
\
.w.o //'
O`'a00 ® DENOTES WELL
Y\_____________
//,/.
___-__—___
/
-_____-_
w DENOTES UTUTY POLE
w�
•��
® DENOTES Ul11JTY BOX
a2
\
/ /
O DENOTES CATCH BASIN
\\
, "BO,yrj____--_x /�
r
II.epII DENOTES EXISTING CONTOUR
//
.essz H51 M M1F(e`APEX
SOE
HDR
--
—I DENOTES STORM SENER
/
NOpD-D
DENOTES EXISTING FENCE
I i
nl B•0\ate onq^'n �e ` „ry-
', _J
'1011.2DENOTES EXISTING ELEVATON.
DENOTE; PROPOSED .l• MAPLE
NOTES
- Rold survey conducted in September, 2020. Soil
boring. loceled May, 2021.
- This survey woe prepared without the benefit of
tItlENorN. Easement, appurtermces and encumbrance.
may exist In addition to Noes Mown her, Thle Eur
Is subject t0 reNelm upon receipt of a title Insurance
commitment or attorneys title opinion.
I
CHRISIENSDN TNUSIEE. SlE\SN R.
ZON
PIM FID. n-Sz-zrl]-owE
ING & SETBACK INFORMATION
- PROFERTY ZONED R -1 (SINGLE FAMILY RURAL)
1
- MINIMUM AREA - 2.5 AMES'Mens a err4pe[n *More M4 [an aNleb nom mInl—n e .1 nME to BE in
Bain N minimum rt EnEERRnnl.
- SETBACKS RUIIDING
F0.0M - Ory
INTERIOR - LD'
REAR - 50'
- WATERSHED DISTREU: LOWER RUN RIVER WATERSHED
- MINIMUM LOW FLOOR SHALL BE Z' AB09E 700 YR HWL OR YEEASOM HIGH-WATER NARK. NO NUTMEG TO
I hereby certify that thle EUM y, plan
LOW FL00R REQUIREMENT IMPOE O BYC .
or report Nas prepared by me or under
- ALL PROFERTY SURROUND SRE IS ZONED R-151NGIE FAMILY RURAL EXCEPT PART TO WEST OF STYE,
y Ull BupNN81m and Not Gil
a ely Registered Land S.Neyor under
the law. of the State of Mlnneeola.
CRE LAND SURVEYING ,mR.
�xG =.Z bpyplrf III
f
FRIG R. NLXAR
7GR-458-2987 acrel.ndsurve Agmell. 0
Data:Oec. 20th 2021 Reg. No. 44125
Ci\Uwe\mlc J\nre0�lre\Cq➢-10\20208 nz gr,bver\JEg\21ENSE.nJ . 12/28/2021 L2211 PN 11
ICDMARK
ION: ANOKA COUNTY BENCHMARK
ELY OF CL OF C S A.H. NO. 9 At 120 SLY
0.20. ELM- 895.257(NAVD 19BG x
BASIS FOR BEARINGS: ANOKA COUNTY COORDINATE
SYSTEM,
it
o.
- II
-..... •eM.e
EXISTING PROPERTY DESCRIPTION
yr ma -U GEING ULSGRISED UNE:
COMMENCING AT THE SOUTHEAST CORNER OF THE NORTH 673.18 FEET OF
SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER: THENCE SOUTH 00
DEGREES 09 MINUTES 18 SECONDS EAST, ASSUMED BEARING, ALONG THE
EAST UNE THEREOF 7.48 FEET TO THE POINT OF BEGINNING OF SAID UNE TO
BE DESCRIBED; THENCE SOUTH 71 DEGREES 55 MINUTES 43 SECONDS WEST
60-34 FEET; THENCE SOUTH 88 DEGREES 02 MINUTES 30 SECONDS NEST
36.12 FEET; THENCE SOUTH BE DEGREES 09 MINUTES 43 SECONDS WEST
187.95 FEET; THENCE SOUTH 76 DEGREES 21 MINUTES 11 SECONDS WEST
146.29 FEET TO THE WEST UNE OF THE EAST 421.04 FEET OF SAI —
NORTHWEST QUARTER OF THE NORTHEAST QUARTER AND SAID UNE MERE
TERMINATING. SUBJECT TO EASEMENTS AND VAUD RESTRICTIONS OF RECORD.
*Above legd deeCHPtlon per Inepectlon of county online tax mcorda Subject to r.Wsbn.
O
U-
Q
J
CL
C
W
Q:
0
0
N
N
Q)
N
Q
N
ze
®
Z
a
0
Q
LL
gJ m
a
U
U
Wa LL
Ln
O
�
0
J
W JLL W
F U
F¢-ZQ
U
F-UZU
Z
Z65
DO U
x_yFm
Uw
F-
OOo
N—
0
zU�3
a
zoo
� -
7 J LL�
0
U Z
Z W �
m
N
ze
®
Z
Q O x
xw 0
w
Q
LL
gJ m
v]3U w
U
Q
Wa LL
Ln
Zwa a
o
0
W JLL W
F U
F¢-ZQ
F-UZU
Z
Z65
DO U
x_yFm
Uw
F-
OOo
N—
zU�3
Zazoy
zoo
� -
7 J LL�
0
U Z
Z W �
m
?z OU F-�
p0pw9
< LD
F-
LL W U
z0O<
pW F-amN
F��m
f�0i+w
xU
00
0�¢
Zgw
i=xx}
x�wo
LF-
O w
x Lwm
zx 00z
go
¢ow
U-
O 2 Z� J
_F
}}
1- 0 0 Q OF
x
V) Z
�OOwU
x
JwaZE
1p
d
(Qj
¢LL0
U
} Q W
JpoU£AZ
F- OJ Q D
j> x¢ W
W Ute❑
U J}UN O
N
U W Z
W 00
W U
x W O
w V
p
(:J}F-0IW-
LL F¢ W ¢°.
Z1Q
ZxO
Z jIJCU1 U1Q-
7 ¢ W HZH
O
xyM ZZQZ
Ww O
(D M
vi
w
N "' x x
xm}Fw
W
R l d Z 0
O�=wW�
w Z U
�?0.E5
Z w o
z:
Zw U)x
W W Ez
N W N J—
W �F-o JJ
Z mN W
Uw�M
F -R)> O(�
F-Z)O M OU.D
d
N m
J
O
>
0
z
2 p
w N
x 0
Ir
z w
U
O 0
F Q
O w
w U O
U W O
Z F -Z
W
O
a J
W W O
x
d Q
F
F -
wf H w N O
N O
0
Z
N
F-
W
U
W o 0 0
N H U U U
0 0
U U
d
d
C �
CO y
C
W
G. Z W
z E U O r
Z Y E 0 U o
> O)
m 0 0 > M a Z 3 m m m � M C
CM� C Q NS OO Nr CF
10 10 .d 10 rim' > C Ci IA
x 0 �ZM OD. [O v xx>M Q O
C w2 t` Y. w tl p UQ_ 00
ZQom 3O
0 U>^ m O^ Y xw x 0 LL J t D G
in
`r ¢`a o o ti d W J t� N Q a
a
U
o O
E
y o v
O
W £
=Z� E`` T? or`m m E
NN
mc aZ in o� uw2 W mz mu��
x ? E a E Z> N o m m ci m
o0 (O O O C �� U�.O .t.N _. 15 C
d N O> y J m yj W N p O Y (m0
a
W m v�.c W L U p
ZIm¢a >¢mm¢i)wm¢Wx
p D >
h U
W
O
W
Y
� U
W z Z
W
S x w
to w
W z O
J w Z
�gQ
m
N
M
pQ�
w. s<imv�ve� :.pa wee
�m
9
O
�
0
r
xOa
�
o
Q��
m
mZ�
m
4
1-
w
Qw
cn
w 3
w
J
W
Z
W
I
U
W
J
W 0 �
maeza � ry
-
o�moA�
Nov y�-t
�3
o==wvo
mn
-6.0
_' m
m _r
LL�z��a�m�8oww_D_v
w�0Eo gE
« n 6 66 n
II W
z� z
�a Q
W I I J
Nao o
aa�
W LL Z
W = Q
W m N
I
I � _
1
� j \
1
3
3
O2
PH
9
O
�
0
r
01
U
1-
cn
J
W
Q'
n
U
uj
°iS
� Z
a_N
O
z
N
Z
O
W
W
L�
O
W Z
v
,y,
O
o
5
o
U
Z
U
N
X
a
N
W
I � _
1
� j \
1
3
3
O2
PH
m
'o:2 u
N
5yo�°
lz�
hyWqvmwUm
r� o
°Nps °w
€
€m6,r; °� i
�
00n
<�
o
i
❑ I
q'¢ m
W
a��m�vt� ci
O
°ern''%38
W 1
vu
c�
w
yiH-iE sa mom
O
O
2
W
o
0
ZZ
�'.c'no
Q
?waw
Qoo�o
cq
LL
W w
>
mT��aB iam�c
@L
U
O
Z
o€mm_v mooP.m
(�
O
W ZO
s
m`
o 99c
nq9
Lu 5
a
o
ru3oq�v�w
F o
ZEtwn
Env
J
_n 01c'oU WCwm-°-gym
dyrm ��$m�g a wC'1
v2
... ,ca E � E
NF
V
t+�
Z
PU•VU4.7di��NUU
W
C7
N CI pNNn
Y
—
U
7
J
W
�
QUQ
K
W
Z
Q
I
I
I
Z F
� W m
w�
W
W QU
a
z
Q p
U
z� w
0
O
K2
=OZ
mO
Zw
iW
4
ma
-
m z
"0
o
�
om
6_
A. fUl4d]OS
R
I
I
m ,_l I
•S9,
u
�
y8 a
y
x
lo
w w
36ey i
ZZ
.-
a
E
V
R.
11O
i;
r
LR' IOS
m„ou t J.0ON
—
C
f
W
m a m
i
p n
Odin o
I I
LJ 'I
I 11 z
�`�
I ;I
I `vI
I
u
I vf�
SF—sF—sF
I � v
\ V /V A
ISI\
pis
O0z2
1.0—
N �
--suv _ ��. z
I�
\ �1
IIS
11 ��
m
J
M --
0f
ku�u3i?
>W
p W
7 W,
ryO
m
m
m
� ren
w
'.
Y22
n U
'
zOa
O
o
w0
n
\,
0 L6
n
r
woo
p
m
m
w om'
C O
a
Y
8 z
n
d
m
5 Y
n
m
a
Oo�
W
�
E
'�
li i
0
m o
10 i0
r w
E a `
v o
o m
E n E
m
q o o
li
$
�li�
� E`m m
••
O
Ci
I I
LJ 'I
I 11 z
�`�
I ;I
I `vI
I
u
I vf�
SF—sF—sF
I � v
\ V /V A
ISI\
pis
O0z2
1.0—
N �
--suv _ ��. z
I�
\ �1
IIS
11 ��
m
J
M --
0f
ku�u3i?
>W
p W
7 W,
Z
m
m
m
m
O
'.
m u T,
w
n U
'
zOa
O
w0
n
\,
n
r
woo
p
m
m
9
C O
a
Y
o
n
N
m
s
n
m
a
Oo�
E
L
E
'�
u
0
m o
10 i0
r w
E a `
v o
o m
E n E
m
q o o
.95 E v
$
F
� E`m m
••
O
Ci
–
a
m
c
a
m
mr S€
g
>
3
Wp
v_
'a E
bo
m? m r
mnO
w
W
2�o
n~
.�°>_
2
2w
d6N
u
m
Q=2
w
0
c
o v E
jg,
w
O
O
O
O
¢
w
v e
t z
opo0
2;�a„
J
x
p
F
U
N
x
I I
LJ 'I
I 11 z
�`�
I ;I
I `vI
I
u
I vf�
SF—sF—sF
I � v
\ V /V A
ISI\
pis
O0z2
1.0—
N �
--suv _ ��. z
I�
\ �1
IIS
11 ��
m
J
M --
0f
ku�u3i?
>W
p W
7 W,
W
ng
�ww�
'.
m u T,
w
n U
'
zOa
O
w0
n
\,
n
I
woo
n
° q
O
9
C O
N
? 6
a Y
m
s
n
m
a
E
L
E
'�
u
0
m o
10 i0
r w
E a `
v o
o m
E n E
m
q o o
.95 E v
$
;
� E`m m
••
Ci
–
a
EE
c
C
m
mr S€
g
E U
v_
'a E
bo
m? m r
mnO
3
.�°>_
8
rn
�N
t
d6N
u
m
N .mn
c N
°
U
m n
E
c
o v E
a n
E
v e
t z
2;�a„
2
mo
'
U
8
w
m
W
>
fpm rnq h m
vc
° dog
n w
�o m
93 �> `
pv
v 9EO
rn An
e�So
W ❑
mE m
w@n
5
° mc0
m
mo
A =
�m
m`nmE w
co9
> Zv°
m
e
cm
9 iqm
u
�mn ac m
�� E
_�Tn m
^+ Q
m�%a3r c
o�
Q
`c_}n E'2 N
�a
o;vm S
U c� u.
�5 °1mEa
`8W
o
ac
°
maa
� U Q
do E
mn
.E
mm
co
t
n a�im9
E
a�mn
`m
-9 a�
n E,E p
X LJ
o- `m
w
p
P$ n°
m,a ° n m
E E rd =
Q ai- _
o c
m
ry vE
L
'a m
Er w8
E
° m
E
'c a v E o
QWco 2
v m- '° 6
m
ma
o 3
/♦���
m
sN=Em uwa
TEE
Em
m'
9w 8=
c
U
w
o
nm
i�€ar.n
_€m �nE n
p-
m
E ..
E- `m 8
-a
E g
o
cL `o¢
o0%
_ o
u
S c 8
E
c$
° c D- m w c '� =
e
3
- m w
m q
m $
a- c a o N
`m " -` 8 U)
z
v a c m c
E
o
s=EmE�
a
am�a�
`o�c E
F
mm
E��rn�a
ac�"Qm
mi. `oLo
_ m
$�'imwZ
v
`v.n`a
8m._mgm`n°`maE
me
��$O
q mnnci
m
'av
Za
E
°
o�ia.nr
_ - c o
nwmA
S Lo E--
'onn$vrnv
E° `3oU)
o� r
E�`m
J
m
@°g B�N`�mE
nBPY
?U.. .. �,
omom
cqi o"
OF
OwocE'3
m E%`m
ut
rnn con
¢<a'cL °_->'
Bo m
o
3 ° a `E
`m cj mD_`a,a`o
n s
`o
vtN .€
m 2 E
tE� "z
.P
a-
-v E
z
�.g°Wmba88np
`° `°_
�a 29-2m
m `m m m
a v
m
,t o c a °' c n v
w
n v c a O
m '�
m N
m m
v v
O
2 ..0 a y
m'°
c o dTi
n E o o 9 m E
9 m F
°J m
w m n
--�
O
a m
n P `m E 8 E c u°
yym w°w
y£ c u`i
$ E a 5 m m
.E Enngom�
v'So8@�Eo`oo�mrnc
mma
`"ac-
Z
O
3�8"
w,d
c va`o��om
�'a. 08
viE
ycEcga'ao
->.
�rn9N
Ev`o��
x�'omm
=°
l!]
°9m
of -vm°6
—c i
rO UUU `.E oiiOaUaJ
wmK
Ea`an
O
mPE
Br¢w_ca_cam°w
EaiaoriiKw`UM.
r CImO Nfm l� at
LL
c -i c-� Z
N t7 <
Lu.
'.
N t7<NtU n
OJS O�
NO2 YN b
I I
LJ 'I
I 11 z
�`�
I ;I
I `vI
I
u
I vf�
SF—sF—sF
I � v
\ V /V A
ISI\
pis
O0z2
1.0—
N �
--suv _ ��. z
I�
\ �1
IIS
11 ��
m
J
M --
0f
ku�u3i?
v� ds ds _
— s — ds —
>W
p W
7 W,
W
ng
�ww�
'.
m u T,
w
n U
'
zOa
O
w0
n
\,
i
I
woo
�
_
I
000ia
N
mwm J
I
F O>
OOZ$
t-rON
Z
0
v� ds ds _
— s — ds —
J
O
Z >
0
U it
Z U`
O CO)
y U
0 Z z
W
Z
o W
W Z 0
a 5a
z_
O
0 �
(D
(7 N
Z
Y
U
cZ
C
J
W
2
U
9
06
W_
a
I
sf
a�
YN 2Y61LWILL� :VPO wVe
'.
K OO
n U
'
zOa
__
me %
w0
n
woo
_
000ia
N
F O>
OOZ$
t-rON
Z
0
2
J
O
Z >
0
U it
Z U`
O CO)
y U
0 Z z
W
Z
o W
W Z 0
a 5a
z_
O
0 �
(D
(7 N
Z
Y
U
cZ
C
J
W
2
U
9
06
W_
a
I
sf
a�
YN 2Y61LWILL� :VPO wVe
C)
Y �
E m `v
E o
"s
°" a E ^� ° 2 ° w n o T 'o E E w
N o 9 c a 9 a m
o - d 8 3 %` U4 v W
.c A E- 2 o f w v @ i .E a y a w
t 0 'm m z S1 8 E_$ a s - 0 a m z 8 O o n a_ P O
m m ryory ""m w E '^ i° `m -' m a n g m_° a m °a< -.m m 3 '^ o R'
3 m o E E Q E E q y x E u ao 5� `• o E t m
` 3 E_ v v_ _ v= Q v m;- -6 ryo E a °_ v m Y
'° c a s ° - c" E a 'm € g 'm c e w o n o 'n - rn u U
g m a 3 n c `m ° m -
o L - v
S c u m a w .w a� v m m L a v s v' .o n a$ c d 7 M
vn.N 5 F c E g n m t 5 m E E a m o x s 8``` m d W
v
p`w a E E a m. S'[ E o 2 ° °: — Z
m n m `-vn U 3 c E E 8 N .E 'o c° `a m n U) Z Z
E s Q
.e c m Ti W a_ N o a a o E m c 3 o a E m L N`
°y E 2 m ° o ` m 8 m E v ` o a E% '8 c 9 2 g= m 2 co v 8.> " m m $ $ .
n g 8 8 v a: E c m o T 'o o" ca - 8 n- c -� m m v 2 o_ - "
° v - ry v �' " E v a q m a u m 8 E .m. n g c >. m ? rat
p 0
m@ m 'u E m °' E a n g c 9 g E E m m 9 ac s ¢ N
a? W o_ '� m E o f �. c- ra n m g o ¢ fA
$ o ra 8 m c `a g vu c° �' co_ q m cc $ m E a E
g m o g .E E o m y m n m o o ja m a
cm °c n g .; a _ E Q f y E m m„ E a o_ n E_" a 9 5 w a 1' ' g " v O
q$ v E m m_ 5 g `o E c a L 3 ._ a ?: y E m '° o a q g a _ m_ 2
u t a n E v E$ o$ a m _ m 5 r E 2 n h a4
z¢ a v v m m c C E o Z v m co- E ._ m E_ a o w@ m g E 2 m m° a m co a€ g E m E g H
z ` c n o .- $ v m o o E 6 n m T v v u v o " g m • € o a
Q S �_ .m a m g E E a 3 O C m g a m D o 3 a= m a c$ 2 c m n m E E w $ t NLU
z v a m E= a E 4' @ 9 m ._ m A o m ._ e w z _ E z .E - o ra � n
A- - °_ y° E m a z E m " w N c O E r O m w E
¢ E E w aE >, t" u a u q@ > v E m _ m m u o v SW t- $$ m r m 8 E v g g
.e ra t o a W w .N o 9 = `o a`3 = - m - m m° s` r E a S G ry 7 N r a o a O a a n w
z _ L; g o co_ o 'L i ; 9 8 y `o 5$ a m ° i -c Ti m ry m c a H$ w m w a g `o rc € c w [° Y
C F & c m c= >'= 5° n= m s$ m m u .Z = an d -` ra h 3 m e p
a s` E-"° ¢ Eu3i "__ m a n" co z° 3¢ 8i> 8g'm 8U E �i-� 8aa c a �LL 8a �S�Ea" 8 z w Z
° z w w
3 w rl v .° [o n ad a � n m 6 u3 mi n ¢ � w m a � w n r � r m �
S
J
m " W
'o m o - " o a E W w a M A E m c Z >
E g
LLA c. L
ti a a 15 o c fi a N o v° 2 > g m 'E
o N rvm. 8 :ec ° n m c v u s u r 8 o O Bi r 0
y u C,7t LL
E m a '° % cv rn» c d_ r
v g a a c n t o y c m n ._ o' o w zd O W U O
mom "g m a w= a" a" "� & t g i b o p
2 2pl c ° g m -E > 0 F
m v v g m u = W =a o t w= S - o - O Z z I
v b u a s° s E o E. a m E d E o z' c V v ° o w
E$ u v a 3 0 > `° $ 8 a. L .> 5 e o E N 6 € m g o H
- - c 8 3 `v C E m E n� o - O o: � o
°$ a a u `-' E ;eT ° 3 v m E o o °�' Z
q° N" v w m a m v$ z u p
a 6 m m O_ 2 0 m p >o m Z w U 6
8 m m s' -" v 5 m 8 _ = 0 8= (7 `u v Eg ? a C E€ m
E g g '_° c° v w L E m N w 0 °.
w
g p w m o0'9 $ w 3 0 'o -m `o o' n A a 2 m t a m m m t E
3 a c C m a n o" >. E E w o c u o > w a n " c ; u ni o n
° S. vca'`o Eao oma° _ma o `m `° 8um n mmv-m-�C•., / 1� P i=�
3 r " '�` ° m a" g o$ m u c m E a s$ v 8' o`' "m "m vmz n" m m a " V
m m o a- o
n E m a d ��L l• oo �` [•i[�P D o 'U F
8 '° N ov ^ O ° g c `o v- a aw g O E= E O E a- w v
rc n g 8 m a g a 8' v q u "o r n `° m �'' E c F w°°_ ? z"
z n a bo '" m 9 c E o` EE @ L v d y ru � g° c u c C `_" w g w m `m q g g a" a v 3
O m L m n m v a `m w g cm 5 v o " 3 o g m `v F v m cm .. cot O m%_ �)
r m$m nc m� m ^IoZ'a E w_ E"vam€ z E °° o I IALI$l%_.,a �(€
w Pocaz-momma nn o°'�Eo��E' ao'm
o m° a N m s ° o o m c n y m m o, - g m m c w o m m t
'q '� agw EmP y$ m 3w casco 2 `` rTa-e \g�R
gcvoNoWo�w=o mc``o Bve��vo U gran nq m� i a"€m` 7`� SII
z 8 m x�ao m °n t�g� m ag o �5 � - _ W ., nw c
O o E m w i E v «. „ s 9 s o `v ra= o a r 3
o a �a 8€��.m,a 8.2� va`a m3 8¢a �S 8 z i'u i? "cau>>W, a a €n 8 € S i
ww ro a m ra n m w 00ry m v m m r
i�
DI1 �� a
I z m s A o E 3 q ¢ )/ o -+b n �; \ �'7 I.. �y
w F m'` w = g _ Y
NN�Ny o mEn o o`m .em N �/
UOm u >. u: cm �a m '"5 v z SII roI 1 a €
= N c o E Uo _`m n m T E 'g q 5 3 3 o ni ..-.-... �,. _ 1_....ti gal
1
s35 my oot o m.0 3 m8m
LL [] o m u a m >. - x E E ° E E iae i
z 0 t o m x 8 > E 3 m E a r°n 5 •8 z
w O_ m.
4_ >am m €L ENxd w_r m a
7 o N d E
d v_ ; m> _ m ®
Q 8 it € t 3 E _ N m
2 Z 0 C " " E U SI
o ° m c m a° m a v 1
F O n m a `g .w _= a c m g a q W E
m
w
(w7 0 E m m ` -! i o
m KmN u 'w w u �«, g E t m pp
U N w E z o o g c w E m N g P w n 5 o m E o EL 2r
w a z" E w e �8
W Ln O N a a a 2 `o a m m a s o 0 o c n
j O w m U U g a z c m A i<$
QoiEN o . i= da o z 1 Ip i� U7
z H w E z0 w m a m a i _ g 'q n m g E' y C Q
a I' A
O N P=- c
00GyvocEu� 5 E LU
N m`m o t i� ~tNjNm
>>> 5 z c m � E � 3 = ` E c= v y m 3'- m c o- 1 3..P l�� G m Z N
zQ>Qm� O Le Sam L° L�''o cv c- o CrviO
w o c E cw % �" v E w r m a o n ..,. ...«. x
00 d o w a v m A- x a c c G n ¢ r"" g ry W m m �. _« J m° m ri
wUv a° = w' rc 5wv a m_ = m �
QaQ m5 m �� 3 m m 5n`uz a d 3 a n w:n w og y �.%a0 o
f.6tlHfMfBnBOCW WUPBV5901 pIYID[fOSHU3'D`IWMWI®OtlbuYiMT49W&lW[W P^M�9�AiW1�MM4YWaWWOdD�pLwWMWN.\:Javp�Ili
r�
09
V
m$
a
�
z
F
a
u
�
3
Sx
a
a
w
w"
i
w
E�
mE_
w
�w
oa
y
u?
w°u
na
IYYPb'A6W°H4b24�IW WC
0
Y LC)
� U
w
® LLJ_N O
>
_ Q W
sZo-a�� $ J ILLr mn�m € N o lU CL
rc=N W U O
o ^. a^ WLIJ
Z u� i aIL
ia 60, ' a G Y
oG�rcrc'u o o:N w i co V
rco gid rc< .vo u f 4 c fi 'zw9 �' d z
bN -� azo
�a- _ €°o W 13 z i
1 001
0
ZT _ w � _ 4 o°j w 5 Q
i66zg o
Z
GZ m
o „off i•_ °Y yi
�G�NB dwn w 8 hyo o3m 5 ° od �s ,y�y m Z W
°oN= Nlw ,6-,0 * o N�yt>w g z mm 3 s us M-�z 'a Q
�p'aLL� ow
A U o U � 06
0
ax34 o`= � Q � Q'
U D
ch 00 1
co
2
J
W
2
U
i Q
3 �
06
090
U')
w
Q
it 3
rc
0
0 0 o m
nw
w U U m m N
LJ w —R5= Z
f z gw� O
a F
OfF 3LL z Q O �-
-•\ w Z w w momw� W
O W � n Y a s¢
\ za U o� � au<� H
LLJ
no w2 z Z Z
0 z a
.z/r or '4 j LL `- a
O
EL
U VIII Q
t
- s�m
5#=
tl
g�tl
.'3
3° S
�FY �
z a4e a
z y
o ZOM a
a m z', "S=
3v m sm�W
zMM
the o
pyo O m $ Q ZO UmWWpn
P.46 cN I m w N a$
Z o nm ij '^ to FU °'w Wlwq� i6!i
rcM
Oc a am am J �wLL ¢OAU
ga `t m En �Ogrc
ga U& O< 24,z�
Um 2 mWl7 7��LL
W
2a .yrs m00
2qZl.
@5 rr a I I
W on u El= LU°u "; :a 8��mm --i- ILII 2 0
�' 8a$cam mi.ov`° z u
H E.°9v? o' $,o ..,� lilt Z a
m ` c 9 o it W a
> oc-maa 2 E"2 -9 w r�
U w3`°m`geo 2°-°o
O m n m 2 9 E m° LL a` d N ;
Z zm= Sa w�mBgaa l LL] 3
¢ z� 9 F p m
LL Od�tt�Emvs�y� LL�.Uf w =
OT°�1°oN-�if�.HL�i 4am U Wpm
N�� i -..b ma� �.� UQ Z 2 2 C
(� wt`9 w`U'm$ciEm Sm`" wV'a J o
a
a�.vn a.° m r a i m n�
Uau� a
am'+.ro-os��.n.sanLSNourJun�sarrvs°Nvnvea'oau.waw.a.nwze. wNnfuaw.o.wauw�°irnaa+owl.w m��woco o....
Wtl Zs'B liOtllL[1 yIBp NVtl
z
0
aNn
uss3d°ad
pp
$
oz
N
Fid
�
e
58p
v6 3a ~j
ag2�2
�d �=
g3gF� Z
�'w w z
F
w
�6F>
K 2�wvrvO�iKry � �
•5"lO
km <
s =
3NIl
N
A1113dm1d
Wtl Zs'B liOtllL[1 yIBp NVtl
U
z Z L
JW O uj
N g o o
q_Ase S W o
ata 3 > Q >
0
Z LL
(n wz� GV O
m < w AJ.I U Q 0
m F 3 W y
z� Y ° a33;3 y iwo o v
i
Wo o g :: Iz= (� y?�
�6 o
mJ s 9Ed.ci p°? Q W
M u a v�7pnz�xs' o I° -m W0 wz Z❑
m� az Z Q Q
NO Wo O
�" w�army ❑
F
mnZ fi 5 3"" O�wm60 M
ml O g g^ . zrcpmw Y m
qq U
7rc U
rcw rc
_ m
OU W U R`� Zo10.
Z
IIImUl
o 0, °a 7�
FZUZZ ({� Uc pm
Z 6 E W
N U)
�n
J� O
r ® F
w V
° ® W Y
rrci U
wU ,1 Z
w ° i d
m N
w 0� J J
z
U
Ew oma0 ZZ WOZ2 m U
x 0 OfwOm
K UOO
z w
OOo1i _4{L
p �{
W
z m w r2
o m Q
n
E
m ° ii O
i U O
z U Q
1- p K
W °
3 WR
a iaym w wU¢ai < z0 UW w L7 M.
m�Wrug m w ¢mCLL 00 O nT o ¢w>
Y W W w W >n> oz
W V' O� U J O Z F O n W w U
FOd W. i C zr�0a Z. ow wn J D Ypr Z
w�ao= LL1 8Do'm 41 moo n, o m D..om
w
owa°= m �szro �w wc--i �ow Z
3mmo,oia° zzr3w �z Z Aja W
oiaF i'>W� �m m3 O �opo� O
Zxmww3 rpwmm 0J
U
yW
Z W,
UU
w p W 0
ZG X¢=Um
NW Xm° ZZ
° �
2zi,�QLLI w
p
Y LLIZwm 0
z Nn
Li
m O
oaU
'NIW .09 a a
83
¢,On
z XN�o y$y$ pyo
0,z ZO
zzO¢ CI 3
�K6 wp U Or.
y1 NWZF HZ
Fy WILOy w�
wLLN >w0 SII I p�
� N =mw —III VIII, �S yy_
3°;z Till -1 Jw wiz Egg; 3
yXFO _ Fp 030 M3Y $
F
Z z � LL M
w g y W S„ `q, g 4
zmmw o a
waw
rc�rc I�2� �o'wm
wz.m OU
ruZ
yF}u4SeY wo33
mf¢9wu w aw -I wi� �Om In 15041 ee
In
w 00 IIID m 11 wua O�j w W au zT
m
- ry mZw �_
--� W ow 3 a
�o oiE� ?�x,5� (snag
II ado wee O3 imm
w III m aLL
�' I� zrcwd rn 0
W. m Ema ❑II
_ C U
m m o Cw III W (J/J E
II -1 z O w e
m —III o U Z w; z
woo III-�= $ m <o 14 to �� = s
Q o U U v
ism III-- w Z m
�Zz�
mz� O ' °-�� D "z
o�aazo
LU oa Q .v
W S W r X ti 2 H d w z z U
Ory w J m w aW¢ � UWw w O ry
w w n U LL ° w w m Z w G 1N3N038N3 LL m vI
U m 0 w Z WI- `"U 1SOd W In 0 r
g m _ m W n o F— c o N
wo m xn �' NIN.>Z J c w 0
rc < � ^. U) J N
O _ O _
u N M m i e
00
o
M1'V'M4W OYNPwbw('Y.SXOLLtl3131�3J5ONtl59XYAtltlO Bn��W9ugwis1 R2B1 YVNury1-ABTafnbJ'(Wwuro.V-M,1M VaIFW Mbn'JV] :v�a�ia
mmaizov.ve. -mor.w
N
LO
U
cc
w
O
>
LU
p
O
fV
Z
w
~
uj
¢
Y
c�
LL
U
LU v
O
QLU
zNa�
-
O
o
>
Z oww 5
�
oz
N
Uyj O
005
OQ jS
fox o�
3
Z
Q
QLU
U2Z
OQ 34
W
NI�o
Y
Y
za
U
Z
Q
rs-a
(�
O
z
wo w
W
a
e 3
w
Zr
o
Q
¢�
a
KO
O •
U
d0
a
r4Fe
Ow.
`-' •`Jtttt
a
¢ ga
yy ' 3ry
J
K
V
M
Zli
O_
VSU¢
a
t
�N Fwa
Q(Y
N
z �
ui
rcorco
- a F` -'R
I—O
3
N
S s 3 c]
0.. e y §
w
Li W
O�
�
W
O
C
_
Z
Z
O
=
FJ
f/7
W
M
VU
K
06
_W
Q
c�
V90
Q
L
o N
c
a
04
as
_
o
ao `o
a_>
O
o
ci
W
uL
p
W
a
m
p
-
a
W
O
n
�
oW
g
W
n
A
(n
V
a
0
y.
U
Z
W
yi
yas
0
o
d ¢
n
W
LL
N
�3
N
�
U W
WZW
z
3 4
K
N Z�
Iowa
gKU
X
m
g
m�w2
£e
vaxiW
I noNin
a K
Lq3 4n
tz
�z
4
O�aYNO
WZp
N
"=W
65Sd8
�fi{J\' i
W
a
~OF PNb
J
aEj666N
S8 "w
o o
wa ��waLJ
x_w ao
om
� za
�m p
IiN
tiKRV1
N0a
VI a
O
K �LL E4 r
O
O
i m
m oa
zx
= LL'
oN
0
� m
owtt
a� NNon
F
N
W
o
Z
Q
v
W
5
TO
y N
lll...LLL
� m N
LL
W o N
C Z N
C N M
O
J x ."
N
�
_ .D
Oa
% m m
O �
Uain o
vrow.i.o wow..'cwzxsrva,vovo3asams�„vnwo.mn-�mw.a.n o -es. n�w��i.emm.w«zw��o�rvo.+.i �.ew.n
waro�.� .�..
mmaizov.ve. -mor.w
�
N
Z
W'b
-
U
K bOJrnN
rs-a
(�
O
Zr
Q
¢�
KO
O •
-+1 N
d0
a
O
K
w n
a
N
z �
aou
mmaizov.ve. -mor.w
C I T Y O F
,NDOVE
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
FROM: Joe Janish, Community Development Director
SUBJECT: Public Hearing: Consider Rezoning Request — Amend zoning boundaries
between Neighborhood Business (NB) and Multiple Dwelling (M-2) zoning
districts within parcel — PIN 30-32-24-43-0018; Unaddressed parcel — Blaine
Waters, Quest Development (Applicant — LGA Andover LLC)
DATE: February 8, 2022
INTRODUCTION
The Planning and Zoning Commission is requested to amend the zoning boundaries between
Neighborhood Business (NB) and Multiple Dwelling (M-2) zoning districts. This rezone
request will follow the proposed alignment of "Inca Street NW" as shown on the Andover
Crossings preliminary plat, allowing for M-2 on the Eastern portion of the roadway and NB
on the Western portion of the roadway. This will also allow for the property to be consistent
with the Andover Comprehensive Plan.
As with all rezonings, the City shall find one of the two following findings that are provided by
state statute:
• The original zoning was in error.
• The character of the area or times and conditions have changed to such an extent
to warrant the rezoning.
1
The property is located in the North East quadrant of the intersection of 7`h Avenue and Bunker
Lake Blvd. within the Metropolitan Urban Service Area (MUSA) and also within the current
stage of sewer expansion. Times and conditions have changed with the extension of municipal
sewer and water into this area of the city. During the Comprehensive Planning process the City
anticipated a roadway through the property to provide separation between the two uses. This
proposal utilizes the roadway as a separation between the two zoning districts.
ACTION REQUESTED
The Planning and Zoning Commission is asked to hold a public hearing to gather public input
and consider recommending approval of the rezoning request based on the fact that the property
is located within the MUSA, water and sewer are available to the property, and the request is in
harmony with the Andover Comprehensive Plan.
Attachments
Ordinance Amendment 3
Rezone Exhibit 5
Marked up Exhibit for Rezone 6
Resp ct Ily s miffed,
Joe Janish
Community Development Director
Cc: Blaine Waters, LGA Andover, LLC, 10700 Old County Road 15, Suite 285, Plymouth, MN 55446
Della Kolpin, 2880 Jewel Lane North Plymouth, MN 55447
Wade Tollefson, Noberg Homes, 1428 51s Ave. S. Anoka, MN
Bob Lyngen, Gonyea Land Company (email only)
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
ORDINANCE XXX
AN ORDINANCE AMENDING CITY CODE TITLE 12-3-4, ZONING DISTRICT MAP OF
THE CITY OF ANDOVER.
THE CITY COUNCIL OF THE CITY OF ANDOVER HEREBY ORDAINS:
City Code 12-3-4, The Zoning District Map of the City of Andover is hereby amended as
follows:
1. Amend zoning boundaries between Neighborhood Business (NB) and Multiple Dwelling
(M-2) zoning districts within parcel — PIN 30-32-24-43-0018; more specifically Tract A
shall be Multiple Dwelling (M-2) and Tract B shall be Neighborhood Business (NB):
Tract A:
All that part of the Southwest Quarter of the Southeast Quarter of Section 30, Township 32,
Range 24, Anoka County, Minnesota, lying easterly and northerly of the following described
line: Commencing at the northeast comer of said Southwest Quarter of the Southeast Quarter;
thence South 89 degrees 22 minutes 02 seconds West, assumed bearing, along the north line of
said Southwest Quarter of the Southeast Quarter, 1027.48 feet, to the point of beginning of the
line to be described; thence South 08 degrees 03 minutes 14 seconds East, 44.88 feet; thence
southerly 60.88 feet, along a tangential curve, concave to the west, having a radius of 470.00 feet
and a central angle of 07 degrees 25 minutes 18 seconds; thence South 00 degrees 37 minutes 56
seconds East, tangent to last described curve, 171.23 feet; thence southeasterly 283.47 feet, along
a tangential curve, concave to the northeast, having a radius of 180.00 feet and a central angle of
90 degrees 13 minutes 48 seconds; thence North 89 degrees 08 minutes 16 seconds East, tangent
to last described curve, 140.19 feet; thence southeasterly 189.34 feet, along a tangential curve,
concave to the southwest, having a radius of 120.00 feet and a central angle of 90 degrees 24
minutes 14 seconds; thence South 00 degrees 27 minutes 30 seconds East, tangent to last
described curve, 71.08 feet, to the north line of said Parcel 1, ANOKA COUNTY HIGHWAY
RIGHT-OF-WAY PLAT NO. 22 and said line there terminating.
Less and Except:
All that part of the Southwest Quarter of the Southeast Quarter of Section 30, Township 32,
Range 24, Anoka County, Minnesota, 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, COUNTY HIGHWAY RIGHT-OF-WAY PLAT NO. 82
And;
7
Tract B:
All that part of the Southwest Quarter of the Southeast Quarter of Section 30, Township 32,
Range 24, Anoka County, Minnesota, lying westerly and southerly of the following described
line: Commencing at the northeast comer of said Southwest Quarter of the Southeast Quarter;
thence South 89 degrees 22 minutes 02 seconds West, assumed bearing, along the north line of
said Southwest Quarter of the Southeast Quarter, 1027.48 feet, to the point of beginning of the
line to be described; thence South 08 degrees 03 minutes 14 seconds East, 44.88 feet; thence
southerly 60.88 feet, along a tangential curve, concave to the west, having a radius of 470.00 feet
and a central angle of 07 degrees 25 minutes 18 seconds; thence South 00 degrees 37 minutes 56
seconds East, tangent to last described curve, 171.23 feet; thence southeasterly 283.47 feet, along
a tangential curve, concave to the northeast, having a radius of 180.00 feet and a central angle of
90 degrees 13 minutes 48 seconds; thence North 89 degrees 08 minutes 16 seconds East, tangent
to last described curve, 140.19 feet; thence southeasterly 189.34 feet, along a tangential curve,
concave to the southwest, having a radius of 120.00 feet and a central angle of 90 degrees 24
minutes 14 seconds; thence South 00 degrees 27 minutes 30 seconds East, tangent to last
described curve, 71.08 feet, to the north line of said Parcel 1, ANOKA COUNTY HIGHWAY
RIGHT-OF-WAY PLAT NO. 22 and said line there terminating.
Less and Except:
All that part of the Southwest Quarter of the Southeast Quarter of Section 30, Township 32,
Range 24, Anoka County, Minnesota, lying south of the south line of Parcel 1, ANOKA
COUNTY HIGHS&'AY 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, COUNTY HIGHWAY RIGHT-OF-WAY PLAT NO. 82
2. The findings for the rezoning are that the property is located within the Metropolitan
Urban Service Area and also has the ability to be served by City of Andover municipal
services. Times and conditions have changed with the extension of municipal sewer and
water into this area of the City. It is now appropriate amend the zoning boundaries to
align with the proposed roadway for development.
3. All other sections of the Zoning Ordinance shall remain as written and adopted by the
City Council of the City of Andover.
Adopted by the City Council of the City of Andover on this 15`n day of February, 2022.
ATTEST:
Michelle Hartner, City Clerk
CITY OF ANDOVER:
Sheri Bukkila, Mayor
4
4
n
�yY� 4Z-ZE-OE:NO.UV9Ol
✓ 1 1 �213AOQNV V91 9M4'3NOZ321E84-[Z0Z:3WYN 3lId
�n0d a3avd3ad H213AS 3NOZ3U 3NOZ3il £8b-IZOZ:ON 80.0 o
H
w
w
Z
w
I �r
s �gg'EsE=ti ± zcse9 m„16.C5.00S 8� ^
cN zs - Vis€
sa5a 3 „d' `s-- god Www 'c 6
O
vZ
3 /
t5E-6.St � �ivY CV u z � I
3Et
gm$ gz2 'o w�Nv;
->t
V s§EE: dos
o � ,
m I
W zz
C)
� �5 § I
Q 88 _ .. x
U ZS Sat t32 .. i =
Dt� $ a e@ n
Q
Z3� V)
O Q
LU-a!,
a9 i6 i• Op p ..
0
OB}m43os244 T� e3Ng
CIO
W
iao��2
N.
Ups
XV"'x
WLU
Z 1i HWEtyl 1-g, Hl a
LU
C=60NH y
y. yk p=0"25'IR' fZ'11113.9GL[oW5 F
ON°OTIC"E T147. 1, i
V 11 N
I N;8
o
6VO19 3,d Z.LE.0N \\
LCtt6C i.OF-0IAUh
in I C26ICI m.fi0DCA05 V
Z
p
WI
.11, axwM
1 wwm M°a4swwleu°uuua..n..+.
_. mM 3nV H1[90NW
31'YX13ntlO3M0NN11Y0
Z
N8
ad NN
BwGWSCC ICL[I-. °nuwvaciuwitl wnotl al
III
v
LL
L
a
N`JIS3O 311S 3
ONIN33NI°ON3 zhnHOS
SONISSOMO aDAO4NN
311'NDA0CNV V` l
3
O
U
.� ,,.e 1.. .. r
- t$ : x
=
o�W+•acw
i
i
a
zzwLwb a35V•3w- sW3WEI.' ENIW33NION31Y IWVMWII3.tl
1
1
111
1
1
1 1
1 1
1 1
1 1
1 1
1 1
1 1
1 ,
1 1
1 1
12()1
1 1
1 1
l 1
1 1
1 1
1 I
1
1
11
x
-------------------
O r-
------------
.M
W
W
o
i1
A
R
L'J
I',
III
v
LL
„y
a
O
I
3
.� ,,.e 1.. .. r
i
i
a
I �]
e v,
I
x
BP
k
I
I
I
I
O
e
Y
V
Zti Seg
0 1-
°w<
— — O
�E3
3
I
I Z
v
it 1
J �
i
I~il
k
I -
W
x
-------------------
O r-
------------
.M
W
W
o
O
�
>
Z
L'J
<C
�
v
LL
„y
a
O
I
-gym
___
I
,,,,
�
v
F''
.,awl un •
N
i
� � — —
Ada
.� ,,.e 1.. .. r
�
ap
I �]
e v,
I
x
BP
k
I
I
I
I
-gym
___
___
,,,,
�
.,awl un •
N
i
� � — —
Ada
.� ,,.e 1.. .. r
�
ap
Y
V
AW
N -b
Y O FOVE
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 • WWW.AN DOVE RMN. GOV
TO: Planning and Zoning Commissioners
FROM: Joe Janish, Community Development Director
SUBJECT: Public Hearing: Consider Preliminary Plat titled — "Andover Crossings" - PIN 30-
32-24-43-0018; Unaddressed parcel — Blaine Waters, Quest Development (Applicant
— LGA Andover LLC)
DATE: February 8, 2022
The Planning and Zoning Commission is asked to review a Preliminary Plat for Andover Crossings
DISCUSSION
Conformance with Local Plans and Ordinances
1. The property is located in the Metropolitan Urban Service Area (MUSA).
2. The applicant has proposed modifying the boundaries between Neighborhood Business (NB)
district and Multiple Dwelling (M-2) district as a previous agenda item.
3. The City Council previously approved a Planned Unit Development for this property and the
Preliminary Plat (if approved) will be incorporated as part of the PUD.
Street Access
The proposed street access is consistent with the PUD recommended by the Planning and Zoning
Commission and approved by the City Council.
7`h Avenue Traffic Signal Access:
Traffic Signal: Over the course of time the developer and City staff have worked with
CenterPoint Energy to obtain an easement through their property to provide for the signalized
intersection. At this time an outside consultant is working with Anoka County Highway
Department on the geometrics of the signalized intersection and the improvements that will be
needed for the installation. The City of Andover has also been in contact with the City of Anoka
related to the traffic signal design.
7`h Avenue Right -in Access: The applicant is proposing a private right in access from 7' Avenue.
This access will have an "access easement'.
Bunker Lake Blvd. Access: This access was originally proposed to be a'/< access. Upon
discussions with Anoka County Highway Department, in order for the applicant to receive a right
in access from 71 Avenue the access has been reduced to a right in and right out only. This
access point has also been shifted to the west compared to the original location within the sketch
plan.
Sewer and Water Access
Each of the lots will be served by City of Andover municipal water and sewer. City water and sewer
would be provided to the site as depicted below.
rM . uTumEs
r
WATER;_
i;
Z - Y.
Q 1If
Ir
,
BUNKER LAKE BLVD.
Lower Rum River Watershed Management Organization (LRRWMO)
The City of Andover continues to have correspondence with the LRRWMO and the applicant has
submitted their project for review.
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, LRRWMO, Minnesota Pollution Control Agency,
LGU 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.
Tree Preservation/Landscaping
The site currently has few trees. The applicant is proposing to install trees and plantings meeting our
landscaping requirements. Any future deviations would require an amendment to the PUD. The
applicant(s) as part of their Commercial Site Plan have shown landscaping. This is consistent with the
PUD.
Stormwater Requirements
The applicant is meeting the stormwater requirements as required.
Park and Recreation Commission Recommendation
The Park and Recreation Commission reviewed the project on November 18, 2021 and has provided a
recommendation for a cash contribution in lieu of land.
Lots
The residential lots are in conformance with Andover City Code. The Commercial lots meet the
minimum requirements for Neighborhood Business lots. The lots are in compliance with the PUD.
ACTION REQUESTED
The Planning and Zoning Commission is asked to hold a public hearing related to the preliminary plat
and to make a recommendation to the City Council.
Attachments
Resolution of Approval .
4
Resolution of Denial
6
Location Map
7
Engineering Comments, dated January 25, 2022.
8
Park & Recreation Commission Meeting Minutes, dated November 18, 2021.
.10
Preliminary Plat Plan Set
.11
Respectfully Submitted,
Joe Janish
Community Development Director
Cc: Blaine Waters, LGA Andover, LLC, 10700 Old County Road 15, Suite 285, Plymouth, MN 55446
Della Kolpin, 2880 Jewel Lane North Plymouth, MN 55447
Wade Tollefson, Noberg Homes, 1428 51 Ave. S. Anoka, MN
Bob Lyngen, Gonyea Land Company (email only)
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO XXX
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "ANDOVER CROSSINGS" FOR
PROPERTY LEGALLY DESCRIBED AS;
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
WHEREAS, Andover 648-1 Land, LLC has requested approval of a preliminary plat for "ANDOVER
CROSSINGS"; and
WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and
WHEREAS, pursuant to published and mailed notice thereof, the Planning Commission has conducted a
public hearing on said plat; and
WHEREAS, as a result of such public hearing, the Planning Commission recommends approval of the
preliminary plat to the City Council; and
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees
with the recommendation of the Planning and Zoning Commission and approves the Preliminary Plat of
Andover Village with the following conditions:
1. City of Andover staff comments dated January 25, 2022.
2. The applicant shall be responsible for the cost of construction of all improvements proposed as a
part of the preliminary plat.
3. Prior to final plat recording at Anoka County, a development agreement acceptable to the City
Attorney must be executed by the Developer.
4. Separate documents shall be required for each Vehicle Maintenance Access Area.
5. Such plat approval is contingent upon the rezoning.
6. This Preliminary plat shall be part of the PUD.
7. Applicant shall construct access improvements as reviewed and approved by Anoka County
Highway Department.
8. Applicant shall obtain all necessary permits from appropriate jurisdictions and agencies in order
to develop the property.
9. Applicant shall provide Association documents at time of final plat addressing items identified
during CUP/PUD approval process.
10. All comments from the Lower Rum River Watershed Management Organization (LRRWMO)
and Anoka County Highway Department (ACHD) shall be appropriately addressed.
rd
11. For "Andover Crossings" the Developer shall pay Park Dedication for the commercial property
at time of final plat. The residential portions shall pay for Park Dedication and Trail fees by the
end user at time of building permit and fee shall be based on the year the building permit is
issued.
12. For "Andover Crossings" end users shall be required to pay sewer area, sewer connections,
water connections fees at time of building permit and fee shall be based on the year the building
permit is issued.
Adopted by the City Council of the City of Andover this 15' day of February, 2022.
CITY OF ANDOVER:
ATTEST:
Michelle Harmer, City Clerk Sheri Bukkila, Mayor
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO XXX
A RESOLUTION DENYING THE PRELIMINARY PLAT OF "ANDOVER CROSSINGS" FOR
PROPERTY LEGALLY DESCRIBED AS;
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
WHEREAS, Andover 648-1 Land, LLC has requested approval of a preliminary plat for "Andover
Crossings'; and
WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and
WHEREAS, pursuant to published and mailed notice thereof, the Planning Commission has conducted a
public hearing on said plat; and
WHEREAS, as a result of such public hearing, the Planning Commission recommends denial of the
preliminary plat to the City Council; and
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees
with the recommendation of the Planning and Zoning Commission and denies the Preliminary Plat of
"Andover Crossings" due to the following reasons:
1.
2.
3.
Adopted by the City Council of the City of Andover this 15' day February, 2022.
CITY OF ANDOVER:
ATTEST:
Michelle Harmer, City Clerk Sheri Bukkila, Mayor
7
9 C I T Y O F 9NDOVE
ROlk'
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
MEMORANDUM
TO: Joe Janish, Community Development Director
FROM: David Berkowitz, Director of Public Works/City Engineer
Jason Law, Assistant City Engineer
DATE: January 25, 2022
REFERENCE: Preliminary Plat Submittal/Review #3/Andover Crossings
The following comments are regarding to Review #3:
1. (Review #1): Need to obtain the necessary permits from the Lower Rum River WMO (Grading,
Storm Water Design and Erosion Control), MPCA and MCES (Sanitary Sewer), MDH (Water
Main), Anoka County Highway Department (Site access and drainage) and/or any other agency
that may be interested in the site. Provide copies of permits to City prior to beginning any
construction activities. Acknowledged, comment kept for tracking purposes. ACHD and
LRRWMO permits in. Others when construction plans finalized (MPCA, MCES, MDH).
2. (Review #1): When the final plat is approved and recorded at Anoka County a digital copy of
the plat (.dwg file) shall be submitted to the City. Acknowledged, comment kept for tracking
purposes.
3. (Review #1): When site grading is completed an as -built grading plan shall be submitted to the
City for review using Anoka County coordinates and elevation datum. Developer's engineer
shall certify that the site is in compliance with the approved grading plan prior to City approval.
Acknowledged, comment kept for tracking purposes.
4. (Review #1): A LOMA will be required to revise the current FEMA floodplain boundary. Use
867.6 elevation for updated floodplain elevation. City has model currently at DNR for review if
FEMA requires a model for revisions of floodplain boundary. Developer has submitted
LOMA request. Copy of approved LOMA to be submitted to City. Building permits
cannot be issued until this has been addressed. Comment kept for tracking purposes.
5. Preliminary Plat (Review #2 comment): Update the Vehicle Maintenance Access area in the
Area Table. Not done.
6. Sheets C3, C4, C5 & C6 (Review #2 comment): Delete notes about "expand wetland drainage
easement" and instead show the revised D&UE for wetland east of site up to the 867.6 contour
elevation. Done on Preliminary Plat, not in plan set.
7. Sheet C3 and all applicable sheets (Review #2 comment): Revise all proposed median noses
to flat noses (per MnDOT Plate 7113A), not rounded noses. All were done except two
"internal" noses for mid -block pedestrian crossing.
8. Sheet C3: Add tum arrow pavement markings. Southbound right turn arrow at Bunker Lake
Blvd and west bound right turn arrow and westbound thru/left turn arrow at 7"' Avenue.
9. Sheet C4: Add to note "Unless otherwise noted, all slopes in green areas.....".
10. Sheet C4 & C5: Revise label for Basin 1131 EOF to 874.43 and add "rip rap" to label. Add same
label to Sheet C5.
11. Sheet C4: Identify the EOF's for Low Areas AL1 and AL4.
12. Sheets C4, C5 & C6: Revise FES 3 IE to 868.0, and OCS outlet invert to 868.25, and OCS
outlet pipe grade to 1.00%. This is to provide reduced exit velocities and energy dissipation.
0
Cl
13. Sheet C6: Change SAFL Baffle to Preserver (preferred by Public Works for maintenance).
Revise note 1 "The Preserver, as manufactured by Momentum Environmental, or approved
equivalent, shall be included and installed with CB-RD15. The Preserver (dissipators on inlet
pipes, skimmer on outlet pipe) shall be installed in strict accordance with manufacturer's
specifications and requirements." Change sump depth to 5' in the Storm Sewer Structure
Table for CB-RD15 (design requirement for Preserver).
14. Sheet C9: Change out details for SAFL Baffle to The Preserver. Generic detail and sizing
charts available on Momentum Environmental website (momentumenv.com). Project specific
detail put together by Momentum Environmental attached and will be emailed over along with
design spreadsheet.
15. Sheet C12: For Detail 2, revise front rim elevation and top of weir to 874.43 (HWL). Revise
outlet pipe IE to 868.25 and pipe grade to 1.00%. Add hatch pattern and note "Fill inlet side
with concrete up to weir bottom elevation (871.0) and outlet side up to discharge pipe invert
(868.25) in field."
16. Sheet 12: In Details 4, 5 and 6, change the "2" in the mix designs to "3" for traffic level. IE
SPWEA340C & SPWEB340C.
17. Identify in comment letter any changes made to plans since previously submittal not addressed
in response comments.
18. Additional comments pending further review.
The following Comments are regarding the Stormwater Report Review #3•
1. It is recommended to concurrently submit drainage submittals to the City, Lower Rum River
Watershed Management Organization and Anoka County Highway Department for review. All
comments from the LRRWMO and ACHD need to be addressed prior to final approval.
Submittals made to LRRWMO and ACHD by developer's engineer. Comment kept for
tracking purposes.
2. In the 161 Data table in report, revise EOF elevation to match proposed HWL elevation of
874.43.
3. Revise all references to SAFL Baffle to The Preserver. Replace SAFL Baffle calculations with
removal efficiency spreadsheet from Momentum Environmental (provided to City by Momentum
Environmental, can be emailed to engineer).
4. To reduce exit velocities and provide energy dissipation prior to discharge, in the proposed
Hydrocad models for Pond 1131, lower the outlet pipe outlet elevation to 868.25 with a slope of
1 % and FES IE = 868.00. As this pipe does not control the discharge from the pond, should be
no impact on discharge rates or basin HWL's.
5. 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
plans 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.
1fl
Park and Recreation Commission Meeting Excerpt November 18, 2021
CONSIDER ANDO VER CROSSINGS PRELIMINAR Y PLA T
The Parks and Recreation Commission is requested to review the Andover Crossings preliminary
plat and provide comments. Parks and Streets Operations Manager Baumunk stated the
Commission previously voted to accept cash in lieu of land for park dedication fees. He presented
the site plan and pointed out sidewalks and crossing points.
Chairperson Lindahl stated there is a trail on the west side of the road in Anoka. Public Works
Director/City Engineer Berkowitz stated there is a trail on the Anoka side that goes into their nature
area. He stated Anoka intends to extend the trail. Mr. Berkowitz stated the trail on the Andover
side will connect to the Anoka trail at the planned intersection.
Motion by Miskowiec, seconded by Newton, to recommend cash in lieu of land for park dedication
fees for Andover Crossings. Motion passed unanimously.
10
/0
PRELIMINARY PLAT OF: ANDOVER CROSSINGS
LEGAL DESCRIPTION
TliI �ffionwt Quaitmofte Souffimt Q� of Sinim 30, Tcoionhip 32, Rioge 24, Amolut CoonV, Mionnxin,
mu.
Coi
-ffi Ou
exci,PI nio pert tlIffto,f [,ing muIli orilic soul lime of P� 1. ANOKA COUNTY HIGHWAY RIGHT -0F -WAY
'Y
PLAT No, 22 a�� in wnoy ntoioiiim,
A �t' , '
Md
The
P-1 1, ANOICA COUNTY HIGHWAY RIGHT -0E -WAY PLAT NO. n
And cue Nonl� 20 ..d 2DA, COUNTY HIGHWAY RIGHT -OF -WAV PLAT NO. 82
NPO'SO, DONR. I
I
DRAINAbE AND UTILITY EnSEMENTS
co'Elk.. STRJRUE DRAINAGE AND UTILITY EASEMENTS ARE SHOWN PROPEIVY ZCNED.4
ONTEH'MNT . "I ""Hn"B
iUA �7,'Mm
. 0THUS: MIN& 10 FEET IN WIDTH AND ADJOENIN&
1�3 1�1- j, MEET LINES AND BEING 5 FEET IN WIDTH PRIHAry CwNeo
TREE COUNTS
JOB NO: 2021-483 PRELIMINARY PLAT PREPARED FOR:
FILE NAME: 2021-483.C)W& LGA ANDOVER, LLC
LOCATION: 30-32-24
ZONE A ZONES ZONEC ZONED
4'-8 4--12 4i-3 6'-12
6'-15 6'-3 6'-7 8'-35'00--ITOTAL tJHCni 4
8"-11 10'-3 8--9 IW -3
I(P-4 12'-4 10's 12'-4
ROAD M33Es-OlA
12'-3 16--1 12--3 CLUSTERF-10--2
Is. -I 14--3 Of
32'-1 i L
TREE TOTAI, ON SITE - 121 -T— l
AREA TABLE
6¢055 RE5[OENRAL AREA ]e ]6•/ -ACRES
2 ATESELECTRIC NHOU
VICINITY MAP
�X—
TMSSURVEY IS INTENDED ONLY FOR THE BETEFIT OF THE PARTY TO WNi0M
TE:
4
IT WAS PREPARED FOR AND SHOULD HOT BE RELIED UPON W ANY OTHER PARTY
9 F 6 If 8671— In. I, n' 0,'f �
N 89-22'02" E 1264.62
J, 7M
INOIL MA114151"TES
�O DEVELOPED AND MADE THIS DRAWING, �UT4ML!Eb REPROWCTION
u:
Of THIS DOCUMENT 15 MIGNMAITU),
9g.
61586
zo
SEC gpQ T.
MCC
IUTMCl \ v.' , \ � , --- —
EEJ
INDICATES IRON MONUMENT FOLINK)
INDICATES CONCRETE SURFACE
EASUEN HaamnY
NO, ifbnloo.INDICATES
(10 BE VACATED)&
ANGM COUNTY CAST
IRON MONUMENT
EX�
4
—RT—
INDICATES STORM SEWER LINE
114
TCPIKJTM'LNAM
I
z1412
SEC' S'
2FTI ME
INDICATES UNDERGROUND WATER
A
L - - - - - - -
/
I-
�-timsa-=--
—
F
—T—
INDICATES VNIDE0.6110UND TELEPHONE
S
pmA.CFZCMEAM
�OMOIE
30.3f 21
INDICATES UNDERGROUND CABLE
�E
x
W46
INDICATES UNDERGROUND FIBER OPTIC
z
4a -NI
MIMIAM6 I �,M
C.S.R.H. ND. 116 1 BUWER LRKE BLVD. 14i" I
9.274-A .
lw�
IM"S~ ft
ry
RIWI17952
ftC<ibX3NEA
IB -.11.)
M
INDICATES OVERHEAD POWER
N092./-Acrome
A
I A
—X—
INI)ICATIESMINCIELINE
mCNMiEbwM
RHOAR "OUNTY HIGHWAY i;*IGIIT OF WAY FLAT NO. 22
®
zU-1
L - - - - - - - - - - - - - - - - -
- -
PRC`EGY DWNV`
LOA ANDOVVI
0
INDICATES CATCH BASIN
CK Z.,
+
'X�
INDICATES VALVE
F
INDICATES WbAM,TT
Qz
<
SEC.30. T.32.42P-
2
AIrn
0.921/-2 A.
--
INDICATES POWER POLE
3p zB.
PZ
--------------
-
7
HoDI'an, OWNG,
Ir Q.19
NOTES:
A
MoDPRON CWHR"
AMOM LLC
JAN 2 4 2022
INDICATES GAS PEDESTAL
♦ DOjjNo
07MUF ffjy
SURVEYOR'S
nimmT, ZoNRoM
"m K16. a N
L..
INDICATES ELECTRIC PEDESTAL
s89e0316'W 14019...--..
87U
TIM
L- - - - - - - - - - - - - - -
- - - - - - -
W -�3
Ion
N w5l'u' W0 j
ot
INDICATES CAME PEDESTAL
14[L19_-
'D
CITY
OF ANDOVER
INDICATES FIBER OPTIC PEDESTAL
BLOCK I
INDICATES
—Z
I
I
-
I
ZONED
ck�3
INDICATES COMMUNICATION MANHOLE
1
2AI-/- A.
-P2w874M
PRELIMINARY PLAT OF: ANDOVER CROSSINGS
LEGAL DESCRIPTION
TliI �ffionwt Quaitmofte Souffimt Q� of Sinim 30, Tcoionhip 32, Rioge 24, Amolut CoonV, Mionnxin,
mu.
Coi
-ffi Ou
exci,PI nio pert tlIffto,f [,ing muIli orilic soul lime of P� 1. ANOKA COUNTY HIGHWAY RIGHT -0F -WAY
'Y
PLAT No, 22 a�� in wnoy ntoioiiim,
A �t' , '
Md
The
P-1 1, ANOICA COUNTY HIGHWAY RIGHT -0E -WAY PLAT NO. n
And cue Nonl� 20 ..d 2DA, COUNTY HIGHWAY RIGHT -OF -WAV PLAT NO. 82
NPO'SO, DONR. I
I
DRAINAbE AND UTILITY EnSEMENTS
co'Elk.. STRJRUE DRAINAGE AND UTILITY EASEMENTS ARE SHOWN PROPEIVY ZCNED.4
ONTEH'MNT . "I ""Hn"B
iUA �7,'Mm
. 0THUS: MIN& 10 FEET IN WIDTH AND ADJOENIN&
1�3 1�1- j, MEET LINES AND BEING 5 FEET IN WIDTH PRIHAry CwNeo
TREE COUNTS
JOB NO: 2021-483 PRELIMINARY PLAT PREPARED FOR:
FILE NAME: 2021-483.C)W& LGA ANDOVER, LLC
LOCATION: 30-32-24
ZONE A ZONES ZONEC ZONED
4'-8 4--12 4i-3 6'-12
6'-15 6'-3 6'-7 8'-35'00--ITOTAL tJHCni 4
8"-11 10'-3 8--9 IW -3
I(P-4 12'-4 10's 12'-4
ROAD M33Es-OlA
12'-3 16--1 12--3 CLUSTERF-10--2
Is. -I 14--3 Of
32'-1 i L
TREE TOTAI, ON SITE - 121 -T— l
AREA TABLE
6¢055 RE5[OENRAL AREA ]e ]6•/ -ACRES
2 ATESELECTRIC NHOU
�X—
TMSSURVEY IS INTENDED ONLY FOR THE BETEFIT OF THE PARTY TO WNi0M
TE:
4
IT WAS PREPARED FOR AND SHOULD HOT BE RELIED UPON W ANY OTHER PARTY
9 F 6 If 8671— In. I, n' 0,'f �
N 89-22'02" E 1264.62
J, 7M
INOIL MA114151"TES
�O DEVELOPED AND MADE THIS DRAWING, �UT4ML!Eb REPROWCTION
u:
Of THIS DOCUMENT 15 MIGNMAITU),
�351.14
61586
zo
MCC
IUTMCl \ v.' , \ � , --- —
INDICATES IRON MONUMENT FOLINK)
INDICATES CONCRETE SURFACE
EASUEN HaamnY
NO, ifbnloo.INDICATES
(10 BE VACATED)&
ANGM COUNTY CAST
IRON MONUMENT
EX�
4
—RT—
INDICATES STORM SEWER LINE
114
TCPIKJTM'LNAM
INDICATES SANITARY SEWER ME
INDICATES UNDERGROUND WATER
L - - - - - - -
INDICATES UNDERGROUND GAS
I-
�-timsa-=--
—
F
—T—
INDICATES VNIDE0.6110UND TELEPHONE
pmA.CFZCMEAM
�OMOIE
YI SN
INDICATES UNDERGROUND CABLE
�E
x
W46
INDICATES UNDERGROUND FIBER OPTIC
z
4a -NI
MIMIAM6 I �,M
C.S.R.H. ND. 116 1 BUWER LRKE BLVD. 14i" I
9.274-A .
lw�
IM"S~ ft
ftC<ibX3NEA
IB -.11.)
M
INDICATES OVERHEAD POWER
A
I A
—X—
INI)ICATIESMINCIELINE
mCNMiEbwM
RHOAR "OUNTY HIGHWAY i;*IGIIT OF WAY FLAT NO. 22
®
INDICATES SANITARY MANHOLE
EA5EMBJt
PRC`EGY DWNV`
LOA ANDOVVI
0
INDICATES CATCH BASIN
CK Z.,
INDICATES VALVE
F
INDICATES WbAM,TT
<
SEC.30. T.32.42P-
RECEIVED
--
INDICATES POWER POLE
3p zB.
PZ
--------------
-
7
HoDI'an, OWNG,
Ir Q.19
NOTES:
A
MoDPRON CWHR"
AMOM LLC
JAN 2 4 2022
INDICATES GAS PEDESTAL
♦ DOjjNo
07MUF ffjy
SURVEYOR'S
nimmT, ZoNRoM
"m K16. a N
REVISED 12-7-21 (UPDATED DRAINAGE & GIBLOY EASEMENT MR GRADING PIAN)
INDICATES ELECTRIC PEDESTAL
s89e0316'W 14019...--..
87U
N w5l'u' W0 j
ot
INDICATES CAME PEDESTAL
14[L19_-
'D
CITY
OF ANDOVER
INDICATES FIBER OPTIC PEDESTAL
D -4 -57 -09 -
INDICATES
INOrCATESSIGN
ZONED
(D
INDICATES COMMUNICATION MANHOLE
1
(l�YaR=�TTMSWRV�,�OR�RTWMP��BY�
OR TINDER MY D]ILEa SUPERVISION AND THAT I AM A DULY RIIClOfERED LAND
SURVEYOR UNDER THE LAWS OF THE STATE OF MlNNMSOTK SHEET I OF I
:1�- 1� Iz— DAM �304!01
DANIEL K MON
MINNESOTA 0 IIIN ; A REGISTRATION 140. 42621 c
11V
TMSSURVEY IS INTENDED ONLY FOR THE BETEFIT OF THE PARTY TO WNi0M
TE:
4
IT WAS PREPARED FOR AND SHOULD HOT BE RELIED UPON W ANY OTHER PARTY
9 F 6 If 8671— In. I, n' 0,'f �
DSURV�M
INOIL MA114151"TES
�O DEVELOPED AND MADE THIS DRAWING, �UT4ML!Eb REPROWCTION
u:
Of THIS DOCUMENT 15 MIGNMAITU),
RITU�S "FACE
MCC
IUTMCl \ v.' , \ � , --- —
INDICATES CONCRETE SURFACE
6.
EX�
LL--
FIIRCE�L ?0
L - - - - - - -
I-
�-timsa-=--
—
F
— -p
- ---
SN
YI SN
�E
W46
4a -NI
MIMIAM6 I �,M
C.S.R.H. ND. 116 1 BUWER LRKE BLVD. 14i" I
ftT'
lw�
IM"S~ ft
RHOAR "OUNTY HIGHWAY i;*IGIIT OF WAY FLAT NO. 22
PRRCEL I
SEC.30. T.32.42P-
— -- —
--
HoDI'an, OWNG,
NOTES:
MoDPRON CWHR"
AMOM LLC
niomilz�
tAA ANP*iocli"
REVISED 1.21-N MMATED �EmBmIml PE]z GRADING PL -24)
scALErN FEET
SURVEYOR'S
nimmT, ZoNRoM
REVISED 12-7-21 (UPDATED DRAINAGE & GIBLOY EASEMENT MR GRADING PIAN)
(l�YaR=�TTMSWRV�,�OR�RTWMP��BY�
OR TINDER MY D]ILEa SUPERVISION AND THAT I AM A DULY RIIClOfERED LAND
SURVEYOR UNDER THE LAWS OF THE STATE OF MlNNMSOTK SHEET I OF I
:1�- 1� Iz— DAM �304!01
DANIEL K MON
MINNESOTA 0 IIIN ; A REGISTRATION 140. 42621 c
TMSSURVEY IS INTENDED ONLY FOR THE BETEFIT OF THE PARTY TO WNi0M
TE:
IT WAS PREPARED FOR AND SHOULD HOT BE RELIED UPON W ANY OTHER PARTY
9 F 6 If 8671— In. I, n' 0,'f �
DSURV�M
fix IvIII.. — I—
�O DEVELOPED AND MADE THIS DRAWING, �UT4ML!Eb REPROWCTION
I`ol-noo,ay n
Of THIS DOCUMENT 15 MIGNMAITU),
(l�YaR=�TTMSWRV�,�OR�RTWMP��BY�
OR TINDER MY D]ILEa SUPERVISION AND THAT I AM A DULY RIIClOfERED LAND
SURVEYOR UNDER THE LAWS OF THE STATE OF MlNNMSOTK SHEET I OF I
:1�- 1� Iz— DAM �304!01
DANIEL K MON
MINNESOTA 0 IIIN ; A REGISTRATION 140. 42621 c
ANDOVER CROSSINGS
BUNKER LAKE BLVD NW & 7TH AVENUE NW
ANDOVER, MINNESOTA
PRELIMINARY PLAT ENGINEERING SET
VICINITY MAP
.11
SHEET INDEX
CI.........
MILE SHEET
C2
EXaNG COWWIONS i REMOVAU PLAN
C3
............................... ................. SITE PLAN
C4
GRADING PLAN
CONTROL PLAN
C6...................................................
........ ..................... .................................... UTILITY PLAN
C7-Cl2...........................................
...... ......................... CONSTRUCTION DETAILS
RECEIVED
id 2 4 2022
CITY OF ANDOVER
TITLE SHEET
Cl OF 12
u.'m^ em'c rt
-.
-_ ° �
__..
1
IZ0I
I I
?p
, \ r - \
m.om
I
w u fi; d
--
I I
1
wr,rynwnn�
- yv
I
r,sExF Ray%
I I
°-
�
I
I
r=r
r
\
I I
I
I I
Izo:
I
��
--I
1
I
Ow
4
J
��♦ �
SII I
uw
17,
cl 1.11
�n neroti �u`r
. -
Own I".
-.
-_ ° �
__..
1
♦
cmwo
Own
?p
, \ r - \
m.om
u lQu,
w u fi; d
--
♦ ,♦
1
r,sExF Ray%
°-
O
r=r
r
— 53 iva5
--I
�
I _. -_--�
Ow
J
��♦ �
II
Os'
m
I
°1
\\ rel
Q
Oe
J
5
..'BLOCK2
°
`I
v
----
r
ja
I
a s �
__
II
1
�\._
C
lwy\1 Ys \\ ♦
1
�n neroti �u`r
. -
Own I".
-.
-_ ° �
__..
1
♦
cmwo
Own
?p
, \ r - \
m.om
u lQu,
--
♦ ,♦
r,sExF Ray%
r=r
r
♦ ,.. ,.. . -
�
�,m,. �� ISI
RECEIVED
JAN 2 4 2022
CITY OF ANDD E%ISTING CONDITIONS & REMOVALS PLAN
Z�
'"nod
WZ ;f
w(D eLLy
zF
ow
Z �
Nw
�N
C2 OF 12
13
- 1201
1
I I
c.rt I 1
I.,qe rcpt' e 1 1
I
I I
1
I I 1
1 ..�
II 11 i I :
.i�uc,xz
r.
r�
0
1 1 I
6 Eu S
wl PoI 1
3 0
11v
, WWETMLLtlIN i
m
o I I Irvq gi I y\
>
\ RWD1P4�
11
, � . , 1 � a.uc.cE FTVE,xc�.^ S wortNrv�owry�.
it I \\\\ 1 M➢I:F
cl
1
_ ci \.
"� I I,I '- +vim-� 1 �\`•1 uxm 1
11 1
I II
O Co -r. O.n
cffFMTFf 11111111 TI
—E —
—T ----
------------
-- --
RECEIVED
At,' 2 4 2022
CITY OF ANDOVER
SITE PLAN
m
C3 OF 12
MOM
I
AJE—
:7.
�
I
RECEIVED
•
ISSS
.i
a.�
11F'�
I
hY
I wurc.
I 0
Fjj
runvc.
i
I � °
7
�
T
a
c
F
'I
e�
1
MOM
I
AJE—
:7.
�
I
RECEIVED
•
JAI 4 2022
.i
a.�
.e
I a
I wurc.
I 0
- mu.�uc
runvc.
i
I � °
7
�
T
a
c
'I
MOM
CITY OF ANDOVER GRADING PLAN m s
U 0 i
wU
Ow
❑)
zS
VT
4
C4 OF 12
:7.
RECEIVED
JAI 4 2022
CITY OF ANDOVER GRADING PLAN m s
U 0 i
wU
Ow
❑)
zS
VT
4
C4 OF 12
a ,Ia'4Iv
ERO�$IONx& SEDIMEN SCONToROL NOTES:
I
I I
I I
I I I
mm
I
I
I I
I I
I I
I
I
I I
I I
i i
I I
I I
I
I
��
I I ry
IJruFelnn
1
Iry I
AV'
a ,Ia'4Iv
ERO�$IONx& SEDIMEN SCONToROL NOTES:
I
RECEIVED
JAN 2 4 2022
CITY OF AND EROSION & SEDIMENT CONTROL PLAN
1�
��`
WE
e
RME
PL
AV'
a�
6
.-�l
l ?... n,•
>
Le Aw» nk
r a
.rrnw }
13
e. .6ry.a
.c6mn
n
9
K
-
.W�u nAraE
3 �
ag
p
�"
�
reulml
C, 7'
nam a
a
3 =
��amn ,
. _ ✓a
(.77
Iml
i
III
C��:.0
uu mr o z
.mnm za�..w.
Z_
S$S
8�$
W
W
W
1 ar'25c-
r-
W
I
i.%
I
C nrre�pmn
�RE
�I
s
¢
e1.Msre1
eda
`L
w[nnr.���em
-I
I
IeGnw RzwE.
I
zw1 i
Z
I s 1 -----^Ir.
` IZ
�\
r �a.zv+aEe,xuEH>
r»rtw.ron �n
ita.
[.d 0_
RECEIVED
JAN 2 4 2022
CITY OF AND EROSION & SEDIMENT CONTROL PLAN
1�
��`
WE
e
RME
AV'
RECEIVED
JAN 2 4 2022
CITY OF AND EROSION & SEDIMENT CONTROL PLAN
1�
��`
e
AV'
i%.
.-�l
l ?... n,•
>
Le Aw» nk
r a
.rrnw }
13
e. .6ry.a
.c6mn
n
-
.W�u nAraE
3 �
,M. r. •
>.A
�"
�
reulml
C, 7'
nam a
r.o���w .
eeoxw. n
��amn ,
. _ ✓a
(.77
Iml
III
C��:.0
uu mr o z
.mnm za�..w.
rca.
RECEIVED
JAN 2 4 2022
CITY OF AND EROSION & SEDIMENT CONTROL PLAN
1�
iN
L/JLLLNI
-
--------------------
—
I
I
I I
I I
Fa.n.uI/.
I
\
-.
i I
I
i20i
v ,
.as
•I
L/JLLLNI
-
--------------------
—
Fa.n.uI/.
.as
•I
�
�
aKF
:,
`•
- —
3
I
---
..>..�ceme
—T — —------------
—
I
ra...,a wn
•m,.,....wM.ww l I
s e � 1,
-
I
neruE.ua
- _
AECEIVED
Illi
JAN 2 4 2022
um -
UTILITY PLAN
CITY OF ANDOVER
o n m m
-----------X
------------
'
•Y
�
l
�
i.. A'
EA' #
FF 4 1 ���
�(
_
mio�iasxa
µ rt
I
aw.wceFnzF.uem
®
�„ c-wrs+.
L
a..
EEµ
- _ _
-
KK
.,=
-
>rE
amort
E.
_
r
�-
.,
•
rux .,•e
r
w
I
I
ms
I I
a, Ewre.•
Of-
•
Y �
o—�.
`9..,,
''
�y
•
i
I
�vrm
-
q
i
..,,,
' i
��
i i
I
,
-.w .wa. x,r ruu \ \
L/JLLLNI
-
--------------------
—
•I
- —
---
—T — —------------
—
-
I
AECEIVED
JAN 2 4 2022
UTILITY PLAN
CITY OF ANDOVER
o n m m
n
N
u N
0
Ow
❑�
zU YE
a W
<o °
<
t12C6 o
17
17
r
FEE
n£
wnrzquuN O is R
mR r&°
Gk Bpx`R N b4 g
IF —p�b
;P 6 pot4y
W� ?a
visas -RUN
z & v _
FILE
0 iki e E
�-- 3 I IE%pMC ¢ S 55
I b{P
O a cYesm w ps5 $ 8
Rss"R1-1
b -
INNER .. INNUR DR,wfle�ED 1 1 OF CR w /�
I. (.9
SONE, AS I( COVERECIFFIC WITIN Y Z
�� WNE
f
thi III FIR If 1I FRI F, DR, LED IF RNR, FIE, N IF EYEVNuE BOCx
evnN NaGN W1-9 €dy
Fr FIND IF ff ILI
Zy
NEc o �tveriLuis RR 1/z wnsNm Z O
NF.rFI 11.11 w.wL) ON °��Nc�s.*E .amu W
L NLpxISE N. �,3 LY. W y
IR OF f TYPICAL HYDRANT LAYOUT �G INP 01.YPiava�'s Y
(VI,LYE IN BOULNMD) O1 ) J p
n6n.
pwp Druwro �!
DAVE p u,
20TD
iFILE FENIENN ME
�a-
N
znR�ECEIVED v N
jA IN 2 4 ?U? wU
CITY OF ANDOVER o o Zv
m8
EC
CONSTRUCTION DETAILS P --T
A
ED
C70F 12
HDPE STORM SEWER PIPE INSTALLATION
UODorR.KUEIrtGYP.C,EpYdC�iNLL6KxPLL®eSCXPu®c�YPpD0:GGxcxwuvxcpw.rwmais(.-uaqeEpwED NEND mENcx wpm rwxwrlw®
GRANULAR MATERIAL BEDDING OO m1.N.Tuu rRExc6�wp.x `m ,.xs•po.ztt w
011 Milgc ouv v .cee,er,
GupK1LLo ®gig m.'ERRYING FEE nm: a mm..,w ,°
� —r ® @Epp G R!° 6
xuw:.N uG. atop w m °
N° � o nla of nol° BfOto. un m oNEFEEL F,
::� Poi.`,:.i":� 'o � rH e:a: iM s.no�. �e imzi�l s
BY�NLu1w�N m xIN515 bePin ,@_a]':
EARTH FOUNDATION nl`c�o„ s mNy'n .em ewm91W mwue.�°°m°gym°.. .°... eeom, m.
PVC PIPE INSTALLATION ®`.01X1 a x� amloix� cnN 1. x. o, m I.
V
p-
IIESGwxrs
r_9wE�
pXwIEOAHp wrvWYI3 A
WrzM t SIX.
FINAL, o xcou^��� vam.R)
aRi aGs N
e0a
µx o f�ipE g
flWCS. C/SrwG �
aup wxxOglE.
RxEsi"zsx"
A
8 `w rc. « 5 ro...ww..' ^
S�RR�NmEMiIIES A/H4 CaSnN° MD
�xTM'PW5x SUCOIX
P^OPiu. M_E a. warn E
E
pLue pv v °rnaal�E
._.
w_p' Yax «
PoNL6 FORD uIXrtMI
1/�S YS W6HDSWprN MSip[ N RO X�
PIX WUwm G[prt%I'LE rMW[
uW Y ti CONLPEIE CCDM P'FA rnp}eC.
wocs�z �..
RINGS
)
!
u+Evs wz iolis swl1.`iiareEp 6� ca,RNcrEo wYlufex RUL.
PIAN
g
VONx01E 3
NN
END E.rzNaNG . ux.
.°. wp
'Al
DRECTGx LINDA w.rzfl , crt
5 «
aw
SEIFE RiuL �
w w.x rn
xAMPm mm CFAIExn�
iia. *mE�. w� .rP
_
uu z - r moa WwL.nrz `NINA
.�.r nxrs s xw YNIuw
Iwu1 °
wzcncx rgpu a
'
uEtl,. LCu°.LIED
rt vysr n.rm
� DtTiDTTs
' MEGLLllGS
BENDS
w wm rtne. m
FENEE
LUNGE -I OFF NUE,
w,rt M°
Mwxu°`E"e .op
� 'EACKFURE
�
o '0 aw0
_ m usso wx xam x . meapy
I—
"u°�w.IL �E„�r
III FEE PRE, ee1e
xm�
[w•NIM
5� uEG4ULT
YE4 ueE
c m w sr Ohms
'"
x' eExo
SANITARY SEWER
REPRICE wre ED RE SERVICE DETAIL
(z Eps�iz u1x�pNCXnE (WITH CLEANOUT)
1
3/. civaa z6o
;�: ewu ro ury e� oLw �¢,P:'�` s
STANDARD 4' DIAMETER STORM SEWER MANHOLE
(PIPES )
I/l./DO (PIPES 2J" OR LESS)
MEGAL�u4i \
T 0
azNo `sENo
� � , �w wew
WATER MAIN INSULATION
GATE VALVE AND BOX
rypp pq rv,
rvp.
µ401J
CITY O P
xort: ixwulE . woE w ¢xzce m sERxas
8/19/13
5/z3/O6
C T Y D F
epp a a-yx°f E:p:=:°nq e
3/EI/06
t/35/,Obik
D !DOVE
srnNo.RD�DR.wxc
IDO�°,P
n.xwxo pGwxc
foie
Tos
V
p-
IIESGwxrs
r_9wE�
pXwIEOAHp wrvWYI3 A
WrzM t SIX.
FINAL, o xcou^��� vam.R)
aRi aGs N
e0a
µx o f�ipE g
flWCS. C/SrwG �
aup wxxOglE.
RxEsi"zsx"
A
8 `w rc. « 5 ro...ww..' ^
S�RR�NmEMiIIES A/H4 CaSnN° MD
�xTM'PW5x SUCOIX
P^OPiu. M_E a. warn E
E
pLue pv v °rnaal�E
._.
w_p' Yax «
PoNL6 FORD uIXrtMI
1/�S YS W6HDSWprN MSip[ N RO X�
PIX WUwm G[prt%I'LE rMW[
uW Y ti CONLPEIE CCDM P'FA rnp}eC.
wocs�z �..
RINGS
)
!
u+Evs wz iolis swl1.`iiareEp 6� ca,RNcrEo wYlufex RUL.
PIAN
g
VONx01E 3
NN
END E.rzNaNG . ux.
.°. wp
'Al
DRECTGx LINDA w.rzfl , crt
5 «
aw
SEIFE RiuL �
w w.x rn
xAMPm mm CFAIExn�
iia. *mE�. w� .rP
_
uu z - r moa WwL.nrz `NINA
.�.r nxrs s xw YNIuw
Iwu1 °
wzcncx rgpu a
'
uEtl,. LCu°.LIED
rt vysr n.rm
� DtTiDTTs
' MEGLLllGS
BENDS
w wm rtne. m
FENEE
LUNGE -I OFF NUE,
w,rt M°
Mwxu°`E"e .op
� 'EACKFURE
�
o '0 aw0
_ m usso wx xam x . meapy
I—
"u°�w.IL �E„�r
III FEE PRE, ee1e
xm�
[w•NIM
5� uEG4ULT
YE4 ueE
c m w sr Ohms
'"
x' eExo
SANITARY SEWER
REPRICE wre ED RE SERVICE DETAIL
(z Eps�iz u1x�pNCXnE (WITH CLEANOUT)
1
3/. civaa z6o
;�: ewu ro ury e� oLw �¢,P:'�` s
STANDARD 4' DIAMETER STORM SEWER MANHOLE
(PIPES )
I/l./DO (PIPES 2J" OR LESS)
MEGAL�u4i \
T 0
azNo `sENo
� � , �w wew
WATER MAIN INSULATION
GATE VALVE AND BOX
rypp pq rv,
rvp.
µ401J
CITY O P
xort: ixwulE . woE w ¢xzce m sERxas
8/19/13
5/z3/O6
C T Y D F
��
2021
C I T T O F
DOVE
z .wp°we xc
�2Daaw
DOVER#
DOVE
4O7D
V
p-
IIESGwxrs
r_9wE�
pXwIEOAHp wrvWYI3 A
WrzM t SIX.
FINAL, o xcou^��� vam.R)
aRi aGs N
e0a
µx o f�ipE g
flWCS. C/SrwG �
aup wxxOglE.
RxEsi"zsx"
A
NpIES: ELF, 'NE, PIPE e' MEfN ,EXCEL p �. uEEI1 RxcE
MD IF
SSFANC[ Poor ����uNmEq
rE EP�➢E CREEx
ssxrc PIPE u1p wrt �",
x pEw lis p,Re "�'' rpP Gr PLY
la xszuu 1
cum sro P G
3s �xp � Y
SttuFM wELLfO. w 1'
SE�L� SNB
S�RR�NmEMiIIES A/H4 CaSnN° MD
�xTM'PW5x SUCOIX
P^OPiu. M_E a. warn E
E
pLue pv v °rnaal�E
._.
w_p' Yax «
PoNL6 FORD uIXrtMI
1/�S YS W6HDSWprN MSip[ N RO X�
PIX WUwm G[prt%I'LE rMW[
uW Y ti CONLPEIE CCDM P'FA rnp}eC.
wocs�z �..
RINGS
)
!
PIAN
g
VONx01E 3
NN
uuxVw OEDpIxc � nPGGM u°
wrERul
M1iH0Ui WSER N /x
Rl
-- '
ILL sireL Mp _ CINDERY�
J
.'
SEIFE RiuL �
PN�XI[p W[IF
xAMPm mm CFAIExn�
iia. *mE�. w� .rP
SECTION
-
s
.,
�
IFrEx¢ von � raP a
mow r w.nE vLUG a.
w. 1 s3ub namT
xWES IF
ISO BENp� CYNp SICP
WnrER SER✓,[[ wx �
OF END
sc e�E+sruEp q�ss� sNa
Pn"i p INC '.
wN'ircnr� N o N
WELLF . IIGM CM
HYDRANT LEADS
DENOTES
ry u
nPE
'.I:.•; �,::.:'.:'.T', 6' sr�xNLLss
ae' � SIP..➢ � ��
SECTION A -A zLLerz
xx . ux„mmo,r,omw�u•HOLE SLEEVE
ED mxs oa..omx �.
_
rv6' PREUSi
GONG GSE
ca,.Ns F- muwy
.uL nwa Opp
E. wRwPrn
rrealcCOiw i
ptfl�pragOL
D. DEEP
I •, I PREns,
EL
xx .«" S.V. RE. uwu M me
.. EIZ
� DtTiDTTs
' MEGLLllGS
BENDS
w wm rtne. m
FENEE
LUNGE -I OFF NUE,
w,rt M°
Mwxu°`E"e .op
CREEL.
BEGgNG wiFAW � PI`m
BEM%E
� WITH PoSER
_ m usso wx xam x . meapy
I—
"u°�w.IL �E„�r
III FEE PRE, ee1e
xm�
� 'r"x ^✓+Y I� �1.
srtu ^crnm®
nu orcx a rru,mm wrxe ww _
0
„`r��
!6'�
1 w+u s m eE uun ar ,u Eauvrx +owls
. i wa prloxrE elool uxm, uL urz wfa wvp
SLEEVES : zuars,fwn, .Ln L'gv1s rs°°�rxzm'1V°EpRpx aiw
3/b/DR vvu c'v-x.. w
0. CONED.
Nc[ uu xm
� "L°'w �u w L5°^.
SANITARY SEWER MANHOLE, TYPE 301
,1/,z/mzp (PIPES ]>" OR LE55)
5/zz/a
SANITARY SEWER
REPRICE wre ED RE SERVICE DETAIL
(z Eps�iz u1x�pNCXnE (WITH CLEANOUT)
1
,y¢ ,a' um nmr
ap,.x,u L:,P urt Pa, m ^r «
..mCATCH BASIN, TYPE 401
3/m/IS (WITH SUMP)
;�: ewu ro ury e� oLw �¢,P:'�` s
STANDARD 4' DIAMETER STORM SEWER MANHOLE
(PIPES )
I/l./DO (PIPES 2J" OR LESS)
p pMwmG
C I T Y O P ANO
�rµG210
T 0
pngp DG
�µ30tDwµ
rv°
I T Y O F
SrwbsNp panx'iuc
D
CITY O F
rypp pq rv,
rvp.
µ401J
CITY O P
Siu'pNp quxwC
FEE.
DOVE
D6VE�
DOVE
3128
DOVE
DOVE
4O7D
,/z MO wa GETREEN RIS.
E�MJix A 'HE INSOE
EMRMUND M. wRH GA.lAAR E
,NMCCo.FCTE 111 au ONER. _
. ON S. Axis
GF HHF-IROO P MOR°w)
a g NTRIc
s1AR qT(
W
SA 103' THKO �
it
AN RAC
NAAC w .awn FA . —Fr` -Hu NX "NA RrclwwI
F_ P I v.
SHALLOW STORM SEWER MANHOLE
'J POLARIZED TOPSOIL
k� 51RAW `IaER KETIOPIPES RB" k LARGER, USE
2k
K OTIRE Cg11MCTOR S. PINE
L MPRAP. BUMMED TOPSOIL.
SEED, AND SUM. FIBER
&µKET IMMEDATELY AFTER
2 - A PIPE 6 IN4NLEo EXTEND
1 AREA TO MARCH UHp6TURBEO
J SOL
Os LT FENCE sMO1L BE PINED
5 AS DIRE TEE BY Of .WROx
DIRECTED BY MF ExGwFFR
CU
NP -RAR
`'0
NER TUR OF uY EWIv. 0
IPE FOR ARCH PIPE
2 sECFCN B-0
1 DITCH OR BASIN ORAOE
1 t RIPgIP (YxCQt ]Kw)
6' NICK GPAN A.
EVER INFECT 3601)
SECTION R A MI TWE 4 GECTEXTIL
FABRIC (MMOOT 3733)
RIP -RPP nl7E5 C.T.
IA.
tY B A 24-u. 02 IA. 35
15' B 2]' li 48' Q
1B' 9 30' 31 54' S0
21' 13 36' 2B GO' S0
NOTE D,NKANA p M ETx`AE PRIM'S El. nLE N'rw �A.KCAAE ieooExTu ID uP-RED
vlvx.N RIP—RAP AT RCP OUTLETS
ISOMETRIC
,n,
a PM.3 s.
vc�• a to fAA_
M`m M`_
FINN Mo v,FF,NNm .... WOMEN...
FLARED END SECTION
ASK A FOR, H A_\ w / i "'A B/.9x ...."A. 11211 \>vXL`�'/,/} wh'x MM ¢
PEaEp5.1 FEET.
tIF
AA 11% HAl nx,rcu ro an clro�woMTHE I¢pwuwrs or
CATCH BASIN, TYPE 420
ON
2Mx 10
Ani
RARE 11COYFII
ON. STRIPS AD I nc scu
CEMENT MMTAR
ersE
0� 00 u a
m ss
ioKAP
IER•ATI�EO
BRA vMVBLE ,00 R mso
ID llEl
N IF IN, AAXN_
r r rc
—1 ANN IF AFI NAR. FAFFFNAA
3061 . DF
P_ Au _ — DA UA°r.14u°IF - A s'OI ouMReeAP..n2 Pm
ATCH BASIN/MANHOLE WITH SUMP, TYPE 421
rAtioKp-puwlNG NADAND III
nC c T r v o. 4090 NnnVFi',P 4118 G DOVE EIA�419A V1� ((�� NT)ORITPR S 420F /� r v o v
NTT(TVF. Q T7^ V►\IINJ, � 42ic
I
wj
4
AI/r EXP. roan A .-J r s°"wT`wRR.
(nv.l
AT AMAN
SECIICN MA r Am[Rr
A CONCRETE DRIVEWAY APRON W/SIDEWALKr
R.z1.o.
(�nOVFI 6RHOL
METµ OR 313Y.WD FENCE PoET
1Fr9ES: SERMON. WOOD MO. OR CMR
(£OIENN. MIN, NEI Mq{
By: TNG 1` Af [OSB ANN =R,Ixln
a
BACKFILL ate' t«AI..1 woMXFF IT F.. Mo �N,tM—SU,FNI MTA N. ARTH
�l
TYPES W000 CLAP. COMPOST. OR ROCK
w SEDIMENT CONTROL LOGS
wBiNCOH, 1Ow,w�
HN
fi �*
ITS : - L KK
FEE CONFORM TO
MIXWT W, OPE W
M q WFS
ON 4 DIRECTED SY ENGRAVER
SILT FENCE
601
STROMMARD DFARN.
NO
602
FLAN
NOTE:
O EA ``b1E SUEDDED OR 1.1 PROOD GrzOEON� x1. E MlwuD.. IN
`4Ii" nlF
0.rn .Pe
AMMO
SECTION
BALE CHECK FOR STORM SEWER INLET
Z n�i
w Z;
LU(D €sI?
Z W R1
6
W
W
H-
I-- En
J
C) I
U) 5 c
RECEIVED
h
c�
JAPl 2 4 2022
�H
�o
CITY OF ANDOVER
> C.)
0.
ow
z0
T
¢a
<
mz
CONSTRUCTION DETAILS
CS OF 12
19
mm"Clilm
ROCK CONSTRUCTION ENTRANCE
805
SAFL BAFFLE BRACING REQUIREMENTS
SIDE VIEW
TOP VIEW
GUMma.1 C— exly -SIAL 4X4
�I �
Bgn�v'rq NaON
iNa ibx
Ma. FAm MN3
&ace¢(t lq:
MU Fb+vM iBreze
daaeWT�¢)
ICF51
ItGam
12 Yq.2 MXorn1
JAN 2 4 2022
20
—0
0
d0
IB
(0
CITY OF ANDOVER
° o
"CR -.0 rP R] ... JasE C L
'i,GA
oz
W
1
1!0
M
F'M+FIe'm "mun Jaagnflwn xiNe4pGW Wn>%. Cmis]
�: UpWaen i..hde2lu Xppe aleFea veM wpeMw.
Mosee:BWi,vGuW 65io G�
xTonx sEwry
Er
X/t cnLsx[o Horn F
:jvoee x°.
PLN
zuevu' i¢ s�[o as
+ur.x
/nocs Xrz
SECTION
ROCK FILTER FOR STORM SEWER INLET
..1
SAFL BAFFLE STACKING REQUIREMENTS
Bracing for Stacked Battles
910E VIEW TCP NEW
.Vfo sse'. B w�GwOe 650 rnyGUMe
PATWP TECeTe Pr -u
Fr
8' TYPICAL TRAIL SECTION
eiwGW�pCCW.xuG
714D
CONCRETE CURB
RX asw GUTTER
W /wi xm Wo wwi 40"`
TYPICAL SIDEWALK SECTION
7218
SAFL
.,n
BAFFLE
Fr
8' TYPICAL TRAIL SECTION
eiwGW�pCCW.xuG
714D
CONCRETE CURB
RX asw GUTTER
W /wi xm Wo wwi 40"`
TYPICAL SIDEWALK SECTION
7218
HE
CENED
Z
RE
L" `.µi
JAN 2 4 2022
—0
coria
p °uv
wU
CITY OF ANDOVER
° o
"CR -.0 rP R] ... JasE C L
'i,GA
HE
CENED
Z
RE
JAN 2 4 2022
—0
wU
CITY OF ANDOVER
° o
s�
oz
mS
CONSTRUCTION DETAILS
C9 OF 12
20
20
1 �e�E.Doiow
y�
SECTIW A•A nm °owo
_ KM.,1
i—"
rum
IT—
--'� omam oAAu
PFIXSIRIAN fLm R1V DETA65
T00 Caa °W^.
vF STMAx ACMS R E tl1PB A WTM KTl
coue�xm Dmcrnoxu. m
STAM a -NAY 0u =IMU OO
D�xEcnoxu nA.r .uAAeEE runt
0
OIE-NAY DpiFLi]IXIAL W. EETECTA.E
I.. Al A. Y [IAO
Amm
cum rW D.V.L w.w o
00 m vao
I �1
.a ..m. m
6 --- -- 0 0 --
our
D.r�yyE�.�mvAu
W 0.R IXYMIM xlix NMgp IYppb 40.V MI®
oe.........,...T....... F. I...I.. —T
®m ......o.
O u. ✓u .0 w.a°r....A.w. r. mn.....0 ns. m va. n w.
PEDEiiRINI . . .1.
RD PLAN 5-297.250 1 2 OF 6
1ECEIVEL
H
0
E.
�0
.,..,.x....
®~.a'.:eMd..,....i... ..
o
u Y
Cdfi1.E0 DIPELT .O
Ico.00iw nAm.¢.
m �+ ua e r rua m.rwr e<°`.rvo
m..wm nava u.n.u. rwvvrc. u.
W 0.R IXYMIM xlix NMgp IYppb 40.V MI®
oe.........,...T....... F. I...I.. —T
®m ......o.
O u. ✓u .0 w.a°r....A.w. r. mn.....0 ns. m va. n w.
PEDEiiRINI . . .1.
RD PLAN 5-297.250 1 2 OF 6
1ECEIVEL
H
0
E.
�0
CITY OF ANDOVER
>w
o
0 >
vz0
0
o <
v8
CONSTRUCTION DETAILS
C100F 12
ZA
21
oBrzcr.e.s Egos Irn
CIMB YN WIfrEP
mia � O
Y®Y W F0'IM 1'
.we[xr .e v auaua[ swu.
.. mrcTBciRxB Eva RIiW Wl cure M wiiw ..w
'W
c m
j
��g a u1o<D
—Y82'al—
oM,.,...,_.m..,,...,.m,m.vm,....e.1m..,...�_b= _-
RLES,PWI dM P4P OEf1tl5
I-23-2017 STANDARD PLAN 5-297.250 1 9 0
v r �RL,R TT TO WLS[RPC
SILiUL PFLESiLL t PYSN Wllgl IV{INBI
,� ��'wab�eReYa
'aYtd"�L n•x ra.N • m.M
gw��',nA
Tr
v_�o-aa_^ep
PIISM BUTTOM BT... M1.l T—
® ® enluuL~ Nl Rw(POLOI!
.a. LM. � RAI TO
mm
Yw�or •_ RFD6iR1.W ORre R/Y L(TR45
` i.a.°'",'.`�ST.4.........,.�..�.« ��y n„ 1-23-2017 STANDARD PLAN 5-297.250 6 OF 6
m��iv..mr v au.¢.w am.w w�wn www.
PEEf51RLW GI® Ruf fLr/.IIS
Z ei
W
W
W(q €aa
0W g9
v i
ZLLI
q
Nt €
JO n
�I sRgEg
HECEIVED
N
z
rzas T
'� r m
OPT. .ec wramowr xlws
me
I.e..� �. Pw
ow
o >
¢O
.a. LM. � RAI TO
mm
Yw�or •_ RFD6iR1.W ORre R/Y L(TR45
` i.a.°'",'.`�ST.4.........,.�..�.« ��y n„ 1-23-2017 STANDARD PLAN 5-297.250 6 OF 6
m��iv..mr v au.¢.w am.w w�wn www.
PEEf51RLW GI® Ruf fLr/.IIS
Z ei
W
W
W(q €aa
0W g9
v i
ZLLI
q
Nt €
JO n
�I sRgEg
HECEIVED
N
z
�O
CITY OF ANDOVER
>"
ow
o >
¢O
v
o
W
�zz
9
CONSTRUCTION DETAILS
Cl ]OF 12
2Z
zz
INFILTRATION BASIN IBI PROFILE - TYPICAL xrs
7 INFILTRATION BASIN (IBI) PROFILE - W ACCESS m
S TYP ROAD SECTION W 4' MEDIAN n
l�i�i•V� �:�� OJ'�'�aLw•�
IBI OUTLETSTRUCTURE
2 rs
/1 TYP ROAD SECTION W/O MEDIAN
j6 TYP ROAD SECTION W/ 6' MEDIAN
Z aft
W Z§
LIJ(D €tea
Z�5
a w b
Z d
W w
FN— �
J 2
� f I
TH
6
tl
RECEIVED
JAiJ d 4 2'192
z
U h
:
—O
CITY OF ANDOVER
o w
CI
°f
`<�
o
,Z
a
CONSTRUCTION DETAILS
C120F12
23
23