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HomeMy WebLinkAbout01-10-231685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV Andover Planning and Zoning Commission Meeting Agenda January 10, 2023 Andover City Hall Council Chambers 7.00 p.m. 1. Call to Order 2. Pledge of Allegiance 3. Approval of Minutes – December 13, 2022, Regular Meeting 4. Public Hearina: Consider a Conditional Use Permit (CUP) for a Drive Through Window — PIN 34-32-24-32-0027; 2248 Bunker Lake Blvd NW – (Applicant: Andover Station 2016, LLP, 2655 Cheshire Lane North, Plymouth, MN 55447) 5. Other Business 6. Adjournment 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners FROM: Peter Hellegers, City Planner SUBJECT: Approval of Minutes — December 13, 2022, Regular Meeting minutes DATE: January 10, 2023 REQUEST The Planning and Zoning Commission is requested to approve the December 13, 2022 Regular meeting minutes. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 PLANNING AND ZONING COMMISSION REGULAR MEETING DECEMBER I3, 2022 The Regular Bi -Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Karen Godfrey on December 13, 2022, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Bert Koehler IV, Nick Loehlein, Scott Hudson, Mary VanderLaan, Wes Volkenant, and Jonathan Shafto Commissioners absent: None Also present: Community Development Director Joe Janish City Planner Peter Hellegers Others PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES November 22, 2022 Regular Meeting City Planner Hellegers noted a change to the minutes on page 2, line 6: change "condition" to "conditional". Motion: by Loehlein, seconded by Hudson, to approve the November 22, 2022 Regular Meeting minutes as amended. Motion carries 6 ayes and 1 present (Koehler). PUBLIC HEARING: CONDITIONAL USE PERMIT — AMENDMENTS TO THE PETERSEN FARMS PLANNED UNIT DEVELOPMENT TO INCORPORATE THE Regular Andover Planning and Zoning Commission Meeting Minutes — December 13, 2022 Page 2 I THIRD PHASE OF THE PETERSEN FARMS DEVELOPMENT KNOWN AS 2 LEGACYA TPETERSEN FARMS — JD ANDOVER HOLDINGS (APPLICANT) 3 4 The Planning & Zoning Commission is requested to hold a public hearing and make a 5 recommendation to the City Council on a Condition Use Permit (CUP)/Planned Unit 6 Development (PUD) amendment for the third phase of the Petersen Farms development 7 known as Legacy at Petersen Farms. Community Development Director Janish identified 8 the location of the development and stated it is not in the MUSA. Phase Three of the 9 development will consist of 33 lots over 75 acres. The area has wetland, flood plain, and to shoreline. Mr. Janish provided options for access points and roads. He stated there is no 11 funding for the roundabout (Roanoke/1651h Avenue) and the County will allow a right -in 12 right -out on County Road 7. Mr. Janish explained the County is seeking funding from the 13 Met Council for a roundabout at 165th Avenue and 7th Avenue. 14 15 Mr. Janish stated Phase Three is in the Shoreland Development area and provides for 51 % 16 open space. He stated the Park and Recreation Commission did not have an issue with the 17 reduction in open space and recommended the HOA maintain the open space while the 18 trails are deeded to the City. The Park and Recreation Commission recommended cash in 19 lieu of land for Park Dedication requirements. 20 21 Mr. Janish displayed a map showing back-to-back 100 -year rain events and stated lots 4 22 and 5 were impacted and under the minimum lot size. He identified the changes between 23 the original Master Plan and the proposed Phase Three. He stated the applicant is working 24 on the Stormwater Plan which consists of 2000 pages. 25 26 Mr. Janish announced there were two public comments received via email and an updated 27 transportation plan provided as supplemental items to the Commission. 28 29 Commissioner Loehlein asked if the .32 average density included future phases. Mr. Janish 30 stated it does include future phases. Commissioner Loehlein asked the average density for 31 the first three phases. Mr. Janish stated some phases may be denser and since it is a PUD, 32 the average is taken over all phases. 33 34 Commissioner Loehlein stated the applicant is asking for a cul-de-sac that is nearly two 35 times what is allowed in City Code and the Fire Department is asking for emergency access. 36 He asked where the access would be. Mr. Janish identified the potential access and stated 37 it would go through a sensitive area. 38 Regular Andover Planning and Zoning Commission Meeting Minutes —December 13, 2022 Page 3 1 Commissioner Volkenant asked if the existing one -lane farm road would be expanded to a 2 two-lane road. Mr. Janish stated the road would be constructed to City standards and have 3 right -in, right -out access. He stated the plan is to use the farm road as an emergency access 4 and have a gate at the end of the temporary cul-de-sac. 6 Chairperson Godfrey asked at what point will the City forgo Option B and move to Option 7 C. Mr. Janish explained the decision will be made by the City Council, but Engineering 8 has talked about a 20 -year time period to get funding for the roundabout. He stated money 9 will be placed in escrow as part of Phase Three along with easements for drainage, utility, 10 and trails. 11 12 Commissioner Koehler asked if emergency services have reviewed the length of the cul - 13 de -sacs. Mr. Janish stated the Fire Department is looking for emergency access at location 14 A. He explained D is a permanent emergency access and the Fire Department requested 15 access point C. Mr. Janish stated the applicant had constructed long cul-de-sacs in earlier 16 phases and did not have to provide additional emergency access. Commissioner Koehler 17 noted there are no notes from the Fire Department, however they have weighed in. 18 19 Motion: Chairperson Godfrey assumed a motion to open the Public Hearing at 7:33 p.m. 20 The motion carried by unanimous consent. 21 22 Darren Lazan, representing JD Andover Holdings, came forward and stated they are 23 looking forward to Phase Three. Phase One and Phase Two were very successful and they 24 are happy with the home builders. Mr. Lazan stated Phase Three will bring $100 million 25 of new improvements to Andover. Mr. Lazan stated the project has received waivers for 26 cul-de-sacs exceeding 500 feet. He stated City Code has the same standard for cul-de-sacs 27 in the urban and rural areas. The rural area will get fewer homes on that length of cul -de - 28 sac. He noted that one cul-de-sac contains 4 lots and the other contains 6 lots, substantially 29 less than an urban cul-de-sac. Mr. Lazan stated the request for emergency access came 30 from a new Fire Chief and the applicant would like to have Phase Three be consistent with 31 the other Phases. He said if the waiver is not approved, they will shorten the length of the 32 cul-de-sac because constructing a road is very expensive and the City of Andover will have 33 to maintain it. 34 35 Mr. Lazan stated their preference is to have Option B for the access point with a 36 roundabout. He explained Option C will be provided as an emergency access point with 37 the goal of constructing Option B. He noted they are providing easements and escrow for 38 the connection. 39 Regular Andover Planning and Zoning Commission Meeting Minutes —December 13, 2022 Page 4 1 Mr. Lazan stated there is one lot that is .75 acres and another that is .99 acres due to the 2 calculation of back-to-back 100 -year events, which occur every thousand years. 3 4 Commissioner Loehlein stated the long trail along 1701h is not ideal. He would have liked 5 to see the issue of emergency access addressed by the applicant. 6 7 Commissioner Volkenant asked if the snaking access off the 170th cul-de-sac was 8 discounted. Mr. Lazan explained the process they take from schematics to design, to 9 construction. He stated they made the decision to drop the roadway because it went through 10 a sensitive area, the soil is poor, and it wasn't a critical connection. He stated there is a 11 possibility a connection could be made, and they will provide an easement. 12 13 Commissioner Volkenant asked if Option B was an extension of the street. Mr. Lazan 14 stated prior to Option B and C being constructed, the farm road will act as a temporary 15 emergency access with a gate at the cul-de-sac. He stated the final connection will be a full 16 City street to either the possible future roundabout or to the east connecting to 7th Street. 17 Mr. Lazan stated the developer is providing easements for all three options. He stated all 18 parties agree that a roundabout is the best option. 19 20 Mr. Janish summarized the two comments received by email. 21 22 Email 1: Stacy Thompson stated concerns about traffic and near accidents. She wanted a 23 timeline of when the roundabout on County Road 7 would be constructed. Ms. Thomas 24 was also concerned about how well and sewer will impact natural resources. 25 26 Email 2: Michael Aldrich and Scott Warneke (Timber River Estates) requested future 27 improvements when 170th Avenue is constructed, such as turn lanes. They are requesting 28 the need for corresponding berms. Mr. Janish stated he will respond to the email. He 29 explained the County is responsible for the intersection of 170th and Roanoke and he will 30 share their comments with the County. 31 32 Mr. Janish stated the City received some phone calls inquiring about the project, but no 33 public comments. 34 35 Hope Luedtke, 16932 Jivaro Street NW, came forward and stated she has concerns about 36 this project moving forward. She said the assumption is that the 425 acres is owned by the 37 developer and she does not believe it is true. Ms. Luedtke stated a lot of things are being 38 changed under the assumption that future development will occur. She said the roads in 39 Phases One and Two fell short and what is approved tonight may not be what gets built. Regular Andover Planning and Zoning Commission Meeting Minutes — December 13, 2022 Page 5 1 Ms. Luedtke encouraged the Commission to look at the 2018 plan and see how much it 2 differed from what is presented. She said she would have felt bullied if she was on the Park 3 Commission with the information that was presented and the pressure to make a decision. 4 She suggested the Planning Commission watch the Park Commission meeting before 5 making a decision. Ms. Luedtke understands the area is going to be developed and she 6 wishes there weren't as many lots. She asked the Commission to hit the pause button and 7 let the roundabout be constructed prior to Phase Three. She said it is a matter of when there 8 is going to be another fatality on 7 t Avenue. Ms. Luedtke does not feel it is smart to only 9 have one way in and out with the number of homes going in. 10 11 Kelly Gothier, 16451 Makah Street, came forward and stated he has seen fatalities at the 12 intersection as well as near misses. He stated building 33 homes without the roundabout 13 will result in a fatality every year if not every other year. He said the development has one 14 way in and one way out. Mr. Gothier stated people will be dying because the City didn't 15 put in the roundabout first. 16 17 Bud Holst, 4276 165`h Avenue NW, came forward and stated the Transportation Study 18 done in 2019 is not worth the paper it is printed on. Mr. Holst stated the plan made no sense 19 to him in 2020 and makes less sense now. He asked why there was a report on a ream of 20 paper, and the public just received a 12 -minute presentation. He hopes the Commission can 21 slow the development down. Mr. Holst stated they have seen a lot of severe and fatal 22 accidents. He stated there should be more access to County Road 7. Mr. Holst stated the 23 smart thing to do is delay the development for several years until the roundabout is 24 constructed. He suggested the roadways be 60 feet wide instead of 45 feet wide. 25 26 Adi McDonald, 16927 Jivaro Street, came forward and stated her concerns are for public 27 safety. She asked why there are continuing variances of approval for things that have not 28 been approved of before. Ms. McDonald stated she had to wait 10 minutes because of the 29 construction equipment being moved around due to the homes along Inca. She stated she 30 is a nurse at Mercy Hospital, and it is beyond capacity. She does not want to be the one to 31 get into an accident and wait at the hospital because there isn't space to be seen. Ms. 32 McDonald said Valley Drive looks very different than a year ago because of the new power 33 poles to support the growth. 34 35 Darren Lazan, JD Andover Holdings, came forward to respond to the public comments. 36 He stated it is typical that a developer does not own the entire 400 acres but purchases them 37 in chunks. He stated the PUD runs with the land, not the developers. Mr. Lazan stated the 38 Petersen family has signed off on Phase Three. Mr. Lazan stated the Park Commission did 39 not want land, as they don't want any more pocket parks. He addressed the access point Regular Andover Planning and Zoning Commission Meeting Minutes — December 13, 2022 Page 6 1 and stated there are many options other than going to County Road 7. Mr. Lazan stated 2 the traffic concern is a bigger issue than the development. He explained the County 3 reviewed the plan and stated there is adequate capacity on County Road 7. Mr. Lazan stated 4 the applicant is asking for waivers, not variances. He stated they chose a PUD and it is a 5 proper way to propose this development and go through approvals as is developing 6 according to the standard City Code. 7 8 Mr. Janish explained the 2000 -page document was related to stormwater information 9 which is tied to the preliminary plat and reviewed by multiple agencies. He stated the to Commission receives comments and not the full document. 11 12 Kelly Gothier, 16451 Makah Street NW, came forward and stated the options provided by 13 Mr. Lazan are miles out of their way to avoid getting killed going out on County Road 7. 14 15 Hope Luedtke, 16932 Jivaro Street NW, came forward and asked Mr. Janish to display the 16 map supposedly sent to surrounding residents. She asked why Jivaro Street was not on the 17 map. She stated the map with the trails was not on the map sent to residents. Ms. Luedtke 18 stated the developer doesn't own the property for the trail and is using it for marketing. 19 20 Jason Osberg, JD Andover Holdings, 15356 Yukon Street NW, came forward and stated 21 he is the co -applicant. Mr. Osberg stated Jivaro Street is on the County GIS system on the 22 Anoka County Website. He said they could add Jivaro to the PUD. He stated he met with 23 the McDonalds and the Luedtkes and told them they would be marketing the trails. He 24 explained the map shows the overall master plan for the development. Mr. Osberg stated 25 the marketing materials will show the trail ending at the end of Phase Three, however, the 26 Master Plan will show the full trail. 27 28 Darren Lazan, JD Andover Holdings, came forward and stated these items are in the PUD 29 and the Petersen's are signors on the application and binding their land with these 30 conditions. He explained the connection to Martins Meadows is shown on the City's Trail 31 Master Plan. 32 33 Commissioner Koehler asked about the new power lines. Mr. Janish explained Connexus 34 is working on two different projects to handle the growth in Andover as well as growth 35 further north. He stated the lines are larger and carry more power. Mr. Janish stated they 36 shifted the lines to the other side of the roadway because Anoka County is looking at 37 making roadway improvements in the future. 38 Regular Andover Planning and Zoning Commission Meeting Minutes—December 13, 2022 Page 7 1 Commissioner Volkenant asked when the 2022 traffic study was conducted. Mr. Lazan 2 stated the original study was conducted in May of 2019 and assumed 12 fewer homes than 3 what was proposed in Phase Two and Three. He explained they took the MNDOT data in 4 2021 for trip counts and reanalyzed turning movements. They found no difference to adjust 5 to the additional 12 homes. Mr. Lazan stated the County did a similar analysis and reached 6 the same conclusion. 7 8 Bud Holst, 4276 165`h Avenue NW, came forward and stated the road is foggy in the 9 summer and fall. He asked why they wouldn't put a tube on the street a couple times a 10 year. He said County Road 7 is very busy and dangerous. Mr. Holst asked for a new study 11 and to hold off development, as safety is first. 12 13 Adi McDonald, 16927 Jivaro Street, came forward and stated she is concerned about the 14 one access point for Phases Two and Three. She stated there are no turn lanes from 165`h 15 to Inca. She said the additional homes using Inca is a concern adding more vehicles to one 16 access point. 17 18 Motion: by Koehler, seconded by Loehlein, to close the public hearing at 8:38 p.m. Motion 19 carries unanimously. 20 21 Commissioner Koehler referred to page 18 of the Commission packet, with roadways being 22 narrower. He asked if it has been reviewed by emergency services. Mr. Janish explained 23 the road meets minimum standards for ribbon curbing and asphalt. 24 25 Commissioner Hudson asked if 166`h Avenue was going to have a permanent cul-de-sac. 26 Mr. Janish stated the City is asking for a cul-de-sac designed to permanent standards, 27 however, there may be an opportunity to extend the road in the future, depending on 28 financial feasibility. Commissioner Hudson asked for the distance from Mahak Street to 29 the cul-de-sac. Mr. Janish stated temporary cul-de-sacs do not count as 500 feet. 30 31 Commissioner Hudson asked if the County was okay with Option C. Mr. Janish stated the 32 County is okay with Option C, however, prefer a connection to the future roundabout. 33 Commissioner Hudson asked how long the City and County are willing to sit on the 34 roundabout. Mr. Janish stated Engineering indicated a 20 -year time period. Commissioner 35 Hudson asked how the City escrows for road improvements 20 years out. Mr. Janish stated 36 Engineering provides the dollar amount for the applicant escrow. 37 Regular Andover Planning and Zoning Commission Meeting Minutes — December 13, 2022 Page 8 1 Commissioner Hudson stated the intersection is controlled by the County and asked if 2 residents can attend County meetings and have their voices heard there. Mr. Janish 3 responded there are meetings residents can attend at the County level. 4 5 Commissioner Volkenant stated the County Transportation Committee meetings are twice 6 a month, typically on Mondays at 8:30 a.m. with 2 minutes allowed per person for public 7 comments. 8 9 Commissioner Volkenant stated Inca would be a wider street than the other streets. Mr. 10 Janish doesn't believe Inca is wider. He stated the problems traversing Inca are the 11 construction equipment for the homes that are being built. 12 13 Commissioner Volkenant stated homes are under construction, so the City does not have a 14 strong handle on the real traffic flow from Phases One and Two. He asked for a summary 15 of the 2022 Traffic Study. Mr. Janish stated the 2019 Traffic Study was updated by looking 16 at the land use and making assumptions. He explained the traffic study uses standardized 17 trips generated per unit. Mr. Janish stated 63% of the capacity will be reached at full build 18 out. Mr. Janish stated 165th is at 6% of capacity. Commissioner Volkenant stated the traffic 19 on 1651h has tripled. Mr. Janish explained it has increased, however, there is 94% capacity 20 remaining. Commissioner Volkenant stated he questions the remaining 94% capacity on 21 1651h. Mr. Janish stated the traffic study was created by a licensed professional and they 22 put their license on the line by signing it. 23 24 Commissioner Loehlein asked Mr. Janish to address why the development can't be delayed 25 until the roundabouts are constructed. Mr. Janish stated there is an application and the City 26 has a time limit on processing it. Chairperson Godfrey asked Mr. Janish to address State 27 Statute and the time limits. Mr. Janish explained the City has 60 days to process the 28 application. He stated the City extended this application an additional 60 days for review. 29 Mr. Janish said the 120 days will expire in early February. The item then goes to the 30 Planning Commission for a recommendation to the City Council. 31 32 Commissioner Koehler stated traffic is a consistent problem. He said traffic problems exist 33 today and the development is not causing the problem. Commissioner Koehler stated the 34 traffic problem is not before the Commission tonight. 35 36 Commissioner Koehler asked why the Commission was discussing the cul-de-sac at 37 location A since it isn't in Phase Three. Mr. Janish stated it was on the Master Plan and it 38 was reviewed by Fire and staff. He stated staff are being proactive and looking at acquiring 39 easements in this area if an emergency access is required as part of the development. Regular Andover Planning and Zoning Commission Meeting Minutes — December 13, 2022 Page 9 2 Commissioner Koehler stated the City constantly goes into these phases without all the 3 answers and information. He stated it is hard to decide without all the information. 4 5 Chairperson Godfrey polled the Commissioners for additional information they would like 6 in order to make an informed decision. 7 8 Commissioner Volkenant stated it is critical to know if the Met Council is funding the 9 roundabout at 165th and 71h Avenue. 10 11 Commissioner Shafto stated the right -in, right -out is not a viable option on the dangerous 12 road. He believes the County needs to do something about it. He would feel better if the 13 County had a timeline for the 2"a roundabout in Option C. Mr. Janish explained funding 14 for the 2' roundabout at the curve would be sought after the roundabout on 165th and 71h 15 Avenue was constructed. Mr. Janish stated there is a high percentage chance the County 16 will get funds for the roundabout at 165"' Avenue/7th Avenue. 17 18 Commissioner VanderLaan stated she has seen a great deal of controversy around this 19 development. She stated the Commission is a body of referral of the facts based on their 20 understanding. Commissioner VanderLaan noted the Commission has been provided with 21 most of what they have, and some information is missing. She stated the development is 22 an attractive subdivision with a great deal of history. Commissioner VanderLaan explained 23 the Commission has to look at the future and what the agencies, staff, and developer have 24 produced. Commissioner VanderLaan stated traffic is always a concern. 25 26 Motion: by Koehler, seconded by VanderLaan, to recommend approval of a Conditional 27 Use Permit/Planned Unit Development Amendment for the third phase of the Petersen 28 Farms development as written. 29 30 Commissioner Volkenant made a motion to table the motion to the first meeting in January. 31 Chairperson Godfrey stated there is a motion on the floor and another motion cannot be 32 made until the first one is voted on. Commissioner Volkenant disagreed and stated a motion 33 to table pushes the original motion aside. Mr. Janish stated the first motion needs to be 34 acted on. 35 36 Motion was taken by roll call: 37 Hudson — nay 38 VanderLaan — aye 39 Koehler — nay Regular Andover Planning and Zoning Commission Meeting Minutes — December 13, 2022 Page 10 1 Godfrey — aye 2 Shafto —nay 3 Loehlein — aye 4 Volkenant — nay 5 6 Motion fails 3 ayes, 4 nays. 7 8 Motion: by Volkenant to table further discussion of the item until the first meeting of 9 January 2023. The motion did not receive a second. 10 11 Mr. Janish explained tabling an item means the Commission is looking for additional 12 information. Commissioner Volkenant stated he wants to know the result of the Met 13 Council vote for the roundabout at 165`h and 7`h Avenue. He is also looking for a 2022 14 MNDOT traffic counts to update the traffic study. 15 16 Chairperson Godfrey stated the Commission needs to list reasons why the application was 17 denied. 18 19 Motion: by Loehlein seconded by Volkenant, to recommend denial of a Conditional Use 20 Permit/Planned Unit Development Amendment for the third phase of the Petersen Farms 21 development based on the following findings: 1) the applicant has not demonstrated to the 22 satisfaction of the Commission that a higher quality development will result due to the use 23 of a PUD due to the following reasons: Unknown ultimate conditions to the PUD due to 24 unknown access to 71h Avenue and how that connects to the future roundabout. 2) concern 25 regarding emergency services access and the length of the cul-de-sac; 3) one access; 4) 26 impact that septic, wells and energy draw might have. 27 28 Mr. Janish stated the developer has a traffic study that states the impact on traffic is minimal 29 and asked for clarification on the Commission's concern. Commissioner Loehlein 30 explained there have been fatalities on 7`h Avenue and the development will add to it. He 31 stated there are immeasurable conditions that contribute to the situation. Commissioner 32 Volkenant stated one access point for Phases Two and Three creates an additional 33 bottleneck for traffic before the roundabout is constructed and proximity of access points 34 C and D to the roundabout. He stated access point B has uncertainty for 20 years. 35 36 Chairperson Godfrey asked for clarification on the concern regarding emergency services. 37 Commissioner Loehlein stated the concern is due to the length of the cul-de-sac. 38 Regular Andover Planning and Zoning Commission Meeting Minutes — December 13, 2022 Page 11 1 Chairperson Godfrey asked for clarification on the impact on septic, wells, and energy 2 draw. Commissioner Volkenant stated it was referenced in the public hearing and the 3 impact on Valley Road. He stated new septic and wells might cause problems in the area. 4 5 Mr. Janish suggested stating the applicant has not demonstrated to the satisfaction of the 6 Commission that a higher quality development will result due to the use of a PUD due to 7 the following reasons: Unknown ultimate conditions to the PUD due to unknown access to 8 7`" Avenue and how that connects to the future roundabout. 9 10 Chairperson Godfrey stated anytime the Commission sees a proposed development, there 1 i are a number of unknowns. She explained the developer has brought their best information 12 to the Commission. Chairperson Godfrey stated things may change and it is typical of any 13 development. She said the City of Andover has amazing staff to work with developers to 14 work out adjustments and she has confidence in those. Chairperson Godfrey noted traffic 15 is a problem that exists today and is not caused by the development but may be exacerbated 16 by it. She encouraged concerned residents to speak to the County about traffic. Chairperson 17 Godfrey stated she was concerned about the length of the cul-de-sac but understands the 18 nature of the land, precedence, and the small number of homes does minimize the impact. 19 She said that there might be an impact on septic, water, and energy draw, however, they 20 might have many things happen. She stated Andover needs homes. There might be an 21 impact on natural resources but what is proposed seems reasonable for the area and what 22 is within City Code. She stated her opinion and vote will be against the motion. 23 24 Motion was taken by roll call: 25 Hudson — aye 26 VanderLaan — nay 27 Koehler — nay 28 Godfrey — nay 29 Shafto — nay 30 Loehlein — aye 31 Volkenant — aye 32 33 Motion fails 3 ayes, 4 nays. 34 35 Chairperson Godfrey stated both motions and the motion to table have failed. 36 Commissioner Koehler stated he did not agree with reasons that "might' happen. He said 37 his concern is adding fuel to the flames with traffic. He would like to find an alternate exit 38 and then he will be in favor of it. 39 Regular Andover Planning and Zoning Commission Meeting Minutes — December 13, 2022 Page 12 1 Motion: by Koehler, second by Hudson to recommend approval of a Conditional Use 2 Permit/Planned Unit Development Amendment for the third phase of the Petersen Farms 3 development as written with the addition of a second access point constructed during Phase 4 Three. 5 6 Commissioner Loehlein stated the Commission needs to decide on what is in front of them. 7 He doesn't feel the Commission can abstractly tell the developer to change the plan when 8 it has been engineered and designed. Commissioner Koehler explained the Commission 9 has done this before and the is a recommending body. 10 11 Commissioner Hudson stated the disappearance of the road to 1701h Avenue caused him 12 concern. He noted the inability to have a road between Phase One and Phase Two. He 13 agrees on finding a second way out. 14 15 Jason Osberg, JD Andover Holdings, asked at which phase the second access needed to be 16 constructed. Mr. Janish stated it is his understanding that the second access be constructed 17 as part of Phase Three. 18 19 Commissioner VanderLaan asked what would happen if the motion was tied 3-3, as one 20 Commissioner may abstain. Commissioner Koehler stated the Commission is giving their 21 recommendation to the City Council. He stated Commissioner VanderLaan has the right to 22 abstain; however, either you recommend it, or you don't. 23 24 Commissioner Loehlein stated this is part of the process and to put it up for a vote. 25 26 Commissioner Volkenant stated the Commission was given options for access at point B, 27 however it is impractical because there is no funding and can take up to 20 years. He stated 28 the Commission wasn't given any option for an access to connect with the cul-de-sac off 29 of 170`h Avenue, point A. He stated neither A nor B are a practical solution, and he has 30 strong reservations about C and D. 31 32 Darren Lazan, JD Andover Holdings, came forward with all four Master Plan options. He 33 explained the original PUD had no connections at the corner. They took two connections 34 out because the County did not approve. Mr. Lazan stated they have worked closely with 35 staff for a year and lost a construction season. He stated connecting to 170[1 Avenue is a 36 possibility, and they are showing three possible access points. Mr. Lazan explained the 37 access point options are what was requested by Engineering staff. 38 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 Regular Andover Planning and Zoning Commission Meeting Minutes — December 13, 2022 Page 13 Commissioner Koehler stated the applicant has identified several access points and can go to the City Council to work through them. Motion was taken by roll call: Hudson — aye VanderLaan — aye Koehler — aye Godfrey — aye Shafto — aye Loehlein — aye Volkenant — aye Motion carries unanimously. The item will go to the City Council on December 20, 2022. OTHER BUSINESS City Planner Hellegers stated December 16, 2022 is the deadline for applications for Boards and Commissions and applications are on the website. He stated Chipotle submitted an updated landscaping plan and the Commission will hold a hearing on another quick casual restaurant with a drive-thru. Commissioner Volkenant asked about the bottleneck on Quinn Street for Chipotle. Mr. Hellegers stated it is a private drive and if there is an issue, the property owners can adjust it. Chairperson Godfrey wished the Commission and staff a Merry Christmas and thanked them for their hard work this year. ADJOURNMENT Motion: Chairperson Godfrey assumed a motion to adjourn the meeting at 9:49 p.m. Motion carried by unanimous consent. Respectfully Submitted, Shari Kunza, Recording Secretary TimeSaver Off Site Secretarial, Inc. rjW 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: Consider a Conditional Use Permit (CUP) for a Drive Through Window — PIN 34-32-24-32-0027; 2248 Bunker Lake Blvd NW – (Applicant: Andover Station 2016, LLP) DATE: January 10, 2023 INTRODUCTION City Code 12-11 requires a Conditional Use Permit (CUP) for a drive-in businesses or businesses with a drive-thru window in the GB: General Business Zoning District. The applicant is proposing a drive- through window for a proposed fast -casual restaurant that will be in the Andover Station development on an area guided General Commercial. Land use guidance for the properties to the north is Urban Residential Low. The land use guidance for properties to the east, south, and west is guided for General Commercial. BACKGROUND The proposed development would be located on a site that has hosted seasonal garden centers and Christmas tree sales but had been planned as a spot for future development at the time the shopping center was platted. Water and sewer are stubbed to the property. The applicant is planning to build a new 2,200 square foot (appx.), one-story, fast -casual restaurant (Noodles & Company) on Lot 2 of Block 1 from the Andover Marketplace plat. The site is generally located in the parking lot of Andover Station Shopping Center (Festival, Dollar Tree, etc.) in the space where the garden center / Christmas tree sales have been located. Access to the site would be the internal access drive to the shopping center which runs west of Quinn Street and east of Thrush Street. Restaurants are a permitted use in the GB: General Business District, though a CUP is required for drive- in businesses or those with a drive-through window. In addition to the CUP for the drive-through window, the Andover Review Committee (ARC) is currently reviewing the commercial site plan for the proposed restaurant site. As the proposed development would be located in a section of the parking lot it would not disrupt much landscape area for the shopping center, but it would result in a net reduction of 34 parking spaces. The site does contain enough parking spaces for the proposed use and the parking spaces that were in this location are not often used. 011xxE> W (BLVD vA' i.i� - ti �1 EF o mai Figure I - Locmion The proposed drive-through (`pick-up') window will be on the north side of the building with space for vehicle stacking around the east side of the building. The applicant has provided an automobile stacking plan with space for 7 vehicles that can be stacked in the drive-through before backing into the parking area. The proposed user is a fast casual restaurant which does not utilize a menu board or ordering from the vehicle. Instead, the drive-through window would serve as a pick-up window for mobile orders which should limit the number of vehicles stacked in the drive-through. However, it is important for the City to consider that a CUP would run with the property and a subsequent building occupant might use the site as a traditional drive-through, so the site should be designed to ensure the site also works for a traditional drive-through. 1 Figure 1- Drive -dent stacking �aa•�xa srrauutr ID Zi ;..... 1 — � I c 1` --1- The proposed drive-through lane will be 12 feet in width which connects to a wider access for two-way traffic in the parking lot area near the front/patio of the restaurant. The drive-through lane will be set back approximately 28 feet from the north property line, which meets the City Code requirement. The existing trail along Bunker Lake Boulevard dips onto the property but there remains sufficient space so there would be at least 20 feet between the drive-through lane and the trail. If the Commission determines that restrictions greater than what is currently required by City Code and State Statute are needed, they may recommend those conditions to the City Council as part of the CUP. One of the typical conditions that is included on conditional use permits is a provision from City Code, Ordinance No. 8, Section 5.03 (D), which states that if substantial progress is not made within one year from approval, the City Council may revoke the CUP. Another condition that has been used in similar CUP's for drive through restaurants is the use of landscaping to screen the headlight glare of vehicles in the drive through from nearby residential properties. In the most recent landscape plan (attached and excerpt on p. 4 of this report) the plans show landscaping around the curve of the drive-thru to catch headlight glare from the drive-thru. Review Criteria City Code 12-15-713 provides the following general review criteria to consider when granting a CUP. In granting a Conditional Use Permit, the City Council shall consider the recommendation of the Planning and Zoning Commission and: 1. The effect of the proposed use on the health, safety, moral and general welfare of the occupants of surrounding lands. Businesses with drive-through windows are regulated by City Code as conditional uses. Adjacent uses within the development include additional commercial space. CUPS for drive-through windows have been granted for similar locations with fast food restaurants. 2. Existing and anticipated traffic conditions, including parking facilities on adjacent streets and lands. The proposed restaurant with a drive-through window is located in a shopping center area and adjacent to roadways which were designed to handle commercial traffic. The proposed drive- through window on the restaurant would not create traffic beyond what these streets were designed to accommodate. Access to the site would come through the existing development and would not create new access points on Thrush Street, Quinn Street, or Bunker Lake Boulevard. 3. The effect on values of property and scenic views in the surrounding area, and the effect of the proposed use on the Comprehensive Plan. Restaurants are a permitted use within the GB General Business District and the area has been guided for commercial uses in the Comprehensive Plan. There are not scenic views in the surrounding area identified in the Comprehensive Plan. With appropriate landscaping staff believes that the CUP will not have a negative effect on surrounding property values. Screening / Landscaping Vehicles would enter the drive through facing north toward the single-family homes on the other side of Bunker Lake Boulevard and then proceed west to the drive-through window. If headlight glare were not mitigated through screening it could be a nuisance for those residential properties to the north of the site. The landscape plan meets City Code for the amount landscaping materials. Coniferous landscape plant material of sufficient height should be used to provide screening along the north/northeast side of the property to control headlight glare and will be required through the Commercial Site Plan. The most recent landscape plan provides some materials to screen headlight glare. Landscaping materials will also be reviewed as part of the Commercial Site Plan. Landscaping will also need to be kept out of the sight triangles adjacent at access drives. Figure 3 - Landscaping Lighting All lighting fixtures used for lighting the off-street parking at the proposed restaurant will need to be fully shielded with a total cutoff angle equal to or less than ninety degrees. Lighting/photometric plans will be reviewed by staff as part of the Commercial Site Plan review. Lighting levels will need to comply with City Code requirements: 1.0 -foot candles at the centerline of adjacent streets and 0.4 -foot candles at the property line of adjacent residential property. In addition, the lighting will also need to meet the minimum lighting levels for a fast-food restaurant and part of a commercial shopping center. This will continue to be reviewed as part of the Commercial Site Plan process. ACTION REQUESTED The Planning and Zoning Commission is requested to hold a public hearing and make a recommendation to the City Council regarding the CUP request. Respe llyASubid,Peter a eg City Planner Attachments Draft Resolution of Approval Draft Resolution of Denial Location Map Exhibit A — Selected Plan Sheets: Site Plan w/ Automobile Stacking, Landscaping, Exterior Elevations Copy: Andover Station 2016, LLP, LLC c/o Chris Moe, 2655 Cheshire Lane North, Plymouth, MN 55447 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION APPROVING THE CONDITIONAL USE PERMIT REQUEST FOR A DRIVE- THROUGH WINDOW, FOR THE PROPOSED BUSINESS LOCATED AT 2248 BUNKER LAKE BOULEVARD, LEGALLY DESCRIBED AS: Lot 2, Block 1, Andover Marketplace, Anoka County, Minnesota WHEREAS the applicant is Andover Station 2016, LLP and has requested a conditional use permit for a drive-through window at the subject property, with authorization from the property owner, and; WHEREAS the Planning and Zoning Commission held a Public Hearing on January 10, 2023, pursuant to the requirements of City Code 12-15-3, pertaining to the public hearing process, and; WHEREAS the Planning and Zoning Commission has reviewed the request and has determined that said request meets the criteria of City Code, and finds the request would not have a detrimental effect on the health, safety, and general welfare, values of property and scenic views in the surrounding area, and; WHEREAS the Planning and Zoning Commission recommends to the City Council approval of the Conditional Use Permit request, 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 conditional use permit for a drive-through window at 2248 Bunker Lake Boulevard (PIN: 34-32-24-32-0027), subject to the following conditions: 1. The applicant shall complete a commercial site plan review process with the City in compliance with City Code 12-15-4. 2. All other permits shall be obtained, including but not limited to Building, Department of Health, etc. 3. The applicant shall provide coniferous/evergreen landscaping to screen headlights from vehicles in the drive-through from residential properties to the north. 4. The Conditional Use Permit shall be subject to a time limit for implementation within twelve months after approval, or the permit will be null and void, as per City Code 12-15-71). Adopted by the City Council of the City of Andover on this _ day of 2023. CITY OF ANDOVER ATTEST: Michelle Hartner, Deputy City Clerk Sheri Bukkila, Mayor CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION DENYING THE CONDITIONAL USE PERMIT REQUEST FOR A DRIVE- THROUGH WINDOW, FOR THE PROPOSED BUSINESS LOCATED AT 2248 BUNKER LAKE BOULEVARD, LEGALLY DESCRIBED AS: Lot 2, Block 1, Andover Marketplace, Anoka County, Minnesota WHEREAS the applicant is Andover Station 2016, LLP and has requested a conditional use permit for a drive-through window of the subject property, with authorization from the property owner, and; WHEREAS the Planning and Zoning Commission held a Public Hearing on January 10, 2023, pursuant to the requirements of City Code 12-15-3, pertaining to the public hearing process, and; WHEREAS the Planning and Zoning Commission has reviewed the request and has determined that said request does not meet the criteria of City Code, and finds the request would have a detrimental effect on the health, safety, and general welfare of the City of Andover, and; WHEREAS the Planning and Zoning Commission recommends to the City Council denial of the Conditional Use Permit request, and; WHEREAS the City Council of the City of Andover agrees with the Planning and Zoning Commission, and; NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby denies the conditional use permit request for a drive-through window at 2248 Bunker Lake Boulevard (PIN: 34-32-24-32-0027); for the following reasons: 1. 2. Adopted by the City Council of the City of Andover on this day of 2023. CITY OF ANDOVER ATTEST: Sheri Bukkila, Mayor Michelle Hartner, Deputy City Clerk \D6VJ 141 N Location Map - 2248 Bunker Lake Blvd. (34-32-24-32-0027) J. _ BUNKER LAKE BLVD NW -- BUNKER LAKE.BLVD NW rZ' Proposed ■i. 7' <WY NW Date Created December 27, 2077 Disclaimer. The provider makes no representation or warranties with respect to the reuse o/ this data. BUNKER LAKE BOULEVARD NW (COUNTY ROAD NO. 116) JAN 0 5 2023 CITY OF ANDOVER LANDSCAPE SUMMARY REQUIRED TREES = 17 = 1 TREE PER 75 FT. SITE PERIMETER (773 L.F.) + 1 TREE PER 270 SQ FT. PARKING ISLAND (1,512 S.F.) PROPOSED TREES = 17 TREES = 7 EXISTING + 10 PROPOSED of (IPO fOCi N1UE PU6lIC RIGNI W WAYf I z 0 i� I / 5 LANDSCAPELEGEND LANDSCAPE KEYNOTES O" YERTI LINE' r O DOUBLE SHREDDED HARDWOOD MULCH(TYP) JAN 0 5 2023 CITY OF ANDOVER LANDSCAPE SUMMARY REQUIRED TREES = 17 = 1 TREE PER 75 FT. SITE PERIMETER (773 L.F.) + 1 TREE PER 270 SQ FT. PARKING ISLAND (1,512 S.F.) PROPOSED TREES = 17 TREES = 7 EXISTING + 10 PROPOSED of PLANT SCHEDULE ORNAMENTALTREE CODE Ott BOTANICALNAME COMMON NAME CONT CAUSIZE OALS 3 AMEUJJCHIERXGRANDIFLORA'AUWMNBRILLANCE' AUTUMN BRILLANCE SERVICEBERRY CLUMP BAB 6'HT. 0 SSC 3 MALUSX'SPRING SNOW SPRING SNOWORABAPPLE B&B 2 -CAL, OVERSTORYTREE CODE QTY BOTANICAL NAME COMMON NAME CONT CAUSIZE OIHL 4 GLEDITSIA TRIACANTHOS VAR. INERMIS'IMPERIAL' IMPERIAL HONEYLOCUST BSB 2.S CAI- CONIFEROUS ALCONIFEROUS SHRUBS CODE OTT BOTANICALNAME COMMON NAME CONT SPACING O W13M 6 PINUSMUGO'MITEBUU MUGO WAITS BUD PINE (15CONT. 3'O.C. DECIDUOUS SHRUBS CODE OW BOTANICALNAME COMMON NAME CONT SPACING O ANH i6 HYDRANGEAARBORESCENS'ANNABELLE' ANNABELLE HYDRANGEA #3 CONT. CO.C. 0 DBH 22 DIERVILIA LONICERA DWARF BUSH HONEYSUCKLE mcow.. 31O.C. O GLS 29 RHUSAROMATICA'GRO-LOW GRO1OWFRAGRANt SUMAC 116 CONT. CO.C. PERENNIALS CODE OW BOTANICAL NAME COMMON NAME CONT SPACING BES 36 RUDSECNIA FULGIDA'GOLDSTURMBLACK-EYED SUSAN #1 CONT IVO.C. BHG 59 SCHIZACHYRIUM SCOPARIUM'SLUE HEAVEN' BLUE HEAVEN UME BLUESTEM #1 CONT 24.O.C.F f KFG 15 CAIAMAGROSTIS X ACUTIFLORA'KARL FOERSTER' KARL FOERSTER FEATHER REED GRASS #1 CONT 3WO.CC RBC 71 ECHINACEAPURPUREA'RUBY STAR' RUBY STAR CONEFLOWER #1 COM 20-O.C.< c WLC 20 NEPETAXFAASSENII'WALKERS LOW WALKERS LOW CATMINT #1 CONT 36'O.C.( I GRAPHIC SCALE IN FEET 0 10 20 40 � 16. Know what'sbelow. Call before you dig, Z 0 W F W 10 (L J o 0 �0 < W W Ow 0O Z S. Z 2 €a L100 z 0 5 LANDSCAPELEGEND LANDSCAPE KEYNOTES O" EDGER(TYP.) O DOUBLE SHREDDED HARDWOOD MULCH(TYP) C EXISTING pECIp0005 TREE (IYP.) © ROCK MULCH (TYP.) / OO SODOYP.) EXISTING CONIFEROUS TREE(ttP.) EXISTING SHRUB(YP.) yT Sa o EDGER (IVP.) APPROXIMATE LIMITS OF SOD/IRRIGATION, B SOD ALL DISTURBED AREAS(TYP.) ^ { § C noIIW40 SEED/ SOD EDGE MP.) > ROCKMULCH (TTP.) R SHREDDED HARDWOOD MULCH (iYPJ w PLANT SCHEDULE ORNAMENTALTREE CODE Ott BOTANICALNAME COMMON NAME CONT CAUSIZE OALS 3 AMEUJJCHIERXGRANDIFLORA'AUWMNBRILLANCE' AUTUMN BRILLANCE SERVICEBERRY CLUMP BAB 6'HT. 0 SSC 3 MALUSX'SPRING SNOW SPRING SNOWORABAPPLE B&B 2 -CAL, OVERSTORYTREE CODE QTY BOTANICAL NAME COMMON NAME CONT CAUSIZE OIHL 4 GLEDITSIA TRIACANTHOS VAR. INERMIS'IMPERIAL' IMPERIAL HONEYLOCUST BSB 2.S CAI- CONIFEROUS ALCONIFEROUS SHRUBS CODE OTT BOTANICALNAME COMMON NAME CONT SPACING O W13M 6 PINUSMUGO'MITEBUU MUGO WAITS BUD PINE (15CONT. 3'O.C. DECIDUOUS SHRUBS CODE OW BOTANICALNAME COMMON NAME CONT SPACING O ANH i6 HYDRANGEAARBORESCENS'ANNABELLE' ANNABELLE HYDRANGEA #3 CONT. CO.C. 0 DBH 22 DIERVILIA LONICERA DWARF BUSH HONEYSUCKLE mcow.. 31O.C. O GLS 29 RHUSAROMATICA'GRO-LOW GRO1OWFRAGRANt SUMAC 116 CONT. CO.C. PERENNIALS CODE OW BOTANICAL NAME COMMON NAME CONT SPACING BES 36 RUDSECNIA FULGIDA'GOLDSTURMBLACK-EYED SUSAN #1 CONT IVO.C. BHG 59 SCHIZACHYRIUM SCOPARIUM'SLUE HEAVEN' BLUE HEAVEN UME BLUESTEM #1 CONT 24.O.C.F f KFG 15 CAIAMAGROSTIS X ACUTIFLORA'KARL FOERSTER' KARL FOERSTER FEATHER REED GRASS #1 CONT 3WO.CC RBC 71 ECHINACEAPURPUREA'RUBY STAR' RUBY STAR CONEFLOWER #1 COM 20-O.C.< c WLC 20 NEPETAXFAASSENII'WALKERS LOW WALKERS LOW CATMINT #1 CONT 36'O.C.( I GRAPHIC SCALE IN FEET 0 10 20 40 � 16. Know what'sbelow. Call before you dig, Z 0 W F W 10 (L J o 0 �0 < W W Ow 0O Z S. Z 2 €a L100 • II o mI & G & O 12C \- r f L¢P (D a K \I \ / MfI SO'BULDING SERAGK� I SPVAVI� ry :. (-,�vIr — I aL aOja a L aa . , _j ------ - - G a� — 1 G —IOPARgNGSSUILCIXGaEif K ill 1 III I' 1. li III LEGEND PROPER'UHE GM.KUNE NV'.E000N.AN,,.NM R PROPOSEDSTPN.MDU'ASPHPLT PROPOSED CONCRETE PAYFMENF PROMSEDCONCHETESIDEWALK PROPERTY SUMMARY ANDOVERSTATION-NOODLES TOTAI PRl1PFPWARFA 1 3$.984 SF MISS AC) ZONING SUMMARY KEYNOTE LEGEND GB- GENERAL BUSINESS OCONCRETE SIDEWALK PARKING O 'W NOT ENTER' SIGN ROAD =10' OG MATCH EANCING EWE OF PAVEMENT/CU RB a GUTTER BUILDING SETBACKS O ACCESSIBLE CURB RAMP REAR=10' OE ACCESSIBLE PAMIR SIGN OF ACCESSIBLE PARKING OG AREA GTNPED WTTH A-SWSL0 S2O C, ���� HO STANDARD W' ASPHALT PAVEMENT lO LANDSCAPE AREA- SEE LANDSCAPE PUNS JO STOP SIGN JAN0 5 2023 O O BBEJHRU WAYFINOING SIGN © M12WELL & GMER(FIR) GRAPHIC SCALE IN FEET {I CITY OF ANDOVER 0 10 ZD 40 OM DIRECTO.. Tg FIC PROW LYPR NORTH j "jl�BO FIAT cuaB LEGEND PROPER'UHE GM.KUNE NV'.E000N.AN,,.NM R PROPOSEDSTPN.MDU'ASPHPLT PROPOSED CONCRETE PAYFMENF PROMSEDCONCHETESIDEWALK PROPERTY SUMMARY ANDOVERSTATION-NOODLES TOTAI PRl1PFPWARFA 1 3$.984 SF MISS AC) ZONING SUMMARY E)USTINGZONING GB- GENERAL BUSINESS PROPOSEDZONING GB- GENERAL BUSINESS PARKING SIDEIREAR=20 PARKING SETBACKS ROAD =10' PROPOSEDPARKING FRONT •40' BUILDING SETBACKS SIDE=3P REAR=10' BUILDING DATA SUMMARY AREAS BUILDINGAREA 2.200 SF Ri OF TOTAL PROPERTY AREA) PARKING REOUIREDPARKING iSSTAU-S@1 STALUISOSF PROPOSEDPARKING 31 STALLS ®14.1 RATI0 ADA STALLS REO'D I PROVIDED 2 STALLS I2 STALLS 1. ALL YARKAXD MAIERNLS SHALL COMPLY VATHALL CI'ICOUN' MGUTATONS AND CODES AND O.SNA STANDARDS. 2CONTRACTORSKOLL REFER M ME ARCUTWIPURAL PUNS FOR ENACT LOCATPNB ARC DIMENSIONS OF VESTBIJUS SLOPE PANNG 81 WARGO. MR PORCHE&T WKDOCKS. PRECISE BUILDING DIMENSIONGAK'D ENACT BUILDING UTU' ENTRANCE LOCATORS. A ALL I NNER CURBED RADII ME M BE S AN D OUTER CUR BED PASTIME TO BE IV U NLESS OMERAVE NOMI STUPED RADII ARE M 0 E F. 4. ALL DIMENSIONS AND RACHME TO ME FACE OF CURB UNLESS GIN SCALE NOTED. E. EAST. STRUGNR IS MNIN CON SMUCTION UMJTS ARE TO BE ABANDONED, RFMOWD CR R ELMAMD AS NECESSARY. ALL COST SPALL BE INCLUDED I N MSE BID. & WMMCMR SHILL BE RESPONSIBLE FOR ALL RELCCATONS.(UNLESS OM ERNASE NOTES ON PUNS) INCLUDW G BIR NOT LIMITED TO. ALL UTUT IS, SIMON ORAINAG E SIG IS, TRAFFIC SIGNALS S POLES, ETC. AS REOUI RED. ALL VAR K SNALL BE IN ACCORDANCE Will GOVERNING AUTKORM M REQUIREMENTS ANG PROJECT SIZE MIRK SPECIFICATIONS AN O SKALL BE APPROVED BY SUCH, ALL COST SPALL BE INCLUDED IN VALE BID. ]. SITE BOUNDARY, TOPOCRAPHY. UTU' AND ROAD INFORMATON TAKEN FROG SUR4M BY BRAIN. FIELD & NOSAK ING, DATED 11/I YA33. N MLEYXCRN ASSUMES NO UABILDY FOR ANY ERROR& INAGCUPUCIES, OR IXASSIONSCGNTNNUMEREIN. 9. MDALUMAREARDICClS. PYLORI MONUMENT SIGNS Al BE CONSTRUCTED BY OTHERS. SIGNS ARE INGVM FOR GRAPHICAL& INFORNATONAL PURPOSES ONLY. CONRUCMR TO VERIFY IRS, LOCATON AND ANY REQUIRED PERMRG NECESSARY FOR TIE CON STRUCTONOFTHEPYLON/MONUMEMSIGN. 10 COCAMMT RMALL REFERENCE ARCH/ PER PUNS FOR SITE LIGHTING AND 11. NOPROPOSEDLANSHAPING SUCH AS TREES OR SHRUB&ABOVE AND V NDEAGROUND STRUCTURES, OR OTHER GBSTRUCTINS MALL BE LOGGED VATMN FIST NO OR PROPOSED VIILRY EASEMENTS AND RIGHTS OF NN UNLESS SPECIFICALLY NOTED ON PLANS OTH SURGE. 12. REFERENCE ARCHITECTURAL PLAINS FOR OUMPOREN ENCLOSURE DETH LS. 13 REFER TO FAIL PUT OR ALTA SURVEY FOR IXACT LOT AND PROPER' BOUNWRYDIMENSIONS 14. ALL AREAS AAE RUG 101 D TO ME NUR EST SOUMEFWT. I0, AUDIMENSIONSAR E ROUNDED TO ME NEAREST TENTH MOT, 1 ALL PARIONG STALLS TO BE IS I N WDM AND I F IN LENGTH UNLESS OMEMNGE INDICATED.. IN K z Q IL W U P U z I— w 0 z W O�LU0 a Q Q 0 p Z D O a W Nof W 0 z 0. < Q Cz Q 2 G IJ.I SHEETNUMBEF a C4O0 4 SCALE: 114• = V -V A301 ♦ t0. W4x. 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