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HomeMy WebLinkAboutDecember 14, 2004 C I T Y o F NDOVE PLANNING AND ZONING COMMISSION MEETING - DECEMBER 14, 2004 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on December 14, 2004, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Daninger, Commissioners Tim Kirchoff, Rex Greenwald and Michael Casey. Commissioners absent: Commissioners Tony Gamache, Dean Vatne and Jonathan Jasper. Also present: City Planner, Courtney Bednarz Associate Planner, Andy Cross Others APPRO V AL OF MINUTES. November 23, 2004 Motion by Kirchoff, seconded by Casey, to approve the minutes as presented. Motion carried on a 4-ayes, O-nays, O-present, 3-absent (Gamache, Vatne, Jasper) vote. PUBLIC HEARING: CONDITIONAL USE PERMIT AMENDMENT (04-09) TO EXTEND RETAIL SALES IN AN INDUSTRIAL ZONE TO PROPERTY LOCATED IMMEDIATELY NORTH OF 13540 HANSON BOULEVARD NW. Mr. Cross explained the Planning Commissioner is asked to review this request for an amendment to a Conditional Use Permit issued to Chris Beberg and John Skogman in 1997, which allowed them to operate a retail trade and service facility in an Industrial Zoning District. Mr. Cross discussed the staff report with the Commission. Chairperson Daninger stated when they fIrst saw this there was talk about future development along Hanson Boulevard and when it would be developed, did this have any . Regular Andover Planni~)and Zoning Commission Meeting Ü Minutes - December 14, 2004 Page 2 bearing on the agreement previously made. Mr. Cross stated there is no proposed additional access off of Hanson. Chairperson Daninger thought this was a trail to be proposed in the future. Mr. Bednarz stated during the last review of this item, they talked about a trail extension on Hanson and it did not make sense to do this until Hanson would be reconstructed. This is still an agreement with the applicant. Mr. Cross stated the resolution does contain some changes that need to be made. He noted they needed to strike "John Skogman" and "owned by Roger Strike". The property sited should be added to the original resolution. Mr. Bednarz stated they are amending the motion of '97 and adding the description of the new property. Commissioner Kirchoff asked why they had the hours on Sunday as closing at 4:00 p.m. Mr. Cross stated these were part of the original agreement. Mr. Chris Beberg, Beberg Landscape and Nursery, stated they need to change the address to the current address they are operating at. He stated they are currently a retail landscape supply business. He stated the hours that were originally listed are adequate except for Sunday during the spring! summer and he would like to change them to 10:00 a.m. to 5 :00 p.m. Motion by Greenwald, seconded by Kirchoff, to open the public hearing at 7:10 p.m. Motion carried on a 4-ayes, O-nays, O-present, 3-absent (Gamache, Vatne, Jasper) vote. There was no public input. Motion by Kirchoff, seconded by Casey, to close the public hearing at 7:10 p.m. Motion carried on a 4-ayes, O-nays, O-present, 3-absent (Gamache, Vatne, Jasper) vote. Commissioner Kirchoff stated the area has changed in character and he did not have a problem with the change in hours. Commissioner Greenwald thought they met all of the parking requirements for the site and he wondered if item 4 of the resolution should be stricken. Mr. Bednarz stated that would be fme. Motion by Greenwald, seconded by Casey, to recommend to the City Council approval of Resolution No. _, approving the Conditional Use Permit request including changes of proper owner, the word "contracting" taken out of business description, change the address to current address of 13535 Grouse Street NW, in item 3, change the Sunday time to 10:00 a.m. to 5:00 p.m. and strike item 4 from the Resolution. Motion carried on a 4-ayes, O-nays, O-present, 3-absent (Gamache, Vatne, Jasper) vote. ~ Regular Andover Planniñ! and Zoning Commission Meeting U Minutes - December 14, 2004 Page 3 Mr. Cross stated that this item would be before the Council at the December 21, 2004 City Council meeting. PUBLIC HEARING: RESIDENTIAL SKETCH PLAN FOR PROPOSED SINGLE FAMILY RURAL DEVELOPMENT LOCATED IN THE SOUTHEAST QUARTER OF SECTION 3, TOWNSHIP 32, RANGE 24, ANOKA COUNTY, MINNESOTA. Mr. Bednarz explained the Planning Commission is asked to review a residential sketch plan for a single family rural residential development to be known as Brook Crossing. Mr. Bednarz discussed the staff report with the Commission. Commissioner Kirchoffnoted there is a cul-de-sac because there is a creek. Could they put a bridge over the creek, does the land have any value or use beyond the development. Mr. Bednarz stated there would not necessarily need to be a bridge to cross the creek to the west, there could possibly be a culvert that would allow the connection to occur. It is the recommendation of the Engineering Department that the collector route is not necessary based on the three items in the staff report. Commissioner Greenwald stated one of the reasons I 75th was at one time a future extension was because it was in the potential rural reserve area. When did this occur? Mr. Bednarz stated it was towards the end of2001. The City identified two approximately one thousand acre areas for the rural reserve study and it ended up not including the area north of County Road 20 with an exception of about eighty eight acres to the south. Chairperson Daninger asked if they have seen alternative sketch plan for this. Mr. Bednarz stated they have. Commissioner Kirchoff asked if this was one parcel. Mr. Bednarz stated it was. Commissioner Kirchoff thought everyone had a right to access the property. Mr. Bednarz stated the County will request the right of access be dedicated with no additional driveways allowed. Commissioner Greenwald stated the difficulty and expense to connect this was the reason not to do this. Mr. Bednarz stated this would be at the bottom of the list of reasons not to do this. Commissioner Greenwald wondered if the rest of the land to the west might want to be developed because there is not a ghost plat to review. Motion by Greenwald, seconded by Casey, to open the public hearing at 7:30 p.m. Motion carried on a 4-ayes, O-nays, O-present, 3-absent (Gamache, Vatne, Jasper) vote. ~ Regular Andover Planni~15)and Zoning Commission Meeting 0 Minutes - December 14, 2004 Page 4 Mr. James Glatt, 1750 I 77th Avenue NW, stated the road was going to be connected to I 75th and now it is not. Everything has changed and ifthey put a cul-de-sac in, he will not have any access to his property unless he puts a road through someone else's property. He wondered why he should have to pay for all of the other properties to develop fIrst. He stated the only obvious place the road should go is to 1 75th on the west side of him. Mr. Bednarz reviewed the information for further discussion. Mr. Glatt stated there should not be any problem on the one lot, so they should not need to move the road. He stated there was a drainage ditch along his property and there is no way any of the land will come close to flooding and the water will never come up more than a couple of feet. There is no flood plain anywhere near that. He stated the old owner used to like to bury stuff. It was bought as a dump site and he wondered what environmental clean up will they need to do. Mr. Mike Quigley, representing the development, stated the cul-de-sac is there because they were requested to design it that way. He stated they did not know if there was questionable soil across the creek but that is not where they are building so it does not concern them. He stated driveway access in regard to Hanson Boulevard was submitted to the County over three months ago and they finally addressed it a week ago. This will be addressed. The collector street issue, when the rural reserve was being designated on the east side of Hanson, north of 161 st, that was the reason there was going to be a collector street and that has since been determined that there will not be a need for a collector street in conjunction with the one possibility to the north. He stated they do soil borings on all of their property and there is no sign of contamination. Mr. Quigley stated this road connection was done in conjunction with Mr. Glatt's recommendation. Mr. Winslow Holasek asked for clarification on the Cities policy regarding building a road to the edge of the plat. Mr. Bednarz stated it is currently the Cities policy to build roads to the property line. Mr. Holasek asked what the policy was on ghost-plating. Mr. Bednarz explained this to him. Mr. Holasek asked if there was a ghost-plat done on this. Mr. Bednarz stated they have required this in the past and they are trying to protect the street connection and distance from the flood plain to allow a lot to be achieved on that side of the road. They are addressing the issues that are of concern and they are allowing the property owner the freedom to design his property in the future once they are sure access can be provided and that there is significant room to achieve lots. Mr. Holasek wanted to clarify that it is not mandatory to get a ghost plat next to a development. Mr. Bednarz explained the policy. . Regular Andover Plann[.)and Zoning Commission Meeting 0 Minutes - December 14, 2004 Page 5 Mr. Quigley stated in regards to the ghost plat, the road was configured in proportion to the sensitivity of the owner. Mr. Bednarz stated in consultation with the owner, he requested the road where it is shown. It is not necessarily the responsibility of the developer to ghost plat if they can show adequate access to their development. Mr. Bednarz stated there are different issues regarding urban and rural development. Mr. Bednarz stated regarding the ghost plat issue, they do require some demonstration that there is a feasible way to extend streets and allow a feasible lotting layout under the regulations to be achieved, what they do not have are a grading plan, soil borings or a lot of detailed information about properties that are not involved in the plat so it is not possible to go to that level of detail other than to assure that base of information is taken into account. Motion by Greenwald, seconded by Kirchoff, to close the public hearing at 7:51 p.m. Motion carried on a 4-ayes, O-nays, O-present, 3-absent (Gamache, Vatne, Jasper) vote. Commissioner Greenwald stated it was about six months ago when they looked over the transportation plan and he wondered if this was one of those items they were potentially not going to connect, 177th. He stated when they look at a development regarding ghost plats, all he ever thinks about is that when a developer brings in a potential residential , , sketch, that they are not land locking and that there is some consideration for the connection property. He never thought of this as a requirement but it is nice to see how the properties will go together in the future. i Commissioner Greenwald asked if changing the transportation plan was something that needed to be done. Mr. Bednarz stated regarding the transportation plan, they addressed a couple of months ago a very specific item in the transportation plan concerning collector streets. When that reached the Council, through their discussion, they identified some other items as well as their desire to have a general discussion about the transportation plan in general and a number of changes that could be made to it. ! , Commissioner Kirchoff thought that every time they have a sketch plan, they like to see : how everything will connect. He was satisfied with the sketch of adjacent property. Urban areas are harder to show this. They have a lot of issues of people having drive ways on roads that have an ADT of fifty and a future ADT being greater. He stated he cannot see putting any more driveways on Hanson Boulevard. Commissioner Greenwald concurred. Chairperson Daninger thought the only concern the Commission saw was the access off Hanson Boulevard. Mr. Bednarz stated that this item would be before the Council at the January 4, 2005 City Council meeting. t ~ Regular Andover Plann~)and Zoning Commission Meeting Ü Minutes - December 14, 2004 Page 6 PUBLIC HEARING: PRELIMINARY PLAT FOR ANDOVER STATION NORTH LOCATED NORTHWEST OF THE INTERSECTION OF HANSON BOULEVARD AND BUNKER LAKE BOULEVARD. Mr. Bednarz explained the Planning Commission is asked to review a preliminary plat for Andover Station North. This plat was initiated by the City to establish marketable lots based on a concept plan for the site. Once purchase agreements have been established on each particular site, a plat, conditional use permit or commercial site plan will be processed to fmalize how each site will be developed. Mr. Bednarz discussed the staff report with the Planning Commission. Commissioner Kirchoff asked if Jay Street was going to be constructed at once. Mr. Bednarz stated Jay Street is proposed to be a two step approach. This may change over the winter months depending on interest in development. Motion by Greenwald, seconded by Casey, to open the public hearing at 8:06 p.m. Motion carried on a 4-ayes, O-nays, O-present, 3-absent (Gamache, Vatne, Jasper) vote. There was no public input. Motion by Greenwald, seconded by Kirchoff, to close the public hearing at 8:06 p.m. Motion carried on a 4-ayes, O-nays, O-present, 3-absent (Gamache, Vatne, Jasper) vote. Motion by Greenwald, seconded by Casey, to recommend to the City Council approval of Resolution No. _, approving the Conditional Use Permit. Motion carried on a 4- ayes, O-nays, O-present, 3-absent (Gamache, Vatne, Jasper) vote. Mr. Bednarz stated that this item would be before the Council at the December 21, 2004 City Council meeting. WORKSESSION: A. Zoning Ordinance Update Mr. Bednarz discussed the staff report with the Commission. The Commission went through the listed items and decided what they want to discuss at future meetings for possible changes in the existing code. Mr. Bednarz explained the process the Commission will go through regarding the items to discuss. ~ Regular Andover Planni~)and Zoning Commission Meeting (Î ,-' Minutes - December 14, 2004 Page 7 Commissioner Greenwald stated he would like to discuss parking lot requirements and the long cul-de-sac issues. OTHER BUSINESS. Mr. Bednarz updated the Planning Commission on related items. Commissioner Kirchoff asked if the City sends the Planning Commission to the AP A. Mr. Bednarz stated they do not, just the MN Chapter. Commissioner Greenwald wondered how the bowling alley was coming along. Mr. Bednarz stated the developer was in yesterday and this is going to be developed. Mr. Bednarz stated this will be the last Planning Commission meeting of the year. The December 28, 2004 meeting has been cancelled. Chairperson Daninger thanked Commissioner Gamache, even though he was not at the meeting, for all of his work on the Commission and wished him the best. ADJOURNMENT. Motion by Greenwald, seconded by Kirchoff, to adjourn the meeting at 8:25 p.m. Motion carried on a 4 ayes, 0 nays, 0 present, 3 absent (Gamache, Jasper, Vatne) vote. . Respectfully Submitted, Sue Osbeck, Recording Secretary TimeSaver Off Site Secretarial, Inc. ~