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HomeMy WebLinkAboutJanuary 22, 2002 r,\ U () /-...... , I V o u CITY of ANDOVER PLANNING AND ZONING COMMISSION MEETING - JANUARY 22,2002 The Regular Bi-Monthly Meeting ofthe Andover Planning and Zoning Commission was called to order by Chairperson Jay Squires on January 22,2002, 7:01 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Jay Squires, Commissioners Tim Kirchoff, Mark Hedin, Douglas Falk, Larry Dalien, and Dean Daninger. Commissioners absent: Commissioner Rex Greenwald. Also present: City Planner, Courtney Bednarz Planning Intern, Jason Angell Others APPROVAL OF MINUTES January 8,2002 Commissioner Kirchoff requested on page 11, fourth paragraph, last sentence, to be amended as follows: "He mentioned that this proposal would be better than apartments, especially since the homes are garage free from the street". Motion by Daninger, seconded by Hedin, to approve the minutes as amended. Motion carried on a 6-ayes, O-nays, I-absent vote. ' PUBLIC HEARING: LOT SPLIT (02-01) TO CREATE TWO RURAL RESIDENTIAL LOTS FOR MATTAND TARA KUKER FOR PROPERTY LOCATED AT 16055 MAKAH STREET NW Mr. Bednarz requested this item be tabled due to further information that needs to be obtained. He indicated this would be renoticed for a future meeting. MotiOlt by Hedin, seconded by Daninger, to table this item. Motion carried on a 6-ayes, O-nays, I-absent vote. o 0 Regular Andover Planning and Zoning Commission Meeting Minutes - January 22, 2002 Page 2 . '1 '---) PUBLIC HEARING: LOT SPLIT (02-02) TO CREATE TWO RURAL RESIDENTIAL LOTS FOR TONI GRUNDSTROM FOR PROPERTY LOCATED AT 17729 EIDELWEISS STREET NW Mr. Bednarz explained that the Commission is being asked to recommend approval of a proposal to divide the subject property into two rural residential lots with variances to the 2.5 acre minimum lot size and 300 foot lot width. One of the lots would contain the existing house and detached garage. He explained due to circumstances beyond the control of the applicants, the house could no longer meet their needs, which require a fully accessible house. It was the property owners desire to remain in this neighborhood where they have lived for 21 years. It was applicant's intent to sell the existing home and for a new accessible home to be constructed for the applicant on the new lot. Mr. Bednarz went on to review the ramifications of approving variances to the minimum lot width and lot size requirements. He stated findings for approving these variances must be unique to this property and avoid contradicting the intent of the R-l Zoning District. Commissioner Hedin asked if there had been other lots where variances of this type been made. Mr. Bednarz replied there had been variances granted in the past that had different circumstances. He stated it was very important they find findings that would separate this ,.' '\ variance from others. \...../ Commissioner Falk asked if this property was in the MUSA. Mr. Bednarz replied it had a private well and septic system. Commissioner Hedin inquired about the plans for the lot located south of 17th Avenue. Mr. Bednarz replied it appeared there was a lot approximately 15 acres in size, but he had not received any formal request to develop that lot. Commissioner Falk asked about the payment of park dedication fee. Mr. Bednarz replied the fee would be $1,700.00 for a new lot. Motion by Dalien, seconded by Kirchoff, to open'1he public hearing at 7:10 p.m. Motion carried on a 6-ayes, O-nays, I-absent vote. Chair Squires indicated the Commission had received letters from the residents in applicant's neighborhood who supported applicant's request. No letters were received opposing the request. r--- ". ,,-J Mr. Bednarz replied they had also received another letter from a resident prior to tonight's meeting in favor ofthe request and distributed it to the Commission for their reVIew. () (-) ~~ Regular Andover Planning and Zoning Commission Meeting Minutes - January 22, 2002 Page 3 Mike Grundstrom, applicant, indicated their request was for staying in the neighborhood, and he believed their property was large enough to build another home on it. He stated the home they had built 20 years ago was not built for someone in a wheelchair, and it would be a hardship on them to make their existing home accessible. Bruce Watson, 17793 Gladiola Street, read a written statement from Mrs. Grundstrom regarding her disability and why they were requesting the lot split. Mr. Watson stated the Grundstrom's had been in the neighborhood for 20 years and they were good neighbors. He stated the neighborhood would not be a neighborhood without them. He asked the Commission to approve the Grundstrom's request. He stated they wanted to keep Mr. and Mrs. Grundstrom as neighbors. Motion by Daninger, seconded by Falk, to close the public hearing at 7:16 p.m. Motion carried on a 6-ayes, O-nays, I-absent vote. Commissioner Hedin asked if the lot was split, would there be any side yard setback __ variances. Mr. Bednarz replied there would not be variances for existing structures. Commissioner Dalien asked if the building inspector had checked the lots to determine if there was enough space for a second septic system. Mr. Bednarz replied this was not a .' '\ situation where borings were required due to the elevation of the property. It was large \....j' enough to accommodate a second septic system. Chair Squires asked how they knew that without doing a more detailed survey. Mr. Bednarz replied it was based on staffs prior experience as well as the elevation of the property. Commissioner Daninger asked where was the nearest lot that was for sale that a home could be built on. Mr. Bednarz stated he did not know what properties were on the market in that neighborhood. Mr. Grundstrom stated there was no property for sale. Commissioner Daninger asked if there was any build able space accessible from l77th Avenue. Mr. Bednarz responded he did not have that information. Mr. Grundstrom stated all of the property south of 17ih Avenue was owned by one person, and that person had never expressed any interest in marketing the property. r- '\ '-J Chair Squires expressed concerns regarding the standards as to when a variance was justified and dividing a 2-Y2 acre lot in half. He stated he did not see the undue hardship under the Ordinance based on the topography or other circumstance with the property, but he did believe their request should be granted due to a personal hardship. " u o / ~ '-----) Regular Andover Planning and Zoning Commission Meeting Minutes - January 22, 2002 Page 4 Chair Squires requested the City Attorney research how the Fair Housing Act would apply, and if it was approved by the City Attorney, he did not believe the Commission would have any problem with granting this variance request. Ifthis did apply under the Fair Housing Act, this would eliminate setting any precedence in the future. Motion by Hedin, seconded by Dalien, to recommend to the City Council that circumstances exist warranting the granting of the variance, but requested the City Attorney research if the Fair Housing Act would apply to granting this variance. Motion carried on a 6-ayes, O-nays, I-absent vote. Mr. Bednarz replied this would be presented to the City Council on February 19, 2002. PUBLIC HEARING: SPECIAL USE PERMIT (02-01) TO RELOCATE AN EXISTING HOUSE TO PROPERTY LOCATED AT 14272 ROUND LAKE BOULEVARD NW ,r ) \........J Mr. Angel explained that the Commjssion is being asked to recommend approval of relocation ofan existing house to property located at 14272 Round Lake Boulevard NW. He indicated the property was currently zoned R-4, Single Family-Urban and was approximately 0.4 acres. A garage was currently located on the property and would remain. He reviewed the applicable ordinances regulating the special use permit process. He stated the structure would be located to meet the requirements of the single-family urban (R-4) zoning district. He indicated the prop~rties to the north and west were currently zoned R-3, Single Family-Suburban, and the properties to the south and east were currently zoned R-4, Single Family-Urban. Mr. Angel indicated the proposed home was an approximately 1100 square foot rambler constructed in the 1980's. All windows in the home (except for the four season porch) would be replaced and vinyl siding would be installed. Commissioner Kirchoff asked if there was a home on this property previously. Mr. Bednarz replied it had been subdivided previously. Commissioner Daninger inquired about the square footage on the existing homes in the neighborhood. Mr. Bednarz replied 1100 square feet would be compatible with the neighborhood. Motioll by Daninger, seconded by Dalien, to open the public hearing at 7:31 p.m. Motion carried on a 6-ayes, O-nays, I-absent vote. Jeff Kramer, son of applicant, stated they had no intention of moving a "dump"; it would be a nice looking home and they were willing to work with staff. ,r-'\ U u o .' "\ \_~ Regular Andover Planning and Zoning Commission Meeting Minutes - January 22, 2002 Page 5 Christina Kramer indicated she owned the property and inquired what R-4 zoning was. Mr. Angel explained what R-4 and R-3 zoning was and the requirements of each. Motion by Kirchoff, seconded by Hedin, to close the public hearing at 7:35 p.m. Motion carried on a 6-ayes, O-nays, I-absent vote. Commissioner Kirchoff asked if there was an existing access to Round Lake on this property. Mr. Bednarz replied access had been granted with the lot split. Commissioner Daninger asked ifthis was the first time the home had been moved. Ms. Kramer replied the home had not been moved previously. However, this had been applied for moving it in the past, but they had been unable to meet the time restraints with winter weather setting in. Motion by Falk, seconded by Kirchoff, to recommend approval to relocate an existing house to property located at 14272 Round Lake Boulevard NW. Motion carried on a 6- ayes, O-nays, I-absent vote. Mr. Bednarz stated this would come before the City Council at the February 19, 2002 meeting. , '\ \___) PUBLIC HEARING: RESIDENTIAL SKETCH PLAN FOR A TOWNHOUSE PROJECT FOR HANS HAGEN HOMES AT PROPERTY LOCATED AT 2054 COMMERCIAL BOULEVARD NW Mr. Bednarz explained that the Commission is being asked to informally advise the subdivider of the extent to which the plan conforms to the Comprehensive Plan, design standards of City, County, State and Federal agencies and possible modifications necessary to secure approval of the plan. Mr. Bednarz reviewed the Ordinance requirements, access, surrounding properties, and the townhome design and architecture. Commissioner Dalien asked if this property was excluded from the townhome moratorium. Mr. Bednarz responded it had been excluded. Commissioner Kirchoff asked ifthe bump outs were harder to maintain. Mr. Bednarz replied they would have to be worked around and they were harder to maintain. In terms of plowing, there would be no parking allowed in the winter under the existing ordinance. Motion by Hedin, seconded by Daninger, to open the public hearing at 7:45 p.m. Motion carried on a 6-ayes, O-nays, I-absent vote. Hans Hagen, Hans Hagen Homes, 941 NE Hillman Trail, Fridley, indicated this (_ ) development was not ajoint venture with United Properties. They were going to develop J the residential development and United Properties was the developer of any commercial " u o Regular Andover Planning and Zoning Commission Meeting Minutes - January 22, 2002 r '" Page 6 "'_.J properties. He summarized the size of the townhomes. He stated the main loop street would allow a 36-foot width, which would allow for sufficient parking on the side. This would also allow truck traffic and emergency vehicle access. He stated one ofthe goals was to have as much green space as possible and this could be accomplished with bump outs. He acknowledged this would take more maintenance with the bump outs, but the main road could be plowed first and the bump outs done at a later time. He indicated the site was generally level. It was a sandy site with wetlands to both the west and east. \~- ) He stated the homeowners living on the south side would be looking at the ends ofthe buildings. He indicated those residents would not be looking at a row of townhomes. This was done to accommodate a better view for the residential homes and to save as many trees as possible. He indicated they had spoken with the Fire Marshall regarding emergency vehicle access and had made accommodations for emergency vehicles being able to turn around. He stated they had prepared a market study there was a great demand for main level living. He requested an amendment to their proposal to a 25-foot setback from the building to the south property line, which would accommodate a larger pad for main level living, instead of a 45-foot setback. He also requested a 20-foot setback to the west to shift the patio area to a different spot on the site. He stated the homes would be in the $175,000 to $200,000 range. He indicated the townhomes would all have exterior patios. He stated the homeowners association would be maintaining the interior space, the exterior of the buildings, and green space areas. The townhome association would be responsible for all plowing of driveways and sidewalks. He indicated they were attempting to make the back of the buildings just as attractive as the front of the buildings by improving the architecture. Commissioner Falk asked if the 25-foot setback would affect one building or the whole property. Mr. Hagen replied the setback would be the same for each building. Two buildings would be moved south 15 feet to accommodate wider units. Commissioner Daninger inquired about parking in the aisles. Mr. Hagen stated there would be no parking in the aisles. The vehicles would have to be kept in the garages. Debra Sodenberg, 2121 135th Lane, asked what the square footage of the townhomes was going to be. Mr. Hagen replied they would be approximately 1700 square feet. Ms. Sodenberg asked if the developer had a start date. Mr. Hagen replied they would like to start early this summer with a completion date of 2 years. Ms. Sodenberg asked if the development was going to be phased in. Mr. Hagen responded the buildings would be phased in. , " \~) Ms. Sodenberg requested a copy of the materials provided to the Commission. Mr. Hagen stated he would be glad to send her a copy of all ofthe material if she left him her address. o -0 Regular Andover Planning and Zoning Commission Meeting Minutes -January 22,2002 ( "\ Page 7 \...- ./ Ms. Sodenberg stated for 8 years they had been concerned as to what was going to be in that area, and she was happy with this proposal. However, she expressed concern regarding the 25-foot setback. She stated the proposed 45-foot setback was a more reasonable buffer. Ms. Thao, 2097 135th Lane, stated they had small children in the neighborhood and indicated the townhome development was a nice buffer zone between the commercial and residential areas. She indicated she had attempted to sell her home earlier this year and everyone that looked at her home expressed concern as to what was going to go in on the property behind them. She appreciated the effort to save trees. However, she expressed concern regarding the 25-foot setback and would like to see the original setback proposal. She welcomed this development into her neighborhood. Motion by Kirchoff, seconded by Daninger, to close the public hearing at 8:08 p.m. Motion carried on a 6-ayes, O-nays, I-absent vote. Commissioner Hedin asked if there would be an affect if the setback would be left as originally proposed. Mr. Hagen responded that based on the comments, they would try to work within the original setback. ( ') \. I --~ Mr. Bednarz indicated the standard setback would be 40 feet. Chair Squires replied varying the setbacks should be preserved to make it more aesthetically pleasing, but the developer should try to work within the 40-foot setback. Mr. Bednarz replied this would only affect a couple of the units. Commissioner Falk asked the developer if they had done bump-out streets before. Mr. Hagen replied they had not done bump-outs before, and this was done at staffs request. Mr. Bednarz responded the original proposal was to have nose-in parking so they wanted to try and break that up so it did not look like apartment parking; this was a compromise that was made. Chair Squires requested the Public Works Department be informed about the bump outs and to obtain their comments regarding the maintenance of the bump outs. Commissioner Hedin inquired about the possibility oftot lots. Mr. Bednarz replied the south central portion of the plat was where the open space part of the development would be and that area may remain open space or it could be a site for a tot lot. This would be up to the townhome association. OTHER BUSINESS r " , I , , '../ Mr. Bednarz updated the Commission on planning items. " f\ U () Regular Andover Planning and Zoning Commission Meeting Minutes - January 22, 2002 Page 8 '- ; Mr. Squires stated this was Mr. Dalien's last meeting and thanked him for all of his contributions and hard work. ADJOURNMENT Motion by Dalien, seconded by Hedin, to adjourn the meeting at 8:21 p.m. Motion carried on a 6-ayes, O-nays, I-absent vote. Respectfully Submitted, Kathleen Altman, Recording Secretary TimeSaver Off Site Secretarial, Inc. " -"! \ -' r " \ '-"./ "