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HomeMy WebLinkAbout02-28-24• F &DOVE^ L c i r Y 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 . WWW.ANDOVERMN.GOV Andover Planning and Zoning Commission Meeting Agenda February 28, 2024 Andover City Hall Council Chambers 7:00 p.m. 1. Call to Order 2. Pledge of Allegiance 3. Approval of Minutes — February 13, 2024 Regular Meeting 4. Public Hearing: Consider a Planned Unit Development Amendment to amend the Petersen Farms Planned Unit Development to modify portions of the phase known as Legacy at Petersen Farms and plat a portion of the property. (Applicant — JD Andover Holdings). 5. Public Hearing: Consider a Preliminary Plat for Legacy at Petersen Farms 2nd Addition. (Applicant - JD Andover Holdings). 6. Other Business 7. Adjournment ND OVE: 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners FROM: Jake Griffiths, Associate Planner SUBJECT: Approval of Minutes DATE: February 28, 2024 ACTION REQUESTED The Planning & Zoning Commission is requested to approve the February 13, 2024 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 39 40 41 42 43 44 45 PLANNING AND ZONING COMMISSIONMEETING — FEBRUARY 13, 2024 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Godfrey on February 13, 2024, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Karen Godfrey, Commissioners Scott Hudson, Nick Loehlein, Jon Shafto, Pat Shuman Jr. and Ryan Winge. Commissioners absent: Commissioner Bert Koehler IV Also present: Associate Planner Jake Griffiths. PLEDGE OFALLEGIANCE OATH OF OFFICE — COMMISSIONERS KAREN GODFREY & NICKLOEHLEIN Associate Planner Jake Griffiths administered the Oath of Office for Commissioners Karen Godfrey and Nick Loehlein. ELECTION OF CHAIRPERSON & VICE CHAIRPERSON Commissioner Shafto nominated Commissioner Godfrey as the Chairperson for the 2024 Planning and Zoning Commission. Motion by Shafto, seconded by Loehlein, to elect Commissioner Godfrey as the Chairperson for the 2024 Planning and Zoning Commission. Motion carried on a 6-ayes, 0-nays, 0-present, I -absent vote. Commissioner Godfrey nominated Commissioner Loehlein as the Vice Chairperson for the 2024 Planning and Zoning Commission. Motion by Godfrey, seconded by Shafto, to approve Commissioner Loehlein as the Vice Chairperson for the 2024 Planning and Zoning Commission. Motion carried on a 6-ayes, 0-nays, 0-present, I -absent vote. 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 40 41 42 43 44 Regular Andover Planning and Zoning Commission Meeting Minutes — February 13, 2024 Page 2 These appointments will be effective at the next meeting of the Planning and Zoning Commission. APPROVAL OF MINUTES February 13, 2024 Regular Meeting Commissioner Loehlein clarified on page 6, line 38 change to "the revisions to the minutes". Motion by Loehlein, seconded by Hudson, to approve the minutes of the February 13, 2024 Regular Meeting as presented. Motion carried on a 4-ayes, 0-nays, 2-present (Shuman and Winge), 1-absent vote. PUBLIC HEARING. Lot Split —17165 Tulip St NW; PID #08-32-24-12-0008 — Modern Renovations LLC Associate Planner Jake Griffiths reviewed the applicant is proposing to split the existing 7.79 acre property at 17165 Tulip St NW to create a new residential lot approximately 3.69 acres in size and maintain the existing dwelling on a lot approximately 4.10 acres in size. A survey showing the proposed lot split was provided for review. The proposed lot split exceeds the requirements of the R-1: Single Family Rural zoning district in which the property is located and is in conformance with the Comprehensive Plan. A Comparison of Proposed Lots to Minimum Lot Requirements: City Code Minimum Parcel A Parcel B Lot Area 2.5 Acres 3.69 Acres 4.10 Acres Lot Width 300 ft 300.11 ft 334.55 ft Lot Depth 150 ft 535 ft 534.96 ft A geotechnical/soils report was submitted with the application and has been reviewed by the City of Andover Engineering Department to verify that the proposed lot is buildable. The applicant worked with the Anoka County Highway Department to verify that the newly created lot would be able to have driveway access to Tulip St NW, which is a county road in this location. The applicant has also worked with City Staff to provide a public roadway, trail, drainage and utility easement in order to protect drainage and memorialize access to existing residential lots to the east of the subject property. The Planning and Zoning Commission was requested to hold a public hearing on the proposed lot split and make a recommendation to the City Council. Chair Godfrey assumed a motion to open the public hearing at 7:10 p.m. Regular Andover Planning and Zoning Commission Meeting Minutes —February 13, 2024 Page 3 1 One written comment was received prior to the public hearing that was included for 2 Commission consideration. 4 Ms. Theresa Skarolid, 17127 Tulip Street NW, Andover, asked where the driveway will 5 be. She is asking because in the past people have wanted to split land in that area but 6 were told they couldn't because the City did not want any ins/outs off 58. They are 7 concerned because the road would abut their property. 9 Mr. Joe Skarolid, 17127 Tulip Street NW, Andover, stated since the land would be a to rectangle and asked why the split was done in this way when the two parcels were there. 11 Will the road go under the highline wire. How can roads be put under highline wires. 12 13 Mr. Lucas Stickan, 17203 Tulip Street NW, Andover, he sent in the letter previously. He 14 is very concerned about this proposed split for various reasons. They purchased their land 15 looking for tranquility and peace. This proposed location of the new house puts it right in 16 front of his house. He currently has a beautiful view when looking out his window. The 17 new house will devalue his property. He is strongly against this lot split. 18 19 Mr. Joe Skarolid, 17127 Tulip Street NW, Andover, asked how the back property would 20 be accessed. Would it be landlocked. Mr. Griffiths stated there is another property not 21 indicated on the survey. 22 23 There were others in the audience but did not wish to speak. 24 25 Chair Godfrey assumed a motion to close the public hearing at 7:20 p.m. 26 27 Mr. Griffiths responded to the questions posed. 28 29 Access off of County Road 58 — all decisions on access to this road are made by the 30 Anoka County Highway Department. The applicant reached out to Anoka County who 31 stated they will allow another access from this property if the lot split is approved by the 32 Andover City Council. 33 34 Proposed roadway — There is a private access drive. There is a proposed easement along 35 the property where the City would have a right to build a road in the future if needed. Mr. 36 Griffiths indicated another easement on the map. The landlocked property is two separate 37 lots which could be accessed through an easement to the south property line. There are 38 some power lines and when roads are built the City works with the easement holder. 39 40 Current property arrangement — Mr. Griffiths does not know the history of this specific 41 property but noted that the arrangement has been the same for at least the last several 42 years. 43 Regular Andover Planning and Zoning Commission Meeting Minutes — February 13, 2024 Page 4 1 Mr. Pickens property — The new house will be at least 60 ft from the property line due to 2 the proposed easement. The house location could be anywhere on the lot that would meet 3 City Code. 4 5 Motion by Loehlein, seconded by Winge, to recommend the City Council approve the lot 6 split request — 17165 Tulip St NW; PID #08-32-24-12-0008 — Modern Renovations LLC. 7 Motion carried on a 6-ayes, 0-nays, 0-present, 1-absent vote. 8 9 Commissioner Loehlein noted people have the right to do with their property as they wish 10 as long as it meets City Code. 11 12 This will go before the City Council on February 20, 2024. 13 14 OTHER BUSINESS 15 16 Mr. Griffiths stated there has been another lot split request at 17845 Round Lake Blvd as 17 well as a Conditional Use Permit for an antenna at 16157 Round Lake Blvd were 18 approved by the City Council. 19 20 Mr. Griffiths asked the Commission if training is desired regarding laws pertaining to the 21 Planning Commission. Commissioner Winge stated he would benefit from a refresher on 22 law and City Code. Mr. Griffiths stated that can be scheduled during a workshop in the 23 Spring. 24 25 The regular Planning Commission Meeting scheduled for February 27 needs to be 26 rescheduled as that is caucus night. The consensus of the Planning Commission was to 27 reschedule the meeting to February 28, 2024. 28 29 ADJOURNMENT 30 31 Motion: Chair Godfrey assumed a motion to adjourn the meeting 7:35 p.m. Motion carried 32 by unanimous consent. 33 34 Respectfully Submitted, 35 36 37 38 Debbie Wolfe, Recording Secretary 39 TimeSaver Off Site Secretarial, Inc. 1665 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-6923 • WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners FROM: Joe Janish, Community Development Director SUBJECT: Public Hearing: Consider a Planned Unit Development Amendment to amend the Petersen Farms Planned Unit Development to modify portions of the phase known as Legacy at Petersen Farms and plat a portion of the property. (Applicant — JD Andover Holdings). DATE: February 28, 2024 This request will modify the PUD as approved on June 6, 2023. As originally written, changes to the "Master Plan" and each preliminary plat require an amendment to the PUD. The applicant's narrative summarizes the reason for the request: During the approval process of phase 3 — Legacy at Petersen Farms, there was a tremendous amount of work involved in the configuration of the Southwest comer of the plat. This work was completed in conjunction with the County efforts to construct one round -about directly to the Southeast of the project, and another possible future round -about to the Southwest on highway 7 to mitigate traffic concerns on highway 7 and included significant efforts to provide adequate interim accommodations for the unknown timing and configuration of those roadway improvements, and future development. Following approvals on August 15, 2023, we (the applicant) reviewed the approved conditions that included multiple roadway configurations, two gated emergency access points onto Highway 7, multiple temporary and permanent easements to accommodate a variety of potential future improvements, two dead-end roadways, a temp cul-de-sac, and several less -than -ideal lot configurations to accommodate those unknown conditions. Ultimately, we (the applicant) realized all this reflected a `patchwork quilt' of solutions presented by all involved to reach a workable solution that would gain approvals and did not necessarily reflect a solution we would have been reached if all these constraints had been identified from the beginning. After approval we (the applicant) stepped back and re-evaluated potential solutions given the concerns and conditions that came about during the approval process. This resulted in more thoughtful design options that more effectively accommodated the conditions that became more apparent as they moved through approvals earlier. We (the applicant) entered negotiations and reached an agreement with the family to obtain the additional land necessary and are proposing a revised configuration for this area. If the amendment tonight is not approved the applicant will still be able to move forward with the proposal as presented in the past. However, as the applicant has been working through the development process they believe a better layout has presented itself. Tonight's proposal, if approved, would be considered Legacy at Petersen Farms 21 addition. Tonight's proposed amendment to the PUD layout provides the following: • Elimination of a permanent emergency access. • Elimination of a temporary emergency access. • Elimination of a permanent cul de sac. • Elimination of a temporary cul de sac. • Lot reconfiguration. • Additional lot along Quapaw Street NW. • 32 lots in Legacy phase compared to 36 lots currently approved. • Applicant requests homeowner/builder to provide screening along 71 Avenue NW. The requested PUD Amendment does not address future phases as they remain the same. The request also does not address the length of the future 170s' Avenue NW cul de sac. The PUD narrative submitted by the developer is attached for your review. Visual Comparison of 2023 Approved Plan and Proposed 2024 Proposed Plan: Proposed Amendment Laiout I ., J *Additional details between the two plans can be found throughout this report. Larger copy attached. Tonight's request does not change "Phase I" or "Phase 2" requirements. If the City Council denies the requested amendment the applicant will still maintain the approvals already received. DISCUSSION According to City Code 13-3 Planned Unit Development, the purpose of a PUD is to encourage more efficient allocation of density and intensity of land use where such arrangement is desirable and feasible by providing the means of greater creativity and flexibility in environmental design than provided under strict application of the standards set in code. Attached for your review is City Code 13-3. City Code 13-3-9 regulates the findings that are required for a PUD to be approved and 13-3-11 identifies desirable PUD design standards that are sought in any PUD proposal. As part of the attached PUD Narrative, the applicant addresses the design qualities they believe the city seeks when granting for a PUD proposal. 2 City Code 13-3-9 states the following required findings for the Council to consider when approving a PUD (italicized responses are from the applicant's narrative): A. The proposed development is not in conflict with the goals of the Comprehensive Plan for the City. The proposed project is guided RR Rural Residential. This comprehensive plan land use is consistent with the surrounding land uses which are all RR Rural Residential. The proposed development will be consistent with the goals of the comprehensive plan. 2018 Comprehensive Plan Goals that may be relevant which are found in Chapter 1: Foundation of the Comprehensive Plan (see attachment for additional goals). Overarching Goals, Objectives and Policies Goal 1: Maintain and enhance the quality of life in Andover Land Use Goals, Objectives and Policies Goal 4: Allow residential growth while maintaining the quality of natural resources and amenities. Goal: Reduce maintenance and energy costs for public facilities and infrastructure. Housing Goals, Objectives and Policies Goal: Provide a variety of housing types to accommodate the life cycle needs of all residents. Transportation Goals, Objectives and Policies Goal: Minimize impacts of the transportation system on the natural environment. B. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. We are proposing to create custom home sites to allow for flexibility for the buyer and a more attractive neighborhood in Andover. Each lot will be custom graded to allow for construction of the individual homes in a manner that meets the needs of the homeowner and allows them to design a site that works with the natural features of the lot. This approach will allow flexibility in the placement of single family homes on each lot while preserving the natural environment. The low - impact qualities of this development will lead to a desirable and unified environment. The current phase is consistent with both prior phases inform and approach to development. C. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of PUD. The requested flexibilities identified below contribute to achieving the purpose of a PUD, specifically: • Minimizing the lot size reduces disturbance of extensive wetlands and removal of wooded wetland areas will preserve natural features and allow for a pedestrian trail connection and dedication of open space within the development. Additionally, secondary impact risks to large established wetland complexes will be reduced. • Constructing a cul-de-sac greater than 500 feet in length allows for the site to utilize 0 existing topography and avoid further wetland, and tree impacts, reduce earthwork disturbance, consistent with the low -impact design principles. Allowing lots that are 100 feet in width where 160 feet is typically required on a cul- de-sac is to keep with the lot width approved as part of the f rst phase. The reduced lot width still allows for the minimum lot size and upland lot area to be achieved, meeting the intent for the development to arrange lots to preserve trees, minimize wetland impacts and preserve natural features. D. The PUD is of composition, and arrangement that its construction, marketing, and operation are feasible as a complete unit without dependence upon any subsequent unit. The PUD proposal includes our development plan that shows how the overall property and adjacent large lot residential properties could be developed, visualizing how future development could be planned for. Each phase of the development would contribute to the overall development but would be independent of the previous and future phases. • The City Council will need to determine if the developer's proposal satisfactorily meets these required findings. Shoreland Management A lake classified as unnamed recreational lake 87W, exists within the development area, however the majority of the changes are outside of the shoreland management area for this particular request. PhasePh le 14 Y i _ _Js, The applicant has provided an 11 x17 map titled "PUD Development Plan — Shoreland Density." As part of the Shoreland Ordinance, the applicant is required to verify the proposed density by creating a tier M system of 267 feet. Density is then compared to City Code within these tiers. The Shoreland Ordinance also allows for a density increase if a developer provides a larger setback (125 feet vs. 100 feet from the waterbody Ordinary High Water (OHW) by placing vegetation around the recreational lake. The applicant has again proposed utilizing the Home Owners Association (HOA) to monitor the vegetation around the lake. The applicant provided the chart and map below showing Shoreland Overlay Density Data. This chart includes the acreage within each 267-foot tier based on total acres, non -developable acres, base density (what is allowed without an increase), bonus density (what is allowed with the increase due to larger setback and vegetation requirements) and finally the number of proposed lots by the developer within each tier. Tonight's proposal maintains the same number of lots within the shoreland overlay as during previous review, which was a reduction of 3 lots to the previous plan. Tier 1 2 3 d Total Unsuitable Total Area Area (Acres) (Acres) 31.3 7.7 31.6 10.3 33.0 11.6 2764.3 123.4 33.8 Suitable Area (Acres) 23.6 21.3 21A 23.3 89.5 Base Density (# lots) 94 8.5 86 9.3 35.8 Bonus Base Density' (M lots) Proposed Lots _ _ 14.1 9 17.0 12 217 9 279 15 SAILS 45 'Bows Base Density: To Quality. Structure setbacks from the OHM must be at least 50% greater than ste mnmum setback. or, • The impact on ee walerbody m reduced an equivalent amount through ke"tatwe management, bpogapM, or adddwW acceptable means• and the setback a at least 25%g mler than Bre minmum setbed. M Due to the Shoreland Overlay District, additional iesponsibilities arc requitcd of the developer. These include a mandatory Home Owners Association (HOA) and City Code provides requirements of the HOA. Developer created these requirements as part of the existing HOA. The HOA will be extended to include this phase of development. One lot along Quapaw Street NW has the northeast rear comer that 0 has the Shoreland overlay. Homes within 1,000 feet will be restricted by shoreland requirements (i.e. building height restriction of 35 feet, and lot coverage restriction of 25 percent) Residential Planned Unit Developments (PUDs) within a shoreland area requires a property owner association agreement (for residential PUDs) with mandatory membership, and addresses the following within City Code 13-4-9 F: 1. Maintenance and Design Criteria; To meet Section 13-4-9(F) of the city code requiring maintenance and administration, we have defined a district and incorporated restrictions for the shoreland overlay within a first amendment to the Homeowners Association (HOA) declaration recorded with the initial phase. These restrictions preserve the open space areas through; restricted uses in the shore impact zone areas and requiring approvals for alterations in those areas, permanent easements over wetlands, wetland buffers and foodplains, and dedication ofparkland to the city The HOA restriction will require approval by the HOA's Architectural Control Committee similar to the process set forth in Phase 1 governing the steep slopes and bluff areas. This has been effectively managed in Phase I as building permits are first required to be reviewed and approved by the HOA for compliance with this criteria prior to being submitted to the City accompanied by an HOA approval letter. The specific language governing these activities can be seen in the original Declaration and in Section 10 of the attached HOA Amendment document specifically addressing the Shoreland requirements of "Lake Lots ". 2. Open Space Requirements: Planned Unit Developments must contain open space; To meet Section 13-4-9(F) of the city code Open Space Requirements, and as an offset to the requested flexibility, the proposed layout dedicates nearly SO acres of upland area comprising roughly half of the shoreland of this lake as dedicated open space. The net effect of this approach is a more effective allocation of the density to the east side, and a relatively similar impact to the lake in terms of units abutting the shoreland. The dedicated open space will ensure access between the southern portions of the project and Martin's Meadows Open Space ensuring access and enjoyment of the lake for the broader community. This open space includes the following: Preservation of at least seventypercent (7001o) of the shore impact zone area will remain in its existing natural state. An upland open space area that preserves at the western portion of unnamed lake #2-87W as shown on PUD Development Plan. This area is expected to contain passive uses and remain in its natural state with hiking/walking trails 0 connecting neighborhoods north and south of this area. 3. Erosion Control And Storm Water Management; and To meet Section 13-4-9(F) of the city code Open Space Requirements Erosion Control and Storm Water Management, the proposed layout and engineering specifications call for Low Impact Designs, and natural stormwater management system consisting of natural treatment swales and infiltration basins. Erosion and sedimentation control will be managed through proven measures reviewed, approved, and inspected by City and Watershed agencies. 4. Centralization And Design Of Facilities. To meet Section 13-4-9(F) ofcity code Centralization and Design of Facilities, the layout calls for the use of individual wells and individual septic systems. Publicly owned water and sewer services are not available in this area, nor are they anticipated. The current design provides two areas of 5, 000 square feet for potential septic drain fields that have been reviewed, tested, and selected by a Minnesota Licensed Septic Professional. These locations were selected as they are the most suitable areas for standard systems. Individual systems will be the responsibility of the individual lot owners who shall be responsible for inspection, maintenance, and replacement of these systems. A centralized system is not available in this area and other communities have experienced issues resulting in a loss of responsibility by individual users to maintain centralized systems. The applicant has established the HOA and the requirements related to the Shoreland Overlay District. The applicant has indicated the development will meet all other shoreland standards including: • 125-foot setback from the recreational lake with additional vegetative management to ensure a lessened impact on the lake. • 25% max impervious coverage. • 25-foot max building height. • At least 50% open space preservation within the Shoreland Overlay area. Lot Standards Tonight's request continues to utilize the standards established within the original PUD. The PUD minimum lot size is 1.5 acres, minimum lot width of 100 feet. Overall gross density of .32 units per acre for the development remains below .40 units per acre. CITY CODE REQUIREMENTS Lot Size/Gross Density 2.5 acres/0.4 units per acre Lot Width 300 feet Lot Depth 150 feet SHORELAND REQUIREMENTS 2.5 acres/0.4 units per acre 300 feet 150 feet PUD REQUIREMENTS 1.5 acres/0.32 units per acre 100 +150 feet Each lot will meet the City Code minimum requirement of 8,600 square feet of buildable area. The standard R-1 requirement allows for 3,600 square feet for a home location and two areas totaling 5,000 square feet to allow for septic systems. The applicant originally proposed providing an additional 34,960 7 square feet of "usable" area that does not include bluffs and wetlands, making the PUD "usable" minimum 1 acre (43,560 square feet) vs. the standard 8,600 square feet. This "one acre" would be the area of the lot that does not include bluffs and wetlands. All lots are proposed to meet the 1.5 acres in size and 1 acre of upland. Setbacks The applicant will continue with a front yard setback of 30 feet vs. 40 feet. Street Improvements The applicant will continue with the approved flexibility with street construction standards, which has been reviewed in the past by staff, Planning and Zoning Commission and City Council. City Standard PUD Right of Way width 60 feet 50 feet / 60 feet Rural Street Pavement width 26 - 31 feet 27 feet Rural Street Pavement width including Curb 31 feet 30 feet (no ditches) County Road Intersection(s) All County Road Intersections will need to be reviewed by the Anoka County Highway Department. Anoka County Highway Department is currently in process of seeking RFP responses for the design of a roundabout at 7" Avenue and 165" Avenue NW. The construction will occur in the near future and will be an Anoka County project. Future meetings will be led by Anoka County for public input on the roundabout. The proposed amendment eliminates the need for permanent and temporary emergency access points to Th Avenue NW. Overall this layout will remove one permanent emergency access and one temporary emergency access. The layout also provides the flexibility to still have a connection to a possible future western roundabout. No funding, and no official plans have been provided for the possible western round about. Screening The applicant is suggesting that the homebuilders/property owners providing screening along 7" Avenue for lots 4 and 5 Block 2. The applicant has indicated once a builder/property owner would be better able to care for the trees vs. the developer. Staff has requested a few additional trees (shown in green below) to fill in the gaps on lots 2 and 3 Block 2. The draft resolution has left it open on who is responsible for the screening plantings. The Planning Commission should consider as part of a positive motion on who would install the plantings for screening purposes. Utilities Each of the lots will be served by individual septic systems and private wells vs. a centralized system. Individual systems require the property owner to maintain, repair and replace the system. Parks and Open Space During the Park & Recreation Commission meeting, a recommendation to the City Council to recieve cash in lieu of land was made for this particular phase. Density Due to the proposed change in layout and the future expected development, the applicant would have larger lots, but not an increase in the number of lots. Layout comparison found below. W 1101 Ran (Complete) Phase f (Complee) Phase 2 Phase- FMm Phss s TOW Gma Dmlcpbb Ana 64 acres _ 100wes 75 am; _ 166aaea 425apes NH Oevelopeble Area 60 saess 85aaes 62 sues 8 .—__ 286aaes '.. N=WdLHe 24W 46 ots 33 bts 27 bb 1d0�lob Midmim 15acres 15 ages 1.5wm 1.5eaes Mn. 408. 503aes 27 wes 16A saes Aveepe: 25acns 20a.na 1.7 acres 5was 1.0-1.499 aaea: Obn 0bb _- Osob Obb Obb 1-1l 99aaes: 5bb _...--___—___._. 33bb 27bb _' 7bb 721* 20-269aaea fibb Jbb 4bb 5bls 78bb � 25.aaes 13k4s lowts 2bb 15I fs 40 bb Lot WMtlb APo6m. 192r feet feet 100rM-_-----j �__ Mas4mum t 192 bet 550 SW reel 357 feet 546fM GWand LotAw -- -- -357 - 1 Mrvemm 108. 10ave• 1.0-ar 1$we j Avenge: 18 saes 13aaes 1.4 saes 24 wee ' FlexW#y s W t lhrggh PUD GeneNy —___ ---0.40-_� Gemgy Awrap Cares Den4(;;Naae): 039 O.d6 015 0.31^ NeWer"(uWlaaa): 060 0,54 0.53 0.33 0.49 '.. •• Re'e ak" 0.40 Ul"age Gross DMty Proposed Amendment Layout (0 Pleb) (CM06W Plwe f Phase 2 Ph 3 FM.PhvHTOW '(kou WwlogbNAraa _ 69J9 saes 1W21 _ 65,13aaea 134.30sm, 409.04 saes ''HatOmbpebla Area �.6t saes 60.96 wm MM tam 4952avee 257.f9. �., Nmnber HLcb 271W 46 b1s 36 bb 21 bb 130bb LH straa I Mnmum: 1,5aaef 15. Is.., 15 wee Ma"m. 102eues 5,0e Itawe IL)aam Asanpa: 25 aa_e_s 20sm 18eaes 3Awas 161499aam: Obb DIM Obb 0bb Ob0 I 1.5189eaes: Sbb _ 33 bb_ Rbb Sbb ---]1 bb -�- 2.02A9saes: dbb 3IW 4bb 2bb 16W 2.5. wm I61W 10bb 4bb 14W W W W WkNa Mnerem IOOleet MAW t001M 100hW Mm4rem 1921ee1 SSO(W 412 fM 663 bet OpIaM LHArea Mt3nbm: Loam toe. fO'aae 1.0'Hn A qe: 1]aues 1.3wea f.4 eves I.S. •Fbvti4NsvGht1m0041 PU0 .._.-_._ Oemdy DenNlyAvenpe �^a7fm4Waae): 039 046 062 0.16 am- NHNIO,(m .): 045 0.57 064 042 O51 open5pam O.Oaass 00aaes 158am 372e 530wm COMMENTS ON DATA ABOVE (larger format attached): Gross area reduction difference: was a result of two issues - the family decided to keep the existing farm house and that now is an exception and out of the PUD (2.5ac) There was also the issue of the right-of-way discrepancy that ultimately resulted in Anoka County requiring we replat it all (rw plat and original prescriptive area to centerline) (2.xac). Phase 1 adjustments: Include information related to outlot A. This historically had not been part of Phase 1. Phase 2 adjustments: Flood Plain B had not been removed from gross, this is not reflective of the information above. Gross Density: After removal of home and additional ROW reduction in overall land caused increase of .01. HOMEOWNERS ASSOCIATION (HOA The applicant will extend the current HOA to maintain any common areas, monuments, along with enforcement of certain "uses" on the properties. These "uses" have been noted as not allowing for ATV use except for normal domestic chores, and additional outside storage. The HOA would be the entity that is responsible for the enforcement of the items listed as being restricted. It should also be noted that as individuals purchase property within the development, the buyer receives a copy of the HOA rules and requirements and title companies generally require acknowledgment of the document. That means the buyer will be aware of what the HOA will expect as it relates to any restrictions. This notice of HOA regulations is carried forward to second and future buyers of the property as well. PLANNING AND ZONING COMMISSION ACTION The Planning and Zoning Commission is requested to hold a Public Hearing and make a recommendation 10 11 to the City Council on the PUD Amendment request. spe tfulTCutn Joe Wish, Development Director Attachments Draft Resolution of Approval .12 Draft Resolution of Denial .17 Applicants Narrative .18 Site Location Area Map. .23 City Code 13-3 Planned Unit Development (PUD) .24 City Code 13-4-9 Shoreland Management Planned Unit Developments .28 Larger Layout Comparison .37 PUD Development Plan — Phase 3. .39 PUD Development Plan - Shoreland Density .40 PUD Development Plan — Shoreland Open Space. .41 Landscape Screening Planting Plan .42 CC: • Jason Osberg, Metrowide Development, 15356 Yukon St. NW, Andover, MN 55304 • Debbie Allen-Bruemmer, 870 Blissfield Ct, Chattanooga, TN 37419 — (Mail & Email) • Darren Lazan, Landform Professional Services, LLC — Electronic only • Kevin Shay, Landform Professional Services, LLC —Electronic only 11 12 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION APPROVING THE CONDITIONAL USE PERMIT AMENDMENT / PLANNED UNIT DEVELOPMENT AMENDMENT REQUESTED BY LANDFORM, ON BEHALF OF JD ANDOVER HOLDINGS, AS SHOWN AS PUD DEVELOPMENT PLAN PHASE 3 LEGACY AT PETERSEN FARMS DATED 10.16.2023, LEGALLY DESCRIBED AS: PID 07-32-24-34-0010, 07-32-24-33-0004, 07-32-24-32-0003, 07-32-24-23-0002, 07-32-24-24- 0001, and, Meadows at Petersen Farms Outlots A and B, Meadows at Petersen Farms Lots 1-10 Block 1, Meadows at Petersen Farms Lots 1-13 Block 2, Meadows at Petersen Farms Lots 1-21 Block 3, and Meadows at Petersen Farms Lots 1 and 2 Block 4; and, Preserve at Petersen Farms Outlots A, B, and C, Preserve at Petersen Farms Lots 1-8 Block 1, Preserve at Petersen Farms Lots 1-14 Block 2, and Preserve at Petersen Farms Lots 1 and 2 Block 3. Legacy at Petersen Farms Lots 1-12 Block 1, Lots 1-4 Block 2, Lots 1-7 Block 3, Lots 1-5 Block 4, Outlots A, B, C, and D. WHEREAS, Landform, on behalf of JD Andover Holdings has requested a Conditional Use Permit for an Amendment to the Planned Unit Development (PUD) for Legacy at Petersen Farms, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request does meet the criteria of City Code and would not have a detrimental effect upon the health, safety, general welfare, values of property and scenic views in the surrounding area, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and determined that said request does meet the criteria of City Code and 13-3-9 and 13-4-9; as the proposed PUD is not in conflict. WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request does meet the criteria of City Code; as the proposed PUD is in conflict with the goals of the Comprehensive Plan for the City; and; WHEREAS, the Planning and Zoning Commission recommends to the City Council the approval of the Conditional Use Permit/Planned Unit Development Amendment request with conditions, and; WHEREAS, the City Council of Andover has reviewed the request including all materials available at the time of review, including but not limited to the recorded meeting, agenda materials, presentation, and has determined that said request does meet the criteria of City Code because: 1. The proposed development is not in conflict with the goals of the Comprehensive Plan for the City. The proposed CUP/PUD request is in alignment with the Comprehensive Plan as it meets the following goals: Overarching Goals, Objectives and Policies, Goal 1: Maintain and enhance the quality of life in Andover. The proposed project has been designed to minimize impacts to wetlands and bluffs. The applicant is providing larger usable space for each lot, which is a minimum of 43,560 square feet vs. the R-1 requirement of 8, 600 square feet. In the case of the 2 lots that do not meet the 43,560 as identified as Lots 4 and 5 Block 1 Legacy at Petersen Farms the area is still usable even though it contains jloodplain. 12 13 Land Use Goals, Objectives and Policies, Goal 4: Allow residential growth while maintaining the quality of natural resources and amenities. The proposed project will utilize Low Impact Development (LID) features such as infiltration ditches, and smaller roadways. The applicant will continue to work through the development process minimizing tree removal on the property and reduce the amount of destabilization of the soil. Goal: Reduce maintenance and energy costs for public facilities and infrastructure. As part of the LID development, the roadway will be narrower creating less cost for future replacement. The development will have minimal stormwater hard infrastructure reducing the city's costs of long-term maintenance. Housing Goals, Objectives and Policies Goal: Provide a variety of housing types to accommodate the life cycle needs of all residents. While lots will be under the 2.5-acre R-1 standard, each lot will have at least 43,560 square feet of "usable" property. Transportation Goals, Objectives and Policies Goal: Minimize impacts of the transportation system on the natural environment. The lots under 2.5 acres will allow for the placement of the road in a location that minimizes the "cuts" and "fills" on the property. The placement of the roadway will allow the lots to be laid out in a manner that minimizes the removal of the trees on the property at the time of development. The master plan calls for additional connections to adjacent roadways allowingfor additional access to this development and others. 2. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. The applicant is proposing to create custom home sites to allowfor flexibilityfor the buyer and a more attractive neighborhood in Andover. Each lot will be custom graded to allow for construction ofthe individual homes in a manner that meets the needs ofthe homeowner and allows them to design a site that works with the natural features of the lot. This approach will allow flexibility in the placement of single-family homes on each lot while preserving the natural environment. The low -impact qualities of this development will lead to a desirable and unified environment. The current phase is consistent with both prior phases inform and approach to development. 3. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of PUD. • Minimizing the lot size reduces disturbance of extensive wetlands and removal of wooded wetland areas will preserve natural features and allow for a pedestrian trail connection and dedication of open space within the development. Additionally, secondary impact risks to large established wetland complexes will be reduced. • Constructing a cul-de-sac greater than 500 feet in length allows for the site to utilize existing topography and avoid further wetland, and tree impacts, reduce earthwork disturbance, consistent with the low -impact design principles. • Allowing lots that are 100 feet in width where 160 feet is typically required on a cul- 13 14 de -sac is to keep with the lot width approved as part of the first phase. The reduced lot width still allows for the minimum lot size and upland lot area to be achieved, meeting the intent for the development to arrange lots to preserve trees, minimize wetland impacts and preserve natural features. 4. The PUD is of composition, and arrangement that its construction, marketing, and operation are feasible as a complete unit without dependence upon any subsequent unit. The PUD proposal includes a development plan that shows how the overall property and adjacent large lot residential properties could be developed, visualizing how future development could be planned for. Each phase of the development would contribute to the overall development but would be independent of the previous and future phases. Residential Planned Unit Developments (PUDs) within a shoreland area requires a property owner association agreement (for residential PUDs) with mandatory membership, and addresses the following within City Code 13-4-9 F: 1. Maintenance and Design Criteria; To meet Section 13-4-9(F) of the city code requiring maintenance and administration, we have defined a district and incorporated restrictions for the shoreland overlay within a first amendment to the Homeowners Association (HOA) declaration recorded with the initial phase. These restrictions preserve the open space areas through; restricted uses in the shore impact zone areas and requiring approvals for alterations in those areas, permanent easements over wetlands, wetland buffers and jloodplains, and dedication of open space, The HOA restriction will require approval by the HOA's Architectural Control Committee similar to the process set forth in Phase I governing the steep slopes and bluff areas. This has been effectively managed in Phase 1 as building permits are first required to be reviewed and approved by the HOA for compliance with this criteria prior to being submitted to the City accompanied by an HOA approval letter. The specific language governing these activities can be seen in the original Declaration and in Section 10 of the attached HOA Amendment document specifically addressing the Shoreland requirements of "Lake Lots ". 2. Open Space Requirements: Planned Unit Developments must contain open space; To meet Section 13-4-9(F) of the city code Open Space Requirements, and as an offset to the requested flexibility, the proposed layout dedicates nearly 31 acres, comprising roughly half of the shoreland of this lake as dedicated open space. This dedication of open space is used to meet the open space requirements for the shoreland and while it has shifted in size from the original PUD concept the upland area available forpassive recreation uses has not changed. The shift in size is from shifting the lot lines further into the lake and surrounding wetlands. 14 15 These areas are not usable and do not impact the viability of the open space but are used to hit minimum lot size requirements. The net effect of this approach is a more effective allocation of the density to the east side, and a relatively similar impact to the lake in terms of units abutting the shoreland. The dedicated open space will ensure access between the southern portions of the project and Martin's Meadows Open Space ensuring access and enjoyment of the lake for the broader community. This open space includes the following: • Preservation of at least seventy percent (70%) of the shore impact zone area will remain in its existing natural state. • An upland open space area that is preserved at the western portion of unnamed lake #2-87W as shown on PUD Development Plan. This area is expected to contain passive uses and remain in its natural state with hiking/walking trails connecting neighborhoods north and south of this area. 3. Erosion Control And Storm Water Management; and 3. Erosion Control And Storm Water Management; and To meet Section 13-4-9(F) of the city code Open Space Requirements Erosion Control and Storm Water Management, the proposed layout and engineering specifications call for Low Impact Designs, and natural stormwater management system consisting of natural treatment swales and infiltration basins. Erosion and sedimentation control will be managed through proven measures reviewed, approved, and inspected by City and Watershed agencies. 4. Centralization And Design Of Facilities. To meet Section 13-4-9(F) of city code Centralization and Design of Facilities, the layout calls for the use of individual wells and individual septic systems. Publicly owned water and sewer services are not available in this area, nor are they anticipated. The current design provides areas of 5, 000 square feetfor potential septic drain fields that have been reviewed, tested, and selected by a Minnesota Licensed Septic Professional. These locations were selected as they are the most suitable areas for standard systems. Individual systems will be the responsibility of the individual lot owners who shall be responsible for inspection, maintenance, and replacement of these systems. A centralized system is not available in this area and other communities have experienced issues resulting in a loss of responsibility by individual users to maintain centralized systems. 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 Amendment/Planned Unit Development Amendment request on the above legally described property for PUD DEVELOPMENT PLAN PHASE 3 LEGACY AT PETERSEN FARMS DATED 10.16.2023 with the following conditions: 1. Approval of Legacy at Petersen Farms Preliminary Plat shall be incorporated as part of this PUD provided it is approved by the Andover City Council within 1 year and consistent with 15 16 this PUD amendment. 2. Lot width shall not be less than 100 feet at the front yard setback. 3. Master Plan shall be now amended to represent Phase 3 Dated 10.16.2023. 4. This amendment approval does not approve the proposed 1701 Avenue NW cul de sac length. 5. The developer shall amend this PUD to include any Future Phase changes. 6. Lot size shall not be less than 1.50 acres in size. 7. Each lot shall have a minimum of 1 acre of property that is not bluff or wetland. 8. The overall density for the entire Master Planned Development shall not exceed .40 units per acre. 9. The developer shall provide a 50' ROW with additional drainage and utility easements for roadways within Phase 3. 10. Future MSA designated route shall meet MSA requirements (Navajo Street NW/Inca Street NW). 11. Developer shall be responsible for meeting Anoka County Highway Departments comments. 12. The developer shall be responsible for meeting the Lower Rum River Watershed Management Organization comments. 13. Local roadways shall be "Low Impact Development" in nature (27' asphalt width, with 18- inch ribbon curb on both sides). 14. Developer shall adhere to platting process and meet requirements and items identified through that process. 15. Roadways shall be extended to the edge of the plat. 16. Developer shall address to the satisfaction of staff, comments in Engineers Letter. 17. Developer shall meet all requirements of Andover City Code 13-4-F with the exception of centralized septic and water. 18. Future subdivision of property shall be platted. 19. Landscaping screening shall be required along 71 Avenue for lots 2, 3, 4 and 5 Block 2; and shall be installed by 20. All other terms and conditions in the original approval, and past amendment shall be valid, unless specifically addressed within this resolution. Adopted by the City Council of the City of Andover on this 4th day of March, 2024. CITY OF ANDOVER ATTEST: Michelle Harmer, City Clerk Sheri Bukkila, Mayor 16 17 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION DENYING THE CONDITIONAL USE PERMIT AMENDMENT/ PLANNED UNIT DEVELOPMENT AMENDMENT REQUESTED BY LANDFORM, ON BEHALF OF JD ANDOVER HOLDINGS, AS SHOWN AS PUD DEVELOPMENT PLAN PHASE 3 LEGACY AT PETERSEN FARMS DATED 10.16.2023, LEGALLY DESCRIBED AS: PID 07-32-24-34-0010, 07-32-24-33-0004, 07-32-24-32-0003, 07-32-24-23-0002, 07-32-24-24- 0001, and, Meadows at Petersen Farms Outlots A and B, Meadows at Petersen Farms Lots 1-10 Block 1, Meadows at Petersen Farms Lots 1-13 Block 2, Meadows at Petersen Farms Lots 1-21 Block 3, and Meadows at Petersen Farms Lots 1 and 2 Block 4; and, Preserve at Petersen Farms Outlots A, B, and C, Preserve at Petersen Farms Lots 1-8 Block 1, Preserve at Petersen Farms Lots 1-14 Block 2, and Preserve at Petersen Farms Lots 1 and 2 Block 3. Legacy at Petersen Farms Lots 1-12 Block 1, Lots 1-4 Block 2, Lots 1-7 Block 3, Lots 1-5 Block 4, Outlots A, B, C, and D. WHEREAS, Landform, on behalf of JD Andover Holdings has requested a Conditional Use Permit for an Amendment to the Planned Unit Development (PUD) for Legacy at Petersen Farms, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request does meet the criteria of City Code and would not have a detrimental effect upon the health, safety, general welfare, values of property and scenic views in the surrounding area, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request does meet the criteria of City Code; as the proposed PUT) is in conflict with the goals of the Comprehensive Plan for the City; and; WHEREAS, the Planning and Zoning Commission recommends to the City Council the approval of the Conditional Use Permit request with conditions, and; WHEREAS, the City Council has reviewed the recommendation of the Planning and Zoning Commission by reviewing all materials available including the recorded meeting, agenda materials, presentation, and; NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover disagrees with the Planning and Zoning Commission and hereby denies the Conditional Use Permit Amendment/ Planned Unit Development Amendment for LEGACY AT PETERSEN FARMS DATED 10.16.2023 on the above legally described property due to the following findings: 1. 2. Adopted by the City Council of the City of Andover on this 41 day of March, 2024. CITY OF ANDOVER ATTEST: Michelle Harmer, City Clerk Sheri Bukkila, Mayor 17 L A N D F O R M Rom Site to finish • • Narrative _ Petersen Farms Preliminary Plat and Planned Unit Development Amendment I Prepared For: JD Andover Holdings, LLC �- `!L Revised February 08, 2024 �r _ fa'. r-. C� 3 --- �1 i:. (9 TABLE OF CONTENTS Introduction ............................................. Legacy at Petersen Farms 2nd Addition.... Summary.................................................. Contact Information ................................. ......................1 ............1 ................ 3 .......................... 3 19 0 Introduction On behalf of JD Andover Holdings, LLC, Landform is pleased to submit this application for approval of a Preliminary Plat and PUD amendment to The Petersen Farms Planned Unit Development (PUD). This amendment will facilitate a revised layout for a portion of The Legacy at Petersen Farms, previously approved by Planning Commission and Council. This will be the Second Addition to the 3rd phase of the multi -phased PUD development. Our initial phases — The Preserve at Petersen Farms (1s' phase),The Meadows at Petersen Farms (2nd phase), and Legacy at Petersen Farms (first addition) —have been incredibly well -received, with nearly all lots sold and closed.15 builders have invested nearly $100 million in the community with several builder models contemplating future sales. Building on the successful and well -received low -impact design philosophy of Prior phases, this revised layout will again be designed and developed by JD Andover Holdings, a project entity managed by Metrowide Development and Landform Development Partners, LLC. This phase consists of 8 lots (5 prior lots replatted, 3 new lots) complying with the underlying PUD guidelines and continuing the effort to develop the 400-acre master plan previously approved by Council. Immediate interest in The Legacy has been strong, with indications that home values will be similar to the first, second, and third phase bringing the community's tax base improvement to over $100 million in new homes. The development team and the Petersen Family are long-time Andover residents excited about the continued improvements proposed for this site and to our community. We look forward to working with staff, parks commission, planning commission and council on another successful phase. Legacy at Petersen Farms SECOND ADDITION During the approval process for Phase 3 - Legacy at Petersen Farms, there was a tremendous amount of work involved in the configuration of the Southwest corner of the plat. This work was completed in conjunction with the County efforts to construct one round -about directly to the Southeast of our project, and another possible future round -about to the Southwest on Highway 7 to mitigate traffic concerns on Highway 7 and included significant efforts to provide adequate interim accommodations for the unknown timing and configuration of those roadway improvements, and future development. Following approvals on August 15, 2023, we reviewed the approved conditions that included multiple roadway configurations, two gated emergency access points onto Highway 7, multiple temporary and permanent easements to accommodate a variety of potential future improvements, two dead-end roadways, a temp cul-de-sac, and several less -than -ideal lot configurations to accommodate those unknown conditions. Ultimately, we realized all this reflected a'patchwork quilt' of solutions presented by all involved to reach a workable solution that would gain approvals and did not necessarily reflect a solution we would have reached if all these constraints had been identified from the beginning. After approvals we stepped back and re-evaluated potential solutions given the concerns and conditions that came about during the approval process. This resulted in more thoughtful design options that more effectively accommodated the conditions that became more apparent as we moved through approvals earlier this year. We entered negotiations and reached an agreement with the Petersen family to obtain the additional land necessary and are proposing a revised configuration for this area. First, to eliminate the two dead ends and emergency access points we connected Oneida and Makah in a'loop road' configuration allowing two points of access to the homes/parcels on this roadway. Second, we approached access to the Southwest corner of the project, and possible future round -about, as a tee intersection allowing the greatest The Legacy at Petersen Farms, Andover, MN Revised November 14, 2023 LDP17002.003 1 Z� 24 flexibility to hit any eventual configuration for that County intersection without negatively impacting the residential lots on Block 2. This solution also accommodates the "no build solution' without temporary conditions should a connection at this corner never materialize. Finally, this new configuration eliminated a number of over -complicated, multi -option easement and design configurations to speculate on those possible future County improvements that may not come to fruition for many years. This solution provides immediate best access without compromising flexibility for the future, eliminates two access points on Highway 7, including the city maintenance time and costs involved in maintaining them, and significantly minimizes the uncertainty of possible future configurations. None of the flexibility for possible future configurations contemplated in the approved design was lost in this re -design. To facilitate this re -design we have removed this area from the currently approved plat, and now bring the new design forward as a proposed Second Addition to Legacy at Petersen Farms. While this proposed configuration came at the cost of completing our project this fall, the loss of sales on the prior lot configurations, and the expense of a second round of approvals, we believe this represents the best comprehensive solution. While a few conditions that need to be cleaned up in future plats remain, these are far less complicated than the prior design, and we believe the benefits of this re -design far outweigh those concerns and ask for your approvals to proceed with the amended design in the spring. PUD Findings We are requesting approval of an amendment to the previously approved PUD development application. In Andover, a PUD is an acceptable path to entitlement of a project subject to the standards of Section 13 of the Andover City Code. Our plan shows compliance with the Section 13-3-9 standards. Specifically: 1. The proposed development is not in conflict with the goals of the Comprehensive Plan of the city. The proposed project is guided RR Rural Residential. This comprehensive plan land use is consistent with the surrounding land uses which are all RR Rural Residential. The proposed development will be consistent with the goals of the comprehensive plan. 2. The proposed development is designed in such a manner as to forma desirable and unified environment within its own boundaries. We are proposing to create custom home sites to allow for flexibility for the buyer and a more attractive neighborhood in Andover. Each lot will be custom graded to allow for construction of the individual homes in a manner that meets the needs of the homeowner and allows them to design a site that works with the natural features of the lot. This approach will allow flexibility in the placement of single-family homes on each lot while preserving the natural environment. The low -impact qualities of this development will lead to a desirable and unified environment. The current phase is consistent with both prior phases in form and approach to development. 3. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of a PUD. The requested flexibilities identified below contribute to achieving the purpose of a PUD, specifically: Minimizing the lot size reduces disturbance of extensive wetlands and removal of wooded wetland areas will preserve natural features and allow for a pedestrian trail connection and dedication of open space within the development. Additionally, secondary impact risks to large established wetland complexes will be reduced. The Legacy at Petersen Farms, Andover, MN Revised November 14, 2023 LDP17002.003 2 Z 17 Constructing a cul-de-sac greater than 500 feet in length allows for the site to utilize existing topography and avoid further wetland, and tree impacts, reduce earthwork disturbance, consistent with the low -impact design principles. Allowing lots that are 100 feet in width where 160 feet is typically required on a cul-de-sac is to keep with the lot width approved as part of the first phase. The reduced lot width still allows for the minimum lot size and upland lot area to be achieved, meeting the intent for the development to arrange lots to preserve trees, minimize wetland impacts and preserve natural features. The requested flexibility and how it contributes to the PUD design qualities are also discussed in detail in the next section of this narrative. 4. The PUD is of composition, and arrangement that its construction, marketing, and operation are feasible as a complete unit without dependence upon any subsequent unit. The PUD proposal includes our development plan that shows how the overall property and adjacent large lot residential properties could be developed, visualizing how future development could be planned for. Each phase of the development would contribute to the overall development but would be independent of the previous and future phases. PUD Flexibility We are requesting City approval for amendments to the currently approved plan, as well as typical flexibility to allow deviation to standard zoning requirements as applied in the original PUD and previous phases of the project. Amendments: Revising the Current PUD to reconfigure a portion of the third phase of the project, The Legacy at Petersen Farms (31d phase). As prescribed in the current PUD, each time a preliminary plat is approved within the limits of the PUD, the PUD must be amended to include and address details specific to that plat. Accordingly, we are requesting the City Council approve an amendment to the PUD the Second Addition of the Legacy at Petersen Farms plat. Summary We respectfully request approval of the preliminary plat and planned unit development amendment for Legacy at Petersen Farms Second Addition located adjacent to 165th Avenue NW and County Road 7. Contact Information This document was prepared by: Kevin Shay Landform 105 South Fifth Avenue, Suite 513 Minneapolis, MN 55401 Any additional questions regarding this application can be directed to Darren Lazan at dlazan(a)landform.net or 612.638.0250. The Legacy at Petersen Farms, Andover, MN Revised November 14, 2023 LOP17002.003 3 zy CHAPTER PLANNED UNIT DEVELOPMENT (PUD) SECTION: 13-3-1: Purpose 13-3-2: Utilization of PUD 13-3-3: PUD Concept Review 13-3-4: Uses 13-3-5: Density 13-3-6: Zoning And Subdivision Standards And Requirements 13-3-7: Approval Process 13-3-8: Fees And Costs 13-3-9: Findings Required 13-3-10: Revisions And Amendments 13-3-11: Desirable PUD Design Qualities 13-3-12: Approval Of Planned Unit Development 13-3-1: PURPOSE: The purpose of a PUD is to encourage more efficient allocation of density and intensity of land use where such arrangement is desirable and feasible by providing the means for greater creativity and flexibility in environmental design than provided under the strict application of this code. It must be demonstrated to the satisfaction of the City Council that a higher quality development will result than could be otherwise achieved through strict application of this code. (Ord. 298, 8-4-2004) 13-3-2: UTILIZATION OF PUD: Planned Unit Development (PUD) regulations may be allowed by the City Council to be applied and/or utilized for all developments including the following: townhomes, single- and two-family homes (both urban and rural), apartment projects, multiuse.structures, commercial developments, industrial developments, mixed residential and commercial developments and similar projects. (Ord. 298, 8-4-2004) 13-3-3: PUD CONCEPT REVIEW: Any person or persons who may apply for a PUD may request a concept review with respect to land which may be subject to a PUD. The purpose of a PUD concept review is to afford such persons an opportunity, without incurring substantial expense, to have the general feasibility of a PUD proposal considered. PUD concept reviews shall follow the sketch plan procedures provided in Section 11-2-1 of this code. (Ord. 298, 8-4-2004) 13-3-4: USES: Planned Unit Developments shall be required to conform to the permitted and conditional uses set forth in Title 12 of this code pertaining to the applicable zoning district. (Ord. 298, 8-4-2004) Z.q 25 13-3-5: DENSITY: The density of residential developments shall be required to conform to the applicable land use district. (Ord. 298, 8-4-2004) 13-3-6: ZONING AND SUBDIVISION STANDARDS AND REQUIREMENTS: All standards and provisions relating to an original zoning district shall apply, unless otherwise approved as a part of the PUD. All standards may be modified or waived provided the applicant demonstrates harmony with the purpose of the PUD and the findings described in Section 13-3- 9 of this chapter. (Ord. 298, 8-4-2004) 13-3-7: APPROVAL PROCESS: An applicant for a PUD shall submit in the application all of the material required by this chapter. Each PUD requested must adhere to the following process: A. Permitted and conditional uses shall follow the Conditional Use Permit procedures provided in Section 12-14-6 of this code to establish the development standards for the PUD. These uses shall also complete the commercial site plan process once the Planned Unit Development has been approved. (Amd. 2/20/07, Ord. 341) B. Applications involving the subdivision of land shall complete a preliminary and final plat under the procedures provided in Title 11, "Subdivision Regulations", of this code. (Ord. 298, 8-4-2004) 13-3-8: FEES AND COSTS: Applications for a PUD shall be filed at the office of the City Planner along with a nonrefundable application fee for the approval process specified in Sections 13-3-3 and 13-3-7 of this chapter in the amount established by the City Council to defray administrative costs. (Ord. 298, 8-4-2004) 13-3-9: FINDINGS REQUIRED: In order for a PUD to be approved, the City shall find that the following are present: A. The proposed development is not in conflict with the goals of the Comprehensive Plan of the city. B. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. C. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of a PUD. D. The PUD is of composition, and arrangement that its construction, marketing, and operation are feasible as a complete unit without dependence upon any subsequent unit. (Ord. 298, 8-4-2004) My 2 (Cl 13-3-10: REVISIONS AND AMENDMENTS: Administrative approval of incidental changes in the PUD may be authorized by the City Planner upon review and approval by ARC. Such administrative approvals shall not substantially alter the character of the approved PUD and shall be limited to landscaping (not including quantity reduction), color schemes (not including materials), association documents, fencing, entrance monuments and decks. Changes in uses or development/design standards must be submitted for a full public hearing review process. (Amended Ord. 314, 10-4-2005) 13-3-11: DESIRABLE PUD DESIGN QUALITIES: The following design qualities will be sought in any PUD: A. Achieves efficiency in the provision of streets and utilities and preserves area to achieve the elements of design qualities described in this chapter. B. Provides convenient and safe access for vehicles and pedestrians and all types of activity that are anticipated to be a part of the proposed development. C. Provides a buffer between different uses, adjacent properties, roadways, between backyards of back-to-back lots. D. Preserves existing stands of trees and/or significant trees. E. Provides considerable landscaping treatments that complement the overall design and contribute toward an overall landscaping theme. Preserves significant usable space on individual lots or through the provision of open space within the development. G. Provides an attractive streetscape through the use of undulating topography, landscaping, decorative street lighting, decorative mailbox groupings, retaining walls, boulders, fencing, area identification signs, etc. H. The proposed structures within the development demonstrate quality architectural design and the use of high quality building materials for unique design and detailing. The lasting quality of the development will be ensured by design, maintenance and use guidelines established through an owners' association. (Ord. 298, 8-4-2004) 13-3-12: APPROVAL OF PLANNED UNIT DEVELOPMENT: The developer must demonstrate that the amenities and qualities of the Planned Unit 2-G 2-7 Development are beneficial and in the public interest to allow the development to be approved. A substantial amount of the design qualities identified in Section 13-3-11 of this chapter shall be found to be present in order to approve a PUD. The amount of amenities and type of qualities that constitute an acceptable PUD are at the sole discretion of the City Council to determine. (Ord. 298, 8-4-2004) 13:3-13: REDEVELOPMENT PUDs: A property owner may apply for a redevelopment PUD for their property, if the property meets the criteria outlined in this section. Such redevelopment PUDs shall only be used for lot splits. PUDs on all other subdivisions shall follow the normal PUD requirements laid out in this chapter. All provisions of City Code chapter 13-3 shall apply to redevelopment PUDs except for section 13-3-11. A redevelopment PUD may be permitted if the subject property meets the following standards: A. The existing principal structure on the property is at least 30 years old, or does not meet current building codes, or has a blighting effect on the surrounding neighborhood, and will be removed as part of the redevelopment of the property. B. The houses built on the new lots would be similar in size and architectural design to those in the surrounding neighborhood. Architectural plans must be included in the application for a redevelopment PUD and approved by the Council. (Amd. 2/20/07, Ord. 341) 27 2b 5. Location of 100-year flood plain areas and floodway districts f m existing adopted maps or data; and 6. A line or contour representing the ordinary high water)vel, the "toe" and the "top" of bluffs, and the minimum building setback distances from the top of the bluff and the lake or stream. j D. Dedications: When a land or easement subdivision approval, the approval must drainage or ponding areas for managen wetlands. E. Platting: is a condition of 6 easement over natural storm water and significant 1. All subdivisions that creaX five (5) or more lots or parcels that are two and one-half (2 1/2) acres r less in size shall be processed as a plat in accordance with Minne to Statutes Chapter 505. No permit for construction of buildin s or sewage treatment systems shall be issued for lots created after th a official controls were enacted, unless the lot was approved as part,o a formal subdivision. (Ord. 108, 9-20-1994) 2. Shorelandplats: All plats in shoreland areas shall be submitted to and reviewed byAhe State Division of Waters, Soils and Minerals before final /ccs e City. (Amended Ord. 8, 10-21-1970) F. Access Or Recreational Lots: Lots intended as controlled ublic waters or for recreation use areas for use by nonriparian subdivision must meet or exceed the sizing criteria in 13-4-6A4 of this chapter. (Ord. 108, 9-20-1994) 13-4-9: PLANNED UNIT DEVELOPMENTS (PUDS)I: A. Types Of PUDs Permissible: Planned Unit Developments (PUDs) are allowed for new projects on undeveloped land, redevelopment of previously built sites, or conversions of existing buildings and land. The land use districts in which they are an allowable use are identified in the land use district descriptions in Subsection 13-4-513 of this chapter and per Title 12, Chapter 12 of this code. B. Processing PUDs: Planned Unit Developments must be processed as a conditional use. The expansion to an existing commercial PUD involving six (6) or less new dwelling units or sites since the date this chapter was See also chapter 3 of this title. W 29 adopted is permissible, provided an Amended Conditional Use Permit is granted and the total project density does not exceed the allowable densities calculated in the project density evaluation procedures in Subsection E of this section. The provisions of Title 12, Chapter 12 and Section 12-15-6 of this code shall apply. Approval cannot occur until the Environmental Review Process (EAW/EIS) is complete. C. Application For PUD: The applicant for a PUD must submit the following documents (in addition to the requirements as specified in Title 11 and Title 12, chapter 12 of this code) prior to final action being taken on the application request: 1. A site plan and/or plat for the project showing location of property boundaries, surface water features, existing and proposed structures and other facilities, land alteration, sewage treatment and water supply systems (where public systems will not be provided), and topographic contours at ten foot (10') intervals or less. When a PUD is a combined commercial and residential development, the site plan/plat must indicate and distinguish which buildings and portions of the project are residential, commercial, or a combination of the two (2). 2. A property owner association agreement (for residential PUDs) with mandatory membership, all in accordance with the requirements of Subsection F of this section. 3. Deed restriction, covenants, permanent easement, or other instruments that: a. Properly address future vegetative and topographic alterations, construction of additional buildings, beaching of watercraft, and construction of commercial buildings in residential PUDs; and b. Ensure the long-term preservation and maintenance of open space in accordance with the criteria and analysis specified in Subsection F of this section. 4. When necessary, a master plan/drawing describing the project and the floor plan for all commercial structures to be occupied. 5. Those additional documents as requested by the Planning and Zoning Commission and City Council that are necessary to explain how the PUD will be designed and will function. D. Site Suitable Area Evaluation: Proposed new or expansions to existing Planned Unit Developments must be evaluated using the following procedures and standards to determine the suitable area for the dwelling unit/dwelling site density evaluation in Subsection 29 So E of this section. 1. The project parcel must be divided into tiers by locating one or more lines approximately parallel to a line that identifies the ordinary high water level at the following intervals, proceeding landward: SHORELAND TIER DIMENSIONS Unsewered Sewered (Feet) (Feet) General development lakes First tier 200 200 Second and additional tiers 267 200 Recreational development lakes 267 267 Natural environment lakes 400 320 All river classes 300 300 2. The suitable area within each tier is next calculated by excluding from the tier area all wetlands, bluffs, or land below the ordinary high water level of public waters. This suitable area and the proposed project are then subjected to either the residential or commercial Planned Unit Development density evaluation steps to arrive at an allowable number of dwelling units or sites. E. Residential And Commercial PUD Density Evaluation: The procedures for determining the base density of a PUD and density increase multipliers are as follows: allowable densities may be transferred from any tier to any other tier further from the water body, but must not be transferred to any other tier closer. 1. Commercial PUD Base Density Evaluation: The suitable area within each tier is divided by the single residential lot size standard for lakes or, for rivers, the single residential lot width standard times the tier depth, unless the City Council has specified an alternative minimum lot size for rivers which shall then be used to yield a base density of dwelling units or sites for each tier. Proposed location and numbers of dwelling units or sites for the residential Planned Unit Developments are then compared with the tier, density, and suitability analysis herein and the design criteria in Subsection F of this section. 2. Commercial PUD Base Density Evaluation: a. Determine the average inside living area size of dwelling units or sites within each tier, including both existing and proposed units and sites. Computation of inside living area sizes need not NN 31 include decks, patios, stoops, steps, garages, or porches and basements, unless they are habitable space. b. Select the appropriate floor area ratio from the following table: *Average Unit Floor Area (Sq. Ft. 200 300 400 500 600 700 900 1,000 1,100 1,200 1,300 1,400 1,500 Sewered General Development Lakes: First Tier On Unsewered General Development Lakes; Urban, Agricultural, Tributary River Segments 0.040 0.048 0.056 0.065 0.072 0.082 0.091 0.108 0.116 0.125 0.133 0.142 0.150 Second And Additional Tiers On Unsewered General Development Lakes; Recreational Development Lakes; Transition And Forested River Segments 0.020 0.024 0.028 0.032 0.038 0.042 0.046 0.050 0.054 0.058 0.064 0.068 0.072 0.075 Natural Environment Lakes And Remote River Segments 0.010 0.012 0.014 0.016 0.019 0.021 0.023 0.025 0.027 0.029 0.032 0.034 0.036 0.038 `For average unit floor areas less than shown, use the floor area ratios listed for 200 square feet. For areas greater than shown, use the ratios listed for 1,500 square feet. For recreational camping areas, use the ratios listed at 400 square feet. Manufactured home sites in recreational camping areas shall use a ratio equal to the size of the manufactured home or, if unknown, the ratio listed for 1,000 square feet. c. Multiply the suitable area within each tier by the floor area ratio to yield total floor area for each tier allowed to be used for dwelling units or sites. 3t 3Z d. Divide the total floor area by tier computed in Subsection E2c of this section by the average inside living area size determined in Subsection E2a of this section. This yields a base number of dwelling units and sites for each tier. e. Proposed locations and numbers of dwelling units or sites for the commercial Planned Unit Development are then compared with the tier, density and suitability analysis herein and the design criteria in Subsection F of this section. 3. Density Increase Multipliers: a. Increases to the dwelling unit or dwelling site base densities previously determined are allowable if the dimensional standards in Section 134-6 of this chapter are met or exceeded and the design criteria in Subsection F of this section are satisfied. The allowable density increases in Subsection E3b of this section will only be allowed if structure setbacks from the ordinary high water level are increased to at least fifty percent (50%) greater than the minimum setback, or the impact on the water body is reduced an equivalent amount through vegetative management, topography, or additional means acceptable to the City Council, and the setback is at least twenty five percent (25%) greater than the minimum setback. b. Allowable dwelling unit or dwelling site density increases of residential or commercial Planned Unit Developments: Density Evaluation Tiers First Second Third Fourth Fifth Maximum Density Increase Within Each Tier (Percent) 50 100 200 200 200 F. Maintenance And Design Criteria: 1. Maintenance And Administration Requirements: a. Before final approval of a Planned Unit Development, adequate provisions must be developed for preservation and maintenance in perpetuity of open spaces and for the continued existence and functioning of the development. b. Deed restrictions, covenants, permanent easements, public 32 33 dedication and acceptance, or other equally effective and permanent preservation and maintenance of open space are required. The instruments must include all of the following protections: (1) Commercial uses prohibited (for residential PUDs); (2) Vegetation and topographic alteration other than routine maintenance prohibited; (3) Construction of additional buildings or storage of vehicles and other materials prohibited; and (4) Uncontrolled beaching of watercraft prohibited. c. Unless an equally effective alternative community framework is established, when applicable, all residential Planned Unit Developments must use an owners' association with the following features: (1) Membership must be mandatory for each dwelling unit or site purchaser and any successive purchasers; (2) Each member must pay a pro rata share of the association's expenses, and unpaid assessments can become liens on units or sites; (3) Assessments must be adjustable to accommodate changing conditions; and (4) The association must be responsible for insurance, taxes, and maintenance of all commonly owned property and facilities. 2. Open Space Requirements: Planned Unit Developments must contain open space meeting all of the following criteria: a. At least fifty percent (50%) of the total project area must be preserved as open space; b. Dwelling units or sites, road rights -of -way, or land covered by road surfaces, parking areas, or structures, except water oriented accessory structures or facilities, are developed areas and shall not be included in the computation of minimum open space; c. Open space must include areas with physical characteristics unsuitable for development in their natural state, and areas 33 311 containing significant historic sites or unplatted cemeteries; d. Open space may include outdoor recreational facilities for use by owners of dwelling units or sites, by guests staying in commercial dwelling units or sites, and by the general public; e. Open space may include subsurface sewage treatment systems if the use of the space is restricted to avoid adverse impacts on the systems; f. Open space must not include commercial facilities or uses, but may contain water oriented accessory structures or facilities; g. The appearance of open space areas, including topography, vegetation, and allowable uses, must be preserved by use of restrictive deed covenants, permanent easements, public dedication and acceptance, or other equally effective and permanent means; and h. The shore impact zone, based on normal structure setbacks, must be included as open space. For residential PUDs, at least fifty percent (50%) of the shore impact zone area of existing developments or at least seventy percent (70%) of the shore impact zone area of new developments must be preserved in its natural or existing state. For commercial PUDs, at least fifty percent (50%) of the shore impact zone must be preserved in its natural state. 3. Erosion Control And Storm Water Management: Erosion control and storm water management plans must be developed, and the PUD must: a. Be designed, and the construction managed, to minimize the likelihood of serious erosion occurring either during or after construction. This must be accomplished by limiting the amount and length of time of bare ground exposure. Temporary ground covers, sediment entrapment facilities, vegetated buffer strips, or other appropriate techniques must be used to minimize erosion impact on surface water features. Erosion control plans approved by a soil and water conservation district may be required if project size and site physical characteristics warrant; and b. Be designed and constructed to effectively manage reasonable expected quantities and qualities of storm water runoff. Impervious surface coverage within any tier must not exceed twenty five percent (25%) of the tier area; except that for commercial PUDs, thirty five percent (35%) impervious surface coverage may be allowed in the first tier of general development lakes with an 3y 3S approved storm water management plan and consistency with Subsection 13-4-6C of this chapter. 4. Centralization And Design Of Facilities: Centralization and design of facilities and structures must be done according to the following standards: a. Planned Unit Developments must be connected to publicly owned water supply and sewer systems, if available. On site water supply and sewage treatment systems must be centralized and designed and installed to meet or exceed applicable standards or rules of the Minnesota Department of Health and Subsections 13-4- 6B and H of this chapter. On -site sewage treatment systems must be located on the most suitable areas of the development, and sufficient lawn area free of limiting factors must be provided for a replacement soil treatment system for each sewage system; b. Dwelling units or sites must be clustered into one or more groups and located on suitable areas of the development. They must be designed and located to meet or exceed the following dimensional standard for the relevant shoreland classification: setback from the ordinary high water level, elevation above the surface water features, and maximum height. Setbacks from the ordinary high water level must be increased in accordance with Subsection E3 of this section for developments with density increases; c. Shore recreation facilities, including, but not limited to, swimming areas, docks, and watercraft mooring areas and launching ramps, must be centralized and located in areas suitable for them. Evaluation of suitability must include consideration of land slope, water depth, vegetation, soils, depth -to ground water and bedrock, or other relevant factors. The number of spaces provided for continuous beaching, mooring, or docking of watercraft must not exceed one for each allowable dwelling unit or site in the first tier (notwithstanding existing mooring sites in an existing commercially used harbor). Launching ramp facilities, including a small dock for loading and unloading equipment, may be provided for use by occupants of dwelling units or sites located in other tiers; d. Structures, parking areas, and other facilities must be treated to reduce visibility as viewed from public waters and adjacent shorelands by vegetation, topography, increased setbacks, color, or other means acceptable to the City Council, assuming summer, leaf -on conditions. Vegetative and topographic screening must be preserved, if existing, or may be required to be provided; e. Accessory structures and facilities, except water oriented 35 3(O accessory structures, must meet the required principal structure setback and must be centralized; and f. Water oriented accessory structures and facilities may be allowed if they meet or exceed design standards contained in Subsection 13-4-613 of this chapter and are centralized. G. Conversions: The City Council may allow existing resorts or other land uses and facilities to be converted to residential Planned Unit Developments if all of the following standards are met: 1. Proposed Conversions: Proposed conversion must be initially evaluated using the same procedures for residential Planned Unit Developments involving all new construction. Inconsistencies between existing features of the development and these standards must be identified. 2. Deficiencies: Deficiencies involving water supply and sewage treatment, structure color, impervious coverage, open space, and shore recreation facilities must be corrected as part of the conversion or as specified in the Conditional Use Permit. 3. Shore And Bluff: Shore and bluff impact zone deficiencies must be evaluated and reasonable improvements made as part of the conversion. These improvements must include, where applicable, the following: a. Removal of extraneous buildings, docks, or other facilities that no longer need to be located in shore or bluff impact zones; b. Remedial measures to correct erosion sites and improve vegetative cover and screening of buildings and other facilities as viewed from the water; and c. If existing dwelling units are located in shore or bluff impact zones, conditions are attached to approvals of conversions that preclude exterior expansions in any dimension or substantial alterations. The conditions must also provide for future relocation of dwelling units, where feasible, to other locations, meeting all setback and elevation requirements when they are rebuilt or replaced. 4. Existing Dwellings Or Sites: Existing dwelling unit or dwelling site densities that exceed standards in Subsection E of this section may be allowed to continue but must not be allowed to be increased, either at the time of conversion or in the future. Efforts must be made during the conversion to limit impacts of high densities by requiring seasonal use, improving vegetative screening, centralizing shore recreation facilities, installing new sewage treatment systems, or other means. (Ord. 108, 9- Lim �t Previously Approved t.l - } Future I Phase I RekiloC i Ena. 6hD�b }.01.7 I i WJMMft�Orl Iron 4"?m:y.?f t 1 I 5, .IJ.V sj F<r_I Proposed Amendment Layout 4- f � ,e " S f V 7176,�0 I�IF• -' �---. a �L .0 G O - . :,OVA c � Eabf.K F'- a-t Phase 2 O �S �MEAUOWS 4 _ n . Phase 1 I fmisheJ � y,. Yy I'icl ,I Ili I P; c;ea E_yy.-daY r iT 3'9 37 Previously Approved Layout (Complete) (Complete) Item Phase 1 Phase 2 Phase 3 Future Phases Total Gross Developable Area 64 acres 100 acres 75 acres 186 acres 425 acres Net Developable Area 40 acres 85 acres 62 was 81 acres 268 acres Number of Lots 24lots 46 lots 33 lots 27lots 130 lots Lot Sizes Minimum: 1.5 acres 1.5 acres 1.5 acres 1.5 acres Maximum: 4.0 acres 5.0 acres 2.7 acres 16.1 acres Average: 2.5 acres 2.0 acres 1.7 acres 5 acres 1.0.1.499 acres: 0 lots 0 lots 0lots 0 lots 0lots 1.5-1.99 acres: 5 lots 33 lots 27 lots 7 lots 721ots 2-0.249 acres: 6 lots 3 lots 4 lots 5 lots 18 lots 2.5+acres: 13lots low 2lots 15lots 40lots Lot Widths Minimum: 100 feet 100 feet 100 feet 100 feet Maximum: 192 feet 550 feet 357 feet 548 feet Upland Lot Area Minimum: 1.0 acre 1.0 acre' 1.0' acre 1.0' acre Average: 1.6 acres 1.3 acres 1.4 acres 2.4 acres Flexibility sought through PUD Density Density Average Gross Density (urrt<Jacre): 0.38 0.46 0.44 0.15 0.31" Net Density (unitslacre): 0.60 0.54 0.53 0.33 0.49 •' Rule allows 0.40 urWs/acre Gross Density Proposed Amendment Layout Item Gross Developable Area Net Developable Area Number of Lots Lot Sizes (Complete( (Complete) Phase 1 Phase 2 Phase 3 Future Phases Total 89.39 acres 100.21 85.13 acres 134.30 saes 60.61 acres 80.96 acres 66.09 acres 49.52 acres 27lots 46lots 36lots 21lots Minimum: 1.5 acres 1.5 acres 1.5 acres 1.5 acres Maximum: 10.2 acres 5.0 acres 3.1 acres 11.7 acres Average: 2.5 acres 2.0 acres 1.8 acres 3.4 acres 1.0.1.499 acres: 0 lots 0 lots 0lots 0 lots 1.5-1.99 acres: 5 lots 33 lots 28 lots 5 lots 2.0.2.49 acres: 6 lots 3 lots 4lots 2 lots 2.5+ acres: 16 lots 10 bts 4lots 14lots Lot Widths Minimum: 100 feet Maximum: 192 feet Upland Lot Area hUnimum: 1.0 acre Average: 1.7 acres Density Gross Density (unitsiacre): Net Density (unilslacre): Open Space 100 feet 100 feet 100 feet 550 feet 412 feet 683 feet 409.04 acres i 257.19 acres 1 qn Ink 0 lots 71 lots 15 lots 44 lots 10 acre' 1.0' acre 1.0' acre 1.3 acres 1.4 acres 1.5 acres Flexibility sought through PUD Density Average 0.30 0.46 0.42 0.16 0.32" 0.45 0.57 0-54 0.42 0.51 "Rule allows 0.40 units/acre Gross Density 0.0 acres 0.0 acres 15.8 acres 37.2 acres 53.0 acres 3 r, r� -k 1701h Avenue NW Future Phase Future Sp ;e Future Phase II B�o�e Future Round-AhZi + (BY others) �.1.1 i Item Outlot A Future t� Phase Errson`' Phase 1 L' Home fif115ih2C _ ISAtMin.M. o Project Boundary 1 t. _. 1' li lS I'. I Z,V r Phase 2 c� finished - 188th Avenue NW y MEADOWS 13 Project Boundary CIA Ir : �♦ �. , J : R 41 Gross Developable Area Net Developable Area Number of Lots (Complete) (Complete) Phase 1 Phase 2 Phase 3 Future Phases Total 89.39 acres 100.21 85.13 acres 134.30 acres 409.04 acres 60.61 acres 80.96 acres 66.09 acres 49.52 acres 257.19 acres 27lots 46lots 36lots 21lots 130lots Lot Sizes Minimum: 1.5 acres 1.5 acres 1.5 acres 1.5 acres Maximum: 10.2 acres 5.0 acres 3.1 acres 11.7 acres Average: 2.5 acres 2.0 acres 1.8 acres 3.4 acres 1.0-1.499 acres: 0 lots 0 lots 0 lots 0 lots 0 lots 1.5-1.99 acres: 5 lots 33 lots 28 lots 5 lots 71 lots 2.0-2.49 acres: 6 lots 3 lots 4 lots 2 lots 15 lots 2.5+acres: 16lots 10lots 4lots 14lots 44lots i Lot Widths Minimum: 100 feet Maximum: 192 feet Upland Lot Area Minimum: 1.0 acre Average: 1.7 acres Density Gross Density (units/acre): 0.30 Net Density (units/acre): 0.45 Open Space 0.0 acres Legend ilii; Trail Connection to open space Q Parking for Martin Meadows 100feet 100feet 100feet 550 feet 412 feet 683 feet 1.0 acre` 1.0* acre 1.0* acre 1.3 acres 1.4 acres 1.5 acres * Flexibility sought through PUD Density Average 0.46 0.42 0.16 0.32** 0.57 0.54 0.42 0.51 ** Rule allows 0.40 units/acre Gross Density - 0.0 acres 15.8 acres 37.2 acres 53.0 acres 39 '�&�i�� t b 1 Dc oo' O' � � to 7 170Bi Avenue • NW t 267' Future 1 i T P Phase �0. r -, f r 125 Phase 2 '68MAr aLI Outlot A Phase 1 finished a rT + x 0 f a en finished •'�. \�� r Z5 i may' Future Open - Space_ Phase 3 Future Phase �a , a ssh4 0� e Possible Community space LEGACY -_ _ '�`�" �� � . t�� ,ter �� �.• -�..- , �l �* :: r Project B o 6 6 d ffaw.Wr 5 r' _ Rol—• R. FuureRound-About+ _ / a�(By ONers) '- f c �tr':s: �, .1; r r" NHS R TH .. p:1]0 ;. Unsuitable Suitable Base Bonus Base Total Area Area Area Density Density* Proposed Tier (Acres) (Acres) (Acres) (# lots) (# lots) Lots 1 1 31.3 7.7 23.6 9.4 14.1 9 2 31.6 10.3 21.3 8.5 17.0 12 3 33.0 11.6 21.4 8.6 25.7 9 4 27.6 4.3 23.3 9.3 27.9 15 Total 123.4 33.8 89.5 35.8 84.8 45 *Bonus Base Density: To Qualify: • Structure setbacks from the OHWL must be at least 50% greater than the minimum setback, or, • The impact on the waterbody is reduced an equivalent amount through vegetative management, topography, or additional acceptable means, and the setback is at least 25% greater than the minimum setback. Legend ij Trail Connection to open space Q Parking for Martin Meadows q0 Open Space Data qii 1 z 1 0 m n. r �i 1701h Avenue; NW 1 - I r Future -. Phase f' L QL� Future 1 Open Space `j Future Phase a° Qa Future Round About (By Others) a OUtlot A o o � a r Future Phase h Phase 3 �a a Z� 0• Possihle Cnvnunity u, pace ' LEGACY .V ExceRrion i 2$fts¢ Phase 2 1 finished Future Round -About (By Others) Phase 1 finished N o Pro'iec: Boundary A �t t , , s�. �LITC` 1.1(If TI-i Shoreland Overlay Item Development Gross Developable Area 139.3 acres Net Developable Area 94.1 acres Open Space Area 73.7 acres Number of Lots 45 Percent Open Space in Shoreland Overlay District 53.1 % Legend 53.1% Open Space - waterbody, shoreland setback, wetlands, wetland buffers, dedicated park/open space Trail Connection to open space Q Parking for Martin Meadows From code Section 13-4-9 (F)(2) b. Dwelling units or sites, road rights -of -way, or land covered by road surfaces, parking areas, or structures, except water oriented accessory structures or facilities, are devel- oped areas and shall not be included in the computation of minimum open space; c. Open space must include areas with physical characteristics unsuitable for develop- ment in their natural state, and areas containing significant historic sites or unplatted cemeteries; d. Open space may include outdoor recreational facilities for use by owners of dwell- ing units or sites, by guests staying in commercial dwelling units or sites, and by the general public; e. Open space may include subsurface sewage treatment systems if the use of the space is restricted to avoid adverse impacts on the systems; f. Open space must not include commercial facilities or uses, but may contain water oriented accessory structures or facilities; g. The appearance of open space areas, including topography, vegetation, and allow- able uses, must be preserved by use of restrictive deed covenants, permanent ease- ments, public dedication and acceptance, or other equally effective and permanent means; and h. The shore impact zone, based on normal structure setbacks, must be included as open space. For residential PUDs, at least fifty percent (50%) of the shore impact zone area of existing developments or at least seventy percent (70%) of the shore impact zone area of new developments must be preserved in its natural or existing state. For commercial PUDs, at least fifty percent (50%) of the shore impact zone must be preserved in its natural state. , I zmaamaya md•.x.m+b• .,,a»m JD ANDOVERHOLDINGS,LLC P T SCHEDULE HWY 7 SCREENING SYMSOL CODE BOTANICALICOMMONNMAEOTV MATIIRESNE PLANIINGS� ROOTC DMON ! _I \ f. dm.pntr.pmxenbwtrwnevAmmm�pbtlby,p MWNEMmp M�WNESOiA 551p1 DECIDO OUStFEE3 x rmuewv»m.a mvv.wm.am.e.we mW, maom qZ S /' , ® r G4 1'41tl BmkalXVNnCaya 6 NI.tl1Y 3WI 9EB \ 1 R8E»^d. , [tttlE]MtLN WIITE- t R9FINID. 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LEG4CYATPEIERSEN FPRMS7NDADDfIION RZOIB]T.0- m , / D`Q. ,K 1 1 \I 1 Eesm+omEfsm \ i 'y ' 01M/2024 Y4-yi 1 1 sPRanDEscRE>:NWG �- _� _ _ 1 HOUSE .. rr T� C + WusP rnuu ( ml 'InABm,� 1 R)'�wW mwn MAM �n1GrM LJJISCO A v L {(`,Jr+�'"� L A N D F O R M EXIMWGTR m m 1 1 v w ( t ,M IMSa MAw,rve Tel: eu.=mn �[ �- '�3' =-1 L— _ L__R'"4 sNm sla F. euzszeon { // / 7 �J' 6PROYIDE&�fN✓! i C re513 MN R101 Web 612-= r rl• ,r �`� —. F r FlIE WJIE L101LDPoOia61LWMp ,� .;, -w �• � m- .� .. ... .,.w+ r. ,.may �.; �� , ,. � , e O.er- La LANDSCAPE SCREENING PLANTINGPLAN WE r- — 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 a Preliminary Plat for Legacy at Petersen Farms 2nd Addition. (Applicant — JD Andover Holdings). DATE: February 28, 2024 The Planning and Zoning Commission is requested to review a Preliminary Plat for Legacy at Petersen Farms 2°d Addition. This is an adjustment to the third phase of a planned multi -phase development. DISCUSSION Conformance with Local Plans and Ordinances 1. The property is not located in the Metropolitan Urban Service Area (MUSA). 2. The property is part of a Planned Unit Development. Street Access Public street access to Legacy at Petersen Farms would be provided from 165th Ave NW through a previous phase (Inca Street NW). An access at 170th Avenue NW and County Road 7 is under construction as part of Legacy at Petersen Farms I" Addition. A connection to a potential round about is also available. The PUT) allows the roadways to have a width of 27 feet of pavement and 18 inches of ribbon curb on each side of the roadway, for a total street width of 30 feet. As noted in in the PUD agenda item, the Makah Street NW cul de sac will be removed and the temporary cul de sac on Oneida Street NW will also be removed as the applicant will construct a loop road. Access at CR 7 & 17& Ave NW . Possible Future Roundabout Extension • Access Through Previous Phases Emergency Access This layout has allowed for the removal of emergency access points from County Road 7, that had originally been proposed. Anoka County Highway Department (ACHD) Anoka County Highway Department received funding for the eastern most round about depicted with funding in 2026 to 2027. ACHD is currently in process of their RFP for the design of this improvement. The construction of the western round about is unknown at this time. Sewer and Water Access City Water and Sewer are not expected to serve the area as the property is located a significant distance from the MUSA. Each individual property will be serviced by private septic systems and private wells. Lower Rum River Watershed Management Organization (LRRWMO) The City of Andover continues to have correspondence with the LRRWMO and the applicant has submitted their permit(s). 2 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 As part of the preliminary plat the applicant has provided a tree preservation plan. As part of the PUD the applicant(s) for homes will be required to provide a tree preservation plan for each lot as the building permits are being requested. Trees will be removed as part of the development. The applicant has also provided a requirement for each lot to meet a set standard for landscaping requirements noting three trees from a list will need to be planted with the exception of some wooded lots. As part of the PUD review the Planning and Zoning Commission should have discussed and made a recommendation to the City Council in regards to screening along 71h Avenue (CR 7). Park and Recreation Commission Recommendation The Park and Recreation Commission is recommending cash in lieu of land for Legacy at Petersen Farms 2°d Addition. Lots As presented all the lots meet the minimum lot width, depth and area requirements of the PUD as approved by the City of Andover City Council. Minimum lot size requirements are as follows: Lot size: 1.5 acre Lot width: 100 feet Lot depth: 150 feet Public Hearing Notice Properties within 700 feet of the project received legal notices by mail. A notice was published in the Anoka County Union Herald. Public notification signs are not present, as the ground is frozen and there is not enough snow to support the signs. PLANNING COMMISSION ACTION REQUESTED The Planning and Zoning Commission is asked to hold a public hearing and provide a recommendation to the City Council. Attachments Resolution of Approval Resolution of Denial . Preliminary Plat Set Re ectfu/ jub itted, l Joe Janish Community Development Director CC: - Jason Osberg, Metrowide Development, 15356 Yukon St. NW, Andover, MN 55304 - Debbie Allen-Bruemmer, 870 Blissfield Ct, Chattanooga, TN 37419 — (Mail & Email) - Darren Lazan, Landform Professional Services, LLC 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 — (Email) - Kevin Shay, Landform Professional Services, LLC 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 — (Email) El CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO XXX A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "Legacy at Petersen Farms Second Addition" FOR PROPERTY LEGALLY DESCRIBED AS; Outlot B, Outlot C, and Outlot D, LEGACY AT PETERSEN FARMS, Anoka County Minnesota, according to the recorded plat thereof. :►s That part of the South Half of the Southwest Quarter of Section 7, Township 32, Range 24, Anoka County, Minnesota, described as follows: Commencing at the northeast corner of said South Half of the Southwest Quarter; thence on an assumed bearing of South 89 degrees 52 minutes 15 seconds West, along the north line of said South Half of the Southwest Quarter, a distance of 975.88 feet; thence South 04 degrees 29 minutes 59 seconds West a distance of 231.03 feet; thence South 85 degrees 30 minutes 01 seconds East a distance of 240.00 feet; thence South 04 degrees 29 minutes 59 seconds West a distance of 778.17 feet; thence South 89 degrees 46 minutes 20 seconds West a distance of 59.68 feet; thence South 00 degrees 14 minutes 21 seconds East a distance of 285.28 feet to the south line of said South Half of the Southwest Quarter; thence South 89 degrees 46 minutes 20 seconds West a distance of 776.74 feet to the Point of Beginning of the property to be described; thence North 16 degrees 11 minutes 24 seconds East a distance of 423.21 feet; thence North 53 degrees 08 minutes 38 seconds East a distance of 73.10 feet; thence northwesterly 247.17 feet along a non -tangential curve, concave to the northeast, said curve having a radius of 335.00 feet, a central angle of 42 degrees 16 minutes 24 seconds and a chord bearing of North 50 degrees 58 minutes 41 seconds West; thence South 68 degrees 43 minutes 27 seconds West, not tangent to the last described curve a distance of 50.49 feet; thence South 65 degrees 00 minutes 04 seconds West a distance of 50.78 feet; thence southwesterly a distance 220.62 feet along a tangential curve, concave to the northwest, said curve having a radius of 479.00 feet and a central angle of 26 degrees 23 minutes 23 seconds; thence southwesterly a distance 181.21 feet along a tangential reverse curve, concave to the south, said curve having a radius of 615.00 feet and a central angle of 16 degrees 52 minutes 57 seconds; thence South 22 degrees 27 minutes 27 seconds East a distance of 537.64 feet to the South line of said South Half of the Southwest Quarter; thence easterly along said South line to the Point of Beginning. Except Parcel 8, ANOKA COUNTY HIGHWAY RIGHT OF WAY PLAT NO 4, Anoka County, Minnesota, according to the recorded plat thereof. WHEREAS, Landform on behalf of JD Andover Holdings has requested approval of a preliminary plat for Legacy at Petersen Farms; 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 Legacy at Petersen Farms Second Addition with the following conditions: 1. City of Andover staff comments, Lower Rum River Watershed Management Organization comments, and Anoka County Highway Department comments shall be satisfactorily addressed prior to any grading of the site. The Andover Engineering Department will determine when all items have been addressed. 2. The applicant shall be responsible for the cost of construction of all improvements proposed as a part of the preliminary plat. 3. Temporary cul-de-sac easement(s) shall be provided. Separate documents shall be required for each temporary cul-de-sac easement on each lot, to be recorded with the final plat. 4. Vehicle Maintenance Access (VMA) Easements shall be provided. Separate documents shall be required for each VMA on each lot, to be recorded with the final plat. 5. Prior to final plat recording at Anoka County, a development agreement acceptable to the City Attorney must be executed by the Developer. 6. Future lots shall be platted. Adopted by the City Council of the City of Andover this 4' day of March_2024. 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 "Legacy at Petersen Farms Second Addition" FOR PROPERTY LEGALLY DESCRIBED AS; Outlot B, Outlot C, and Outlot D, LEGACY AT PETERSEN FARMS, Anoka County Minnesota, according to the recorded plat thereof. hag That part of the South Half of the Southwest Quarter of Section 7, Township 32, Range 24, Anoka County, Minnesota, described as follows: Commencing at the northeast corner of said South Half of the Southwest Quarter; thence on an assumed bearing of South 89 degrees 52 minutes 15 seconds West, along the north line of said South Half of the Southwest Quarter, a distance of 975.88 feet; thence South 04 degrees 29 minutes 59 seconds West a distance of 231.03 feet; thence South 85 degrees 30 minutes 01 seconds East a distance of 240.00 feet; thence South 04 degrees 29 minutes 59 seconds West a distance of 778.17 feet; thence South 89 degrees 46 minutes 20 seconds West a distance of 59.68 feet; thence South 00 degrees 14 minutes 21 seconds East a distance of 285.28 feet to the south line of said South Half of the Southwest Quarter; thence South 89 degrees 46 minutes 20 seconds West a distance of 776.74 feet to the Point of Beginning of the property to be described; thence North 16 degrees 11 minutes 24 seconds East a distance of 423.21 feet; thence North 53 degrees 08 minutes 38 seconds East a distance of 73.10 feet; thence northwesterly 247.17 feet along a non -tangential curve, concave to the northeast, said curve having a radius of 335.00 feet, a central angle of 42 degrees 16 minutes 24 seconds and a chord bearing of North 50 degrees 58 minutes 41 seconds West; thence South 68 degrees 43 minutes 27 seconds West, not tangent to the last described curve a distance of 50.49 feet; thence South 65 degrees 00 minutes 04 seconds West a distance of 50.78 feet; thence southwesterly a distance 220.62 feet along a tangential curve, concave to the northwest, said curve having a radius of 479.00 feet and a central angle of 26 degrees 23 minutes 23 seconds; thence southwesterly a distance 181.21 feet along a tangential reverse curve, concave to the south, said curve having a radius of 615.00 feet and a central angle of 16 degrees 52 minutes 57 seconds; thence South 22 degrees 27 minutes 27 seconds East a distance of 537.64 feet to the South line of said South Half of the Southwest Quarter; thence easterly along said South line to the Point of Beginning. Except Parcel 8, ANOKA COUNTY HIGHWAY RIGHT OF WAY PLAT NO 4, Anoka County, Minnesota, according to the recorded plat thereof. WHEREAS, Landform on behalf of JD Andover Holdings has requested approval of a preliminary plat for Legacy at Petersen Farms; 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 disagrees with the recommendation of the Planning and Zoning Conunission and denies the Preliminary Plat of Legacy at Petersen Farms Second Addition due to the following reasons: 1. 2. 3. Adopted by the City Council of the City of Andover this 41 day of March 2024. CITY OF ANDOVER ATTEST: Michelle Harmer, City Clerk Sheri Bukkila, Mayor ANDOVER, MINNESOTA O NORTH NO SCALE LEGACY AT PETERSEN FARMS SECOND ADDITION ANDOVER, MINNESOTA COKE0.[V➢MpPT1KWIK xIGNHAY+IMLE..0..mS FE... Cf]RUNKIMY+1. %g61m15%ttIm91.1. NErq]ON•moafa Now U. ognm NGNexwuscummamumTEs. 6 CYPIANNER DIRECTOR OF PUBLIC WORKSICITY ENCUNEEF aTvaF.wooLeR [IrroFAmmvice 14ASCRUS4]OYMBWIEVOAp 16M4ip551q'M BWIEVOAp MDJYFAMN E5391 MWVEt1.W 65]N PEIERIFLEGFAS pgVOBFN(tlNIR xEu[UNRIU, iw,x[w H: I.N7,5111 ..Ro. m: 7Qmufn F6 16).FlvJl FA% BVICOINGOFFICK GAS MOFNIWVFA CEHRP➢pH]FHFACY lsmuvossrwm BWIEVAAD vm EvmcRFax M.w. M'WVERMN, SS $iEB cMNPAo09. NH 55lV KEY£IGEIBFAOM MESGMETERHG +]�NPN�M'm>.:u,n[p aarsecm[w+[91e'Nagvnow¢Yww ]FL IOI6i51m IF1' ]61.1P5&43 F. 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SURE SIS MWNEIFO"' MNSSf01 TEL61bE5i9Ui0 FM8fMWN2 CONTACT:JWHMPEHN CIVIL I LANDSCAPE SHEET INDEX & REVISION MATRIX JD ANDOVER HOLDINGS,LLC 1055THAVE.S MINNEAPOL6, MINNESOTA RAD1 .RUN..' �' 1VDO�ER _m_ LEGACY 2ND ADDITION LEGACY AT PETERSEN FARMS 2ND ADDITION 01/30/2024 L A N D F O R M 105SauIl,FMAVmue Tel 612-25 MM SMAa 513 FOR: 612-252-B02N Minfleappl%MN 55101 WeE: lantltmm.neL FEERMIE CDOIIOPIX2d0.Afi.dx PROJECTNO. LDPINWNV0 Ll oY d LP LP. IVWFxI 1. 1_1114B P,. icu 1rora AB.�UI IoprwFamEM&n LOXG L�4wvmMun LwgfdN AD. LT. Iy1IlpAVg Im Y YM IA^�S . A1tiYawm Mumy npa. Mtba1 wn. Maw,a 0.W bE1�4mey9VN MECN MW:[y 11VM. .Wmun MF0. MaMa[Gx AP. ARCX •' xWMIMN[Wal INN. MSL .1. Mf[xarwi PVIO Mma& MVOGi WnW D[yMnMgiTavpsYb, ♦CG. AA'A. MMda I1b1W aw PA Gommawa RL R. M RAT GimrMIFU.'FLrakn HdMMbaY BR REmiwn Wpuh) Ip. dIX R. BLW IpM Nmal BSMr. CP B'mairaM (,WF C FW HR NMbSffi M� CFs. wA EbmW WM CA. �FwPxbat[M Gn0.1laN OG OD. WCxb Pitite C4nmmn Un4Ta_ OE. PeN%EY[b[ T,m W. 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I. � \ — FLIXOP,gHOM°IGgiXMI I I �I I l I K I 1 �- ® • 4 • NORTH gmo•wy99IpW, 0 200 400 LEGACY AT PETERSEN FARM$ 2NO ADDITION 01/30/2024 L A N D F O R M rmmvmwmn IOS6AWbPMAvenm Tat 612.252-W70 &b513 F. 6122529 n Mnlreapofs MN 55401 We0 Iandfa .net FIE WE MLDPW2LN3°Qtlxg PROJECTNO. LDP17002.003 LEGAL DESCRIPTION wue.omlc. aeanlp.LsrurnivFic ssx Fuuz.rNww.pua,�b,ara,yynwrer�eaagdn,xaa adp TreIpNd4k 5wPwYdtle YWnaypWsrdSaNm]. itmAgss, Wrg N,Md Gnry MBressY.4wMnMkw,: Fnepl Pamla. M'al'.\CgMttxA'M4Fr a.0 ..T.I lrWa fanh.xb^^aed,am&'9w6xiwWpbl MM TWISq N" 1.M3,3t8 SI,=23.03Ac. ..... 66,p8]51. 1R M. .1. w120 a,.•aVa.1C. TWIS bFamih LW sas .W 'TT]W1KKNpHMPY 1IMFEPoM3595. 105 AE .-.VTFWx IMY{i.%461 AIYA Y•IBAYN,]32, Rav%TDx•eap:lerwrolau. ONING AND SETBACK S' oia�ry sm,a mwl�aean b e<ble.. foMYW •Yft Rw=sort Sb • lort Cwm=NR sliti....LawaWawmaxbl-lW R m.liLdea,.ux Wimmxgrq aaa=ION. SbrWMF0x4maskN.rc �y,1Hft SpES},Mn•]SR TW SbNu• I WJ a. sa• aM. Ny yeNuW!1mm fo-a Fu!w[ytlb rrycea. rz.s3.c.mbwam. M[u a19.933 iJ. R1.12 91M kPo'wn 83AM sl. 181 I 1WI IWv. sl. llnl x IW.YY nooaw: smbe Was ,J. 21.n alsx hWw-n 55". sl. 11 ssx Tad 1.IXUJD sl N. ac Lao Ox AREA SUMMARY TABULATIONS AREA SUMMARY TABULATON3-2nd ADDITION GROSS RESIDENTIAL AREA WETLANDS AND NON STORMWATER PONDS INCLUDING BUFFERS PUBLIC PARKS/OPEN SPACESFLOOD fl21.74 PLAIN NET RESIDENTIALAREA TOTAL NUMBER OF PARCELS TOTAL NUMBER OF SINGLE FAMILY UNITS GROSS DENSITY (UNITS ACRES) RIGHTOF WAYAREA-INTERNAL 1.61 COUNTY flIGHT OF WAY AREA 023 EASEMENT AREA 6.93 INTERNAL ROAD MILES on A LOT AREA TABLE Pyeel Tabk Parw# LODW Area UDkM 1 111 IN 137 I 1n 3A2 236 3 2n 223 2M 4 3n 1S6 ISE 5 @ 1.51 151 6 52 150 1.$0 T 6R 131 1.51 6 1n 2M 1.00 9 0v*XA 031 031 MAINSTREET �' uuruiwurtovmavrr. A TYPICAL LOT DETAIL NJ'C ARESHOV MUS: (Notto SLak) 10 0 p 0 Mein, 101eetinrndth a sdjdnir, M lms, unknoffPsMse shpxn W H fatinMfth andadaNnS thldwo2lms as sttiwT on Oia Dk1. JD ANDOVER HOLDINGS,LLC 10$5TH AVE.S MINNEAPOLI3, MINNESOTA 55101 1R6121REB]]0 '-a — iHe LEGACY 2ND ADDITION ANDOVER, MINNESOTA I�xTm]ar.6aDl:luxILaBYm:r� LEGACY AT PETERSEN FARMS 2ND ADDITION 01/3012024 L A N D F O R M fmmssaftn &I, 105 UI PIMA. Tat 612-252-9D70 SOIte513 F.: 612-252-Nn Minneapoh, MN 55401 Web: Iendfwm.net FILE E CW2LDPW2IXV2rd.d, PROJEOTNO. LDP17Op M JD ANDOVERHOLDINGS,LLC )low" / / A A VA 105 STH AVE.8 %'m --f.,� , ��.\ I , ¢ I �✓ I I I l / / / / I / / / \ \ / / MWNEPPOLIS.MINNESOTASSWI I l \ i r r , - G 11 + I = k- ti \ •\ �38_3OS V v\ vv \ —l- l l / / / �� / / \ C T V F LEGACY 58 307 J STORAGE ��SUEZ rI U 2ND ADDI TION N ANDOVER, MINNES OTAV N69O62 CK 1 I � r 5.0 Acres p 'TT (If Platted) / vv ' STORAGE r , Ir L_m7.,9 a. 'LL`11 hot x>.z ,> �\ .� STORq�y s/ ✓` �`.0 d �� . 262323 �' /\�\ 1 r woa. w.xwum.ms I-220.62 R= Z r r 56303T � r n-wuwcEnvrErrvEUEUExr P/ go'6 h�,- / \ - C i:Fux / - LvfxKlEx.Wl[HVKf E. `. 'i (q \\\ �L\` bb LOT OUT U9EMExr RTI--9.W99RW.IM. /�/ \ 1 __ BO/6 L T I _--__ ________ 1 --- y9 . ° ' \\ e \� -. •✓/\ .\\ � / �.a mn w rtrol / ; m« . 45 5 e° / � \\ `�`',-; \ � / w aEnoETunxEr/ ✓ sEEu rrod/ NORTH axwosSo aEv�l GeCan, IYImW. 1� '.E46,A ry 1... // 4 _ \ \ \ `\ \ W i w` 0 50 100 / / i EexrrM 1 — __ T �n \\ \ �� I,� arve -I sfraMxrwE //% .r �' i /� -� ~"'� / P/�F �n:�`"E. I I r aE°°x e.awwawn_,,-`y 11 \\• �i — y sl g �/ v Y. �� gry \ ~ \\ >n n i 2_______ ` --- /C°iw< 58986q0!W 120 )4 t ._3 I 1 y 56 301 4 o m/ \\ ry LEGACY AT PEfERSEN FARMS 2ND ADDITION / mxoowu / \ ' " ; BLOCK � � 2 `I '1 N.Y.g6.IDxarry �� ' �, ------------ -- �.` I I ; arrvN 1 1 \\ r\ 01/3012024 HOUSE Y J L A N D F O R M — — —L >,� _ — Lt— — T`s".r — —_——rw A V�� srneolMes n ili f05 / L_/ .Y--_______xa„ —____� L___ ——_____xxu _—_______J, 9. 5 ___ _ A — — dn." I svan.�. SF,0FrMAvenue Tel 612252-9070 /� 1 I 1 1 / due5n tla df , Svim 5f3 F. 812252-5077 3� _______ _-..i i rmme. .....e nne Ls, MN 55401 Web: Wndfarm.W .......EXCEPTION Parcel6-P-.SW46!20'W 1093A0 . -.._ FILE NMIE zma-z dmy S89°4620'W315.36 ' `� '" ' •• :" ..�. - - .` r --. PRWEOTNO. �IMPUMM , i o PRELIMINARY PLAT INSET I W4620'E292/5 — -� 389°4620-'W 776.74 ' ©FF-. -FF.— _ \ I 33 .4 1` 2----------- tv / ' I 1 WETLAND, (64P), rovLarvao R�mmee, I - nwanA / SB 307 I - ��__��Lar,_________i'.:;---___ J .` N89'OF 20'E aS0.3) BLOCK 1 — - — F'j6.O31- 2----------- tv / ' I 1 WETLAND, (64P), rovLarvao R�mmee, I - nwanA / SB 307 I - ��__��Lar,_________i'.:;---___ J .` N89'OF 20'E aS0.3) BLOCK 1 — - — F'j6.O31- V 0 d. /' // Q UNRATTED -e.,wMr.,,...mo,«.m.mno,.�� \` / 97.19 ACRES ' / / / PP. NM614RR10}1PF } \J / m- CS7-1 . E -yam ______ �l;_I • 1.^�� U W \ �i / ��\ 2 \ Y \ , �`'-Yb¢ExwfEux-L.vftsS YTT(, Lp(VIW''Ee MIfl FASEUFM � � \` 9q � �� � - ` � FwSpElrtfM }`�`-&tlbaSWWW ,�/ t / 11 1 _T1j L�'vB n�go tf b I I� I' Iv 1u»s1n u vaR, 71T.32 R.2A JD ANDOVER HOLDINGS,LLC 1WST AV .S MNNElJOLS, MINNESOTAW01 F� a J LEGACY 2ND ADDITION ANDOVER, MINNESOTA ®o NORTH • ~.Below Call F.roi. ' 0 50 100 Lt AWAi YCIL1W NYA "NUAWIIIU BLC MAMMA ------------ ----------- TV- ___' _________ru EXCEPTION S69°16.211N 315]6 - _ W20T 292.15 — — L A N D F O R M PM4b2YAh 1065WMFIMA . TN: 612-2F2-WO Uft$13 F.: 612-M-N" PRQIEWNO. WPI=W3 Sepm Borrg6 1i / Ix I q WETLAN NrAe I 11 1%, II7 \ �a ` � WET tt`I a t UNPLAT UNPLATTED WETLAND 1 (641") unAeul wA.en.•nmral ,tAtynu6,mm ul EllleliU 1BJI I,mYPI - 11H;wmNl LAND I a FED e _ I I I I I ``NJLMMSmt oo,. w. zams.m, 1 \ l\ 569.0 \ WETLAND 3 666P Ci1y,,,k mx•emWalmra3q / eroem V° a I WETLAND � �'ornq �j 1 a— k Ma 1 \ \ 1 \ 1 II \`\ N, / _rar,Aw I ' WNFA I i I - 11 %ST \ \ II \ \ JD ANDOVER HOLDINGS,LLC EASFNAVE.S MNNE *.MWN INASSWI uPlulo DW�& nn• - — LEGACY - 2ND ADDITION ANDOVER, MINNESOTA 0 o. NORTH tiv.•MaBebw. Cal saps. rOMe 0 60 100 LEGACYAT PETERSEN FARMS 2ND ADDITION 01/30/2024 L A N D F O R M P WWFJA 1055 IIFiMAv a TW 512-Z52 70 &Pe 510 Far. 612-25 MR MinneepoW MN 1 Web: UIP&IIm.nel FLEN E MLDPo0200 .dl PROD aw' LDPIRALWI 'IN I I ,I 'I e l I i i ,d�wd,,,ww„a+w+,mw.re, �aY, umPmrmwd,e....�tle,xmallo" JD ANDOVER HOLDINGS,LLC IMMAME.S e e MNNFMOIIS.MNNF50TA5 01 mpiy aam Bsifv<.em�a vP,.,.�hu' 5. Pwwn YanbmwY v.gmmW fmtrinwr,. wuYrtbnbwangryPYYiwmYtl.utigblM� !. IYYwMbb Am+.ni,xY. Pwn�mnYnaNUYr9bHn,W.YPr6MdNtlmsnEmba. ••e 1. �C.e.YaW.vmWftl,[a^pHk.fvAAW aY[buu.q MiN4NY0ahYtl Pa•YtrYu T•¢— btlwaYnryvdnWu.P�Y.. LEGACY e. rN,owe�meYaYw+x•m*+Yba.nm..�abntl.�.b,+,rtln.vu..b�u. �, �I wmi..urr.. oa,�.bvL,a.n WYY'1PF+1Y �*aiq,.aYY>�*b�.emm.aa wYuePre. �.L�.ew.h.lsae,m„m,.no,aa,rmL 2ND ADDITION ANDOVER, MINNESOTA LLbYa1MPK1161P'lJ F e 1. Mw..rF wAfYW,u.bmMN. GdY,M,Naw.bnulMwbvN:I,rp,a Pub WYq.4a5M,00L,D. �um.l.id,6wnuN9.NUMYa O.W.Pe.E�Yb.. ry.cOY9..MMndbyFnlrttl vYu „mba rauwmvrmmtdbfevnr m q+9.nbW buYgi., tya}.L•Yb, Ytivvq. V<.M wpglw. ,). 6ao-s nm'M n,vsn. wmmn wC n.aa d mnd P^Y. uYv,nm,u R W a+Yu.m n wry — mrpwPebn Mx NKwb.Psaw.P.Fb.P�M.,amume,bmMfhmnn[er.bwvu vc � tlshss�wwma. ,. euY"i Rwi YMmtl,nY+/ab.bvin9a.nilNab MnnYwbuntlPpmf uFivn wh,M ' PRVJ W`dvdaen.. ismeau^Y^iaw„Mwtp/W nmMnu.NPaEYf Na-b9t ,5. IW YntlhnMblW b. WhAA+1WMiYM •MatbMN�49NYNbr Yhe,uW Ntl e 1•1 • ® SbvL.,tl,YPYmwxP�unl III waMYP.�,.l � � ,esxEnwoei,fRx .. yy .,� CPeNIr N'a +B-X 4a.TMamo+n • _ TP-121 0 �R.ML14N.19� sbw.�.,mw.. ens NORTH IDr ~,Below 0 200 400 , I c 5 3 LEGACY AT PETERSEN FARMS 2ND ADDITION 01/3012024 L A N D F O R M nslsrrpllhh • lffi P ffi 1 A.. TM: 51P-PS]-SW0 &.513 Fax: tilt-35PMn MlnneaWlls. MN 55101 We. rwf..ml FILENAME C101LDP00'lM0 .0,0 PRO lECT NO LDP1100 W3 46A EXCEPTION \ \ JD ANDOVMS AV LS GS,LLC I 7 \ � \ MNNEIPOLS, MNNESOTF SSWI I I- I rtEnmurENro II — — — — — LEGACY G 3. 7t I �' E1641w ��STORAGE / 2ND ADDITION F ANDOVER, MINNESOTA w••vww n o u ` .--_ •n•ees,mr¢Pw.sE.s.e=nruu�`� \ ® / . i www.umwwNxerFrn ' ---_� 10 STORAGE I — \ Ir STORAGE SR NO F h�9 c G SB 301 \ NORTH as•••M's!•bw. Cd erEP.w,< -auortesNv.,cEPwmxrccxw•nEEliu 0 50 100 - ]eaue•on.lry O G B RI ' It, - I -- _ . -- DENOTES ., EX. DRAINFI TO BE PROI wx. U:G4CY AT PEfER$EN FARMS ZNDAODITION HOUSE Earenw 01/3012024 w aruaueww 12 wauwEMuc • L A N D F 0 R M flm9•blbNs • • ` Mwwrers„ort IM5 mF4MAvm Ta. 612.5.W70 b1YYW11E06E II � -$MGN fill! Sum SIJ F. bl}Y2-90)1 a N•bWlMa 6Pc ], T. )}R.b Mimeapofs. MN SSEpt WR•. IaMlwm.ret ______Fw,.,. u,o,a.,,.h, •.a,�,,,, FU NM.IE CIOILDMb1W1d —D o RRcuEcr No. EDRrraozaoJ 11 aEXISTING CONDITIONS I,m STORAGE i • ILA i \ I"'"'"__._, � � � I � WETLAND 1(64P) 7 � \ wxaruol oo.rw xxronW Rimm w, o \ BM01W / \ j� - f73f •\\ � N�NP� 0 1 ,s` fin• \^,\ \\ Nm � ' W U z Q F- W 11 1 se agA - SB J6 � 33 '�� I WETLAND6 63P JD ANDOVER HOLDINGS,LLC IM5WW.S MWNFi+ B.MWNEWTA55b1 mn�a�Maom LEGACY rw 2ND ADDITION ANDOVER, MINNESOTA ., . .: 08. NORTH bb••MYBYIOW. Cde••.5o•a 0so � 0 Y LEGACY AT PETERSEN FARMS 2NO AO MON L A N D F O R M RaN51eb R6di 10So FMM1A.. Tel: 612-252-667e S b513 Far 61225 Mn Mln�pis, MN 5.5161 WM, IeM( .Mt FUE NNnE C1611DPM4", PROJECTW. I➢P17M W p P 125 WETLAND 1 (64P) N➢d3ul xx.<rcvllmrry Idvn„mPlmmbel 111Y915d I WETLAND 3 (66sP) unAs,n .� IMF+tdmnmrxl MMlAmQ,mmddl �f 11Bf' T6 NYW!! I NI. \ TP 124 IV.., * S847 c . ft4 JD ANDOVER HOLDINGS,LLC 10$$LNAVE.$ MNNEAPOLe.MNNFS0iA 53WI i RIb91>vmm (1 � � 1DOVER I LEGACY 2ND ADDITION e� \ ANDOVER, MINNESOTA 0 NORTH wIF~,Below. Call e.N.. rwc 0 50 100 LEGACY AT PETERSEN FARMS 2ND ADDITION 1 01/3012024 L A N D F O R M I flsl4bfbSb 10SouN FIMAwnuP TN: 812-252-1e70 &ite513 F.: 812-25-MR Mme,p ,MN 55b1 We: drM(wP1.M1 FUE E GIGIWMW .dn YRo. uw. WP11W2W3 JD ANDOVER HOLDINGS,LLC 'MMAW.S MWNEAFOLIS. MNNESOTA SSbt mnnim®ro DOVER LEGACY 2ND ADDITION ANDOVER, MINNESOTA r,mm, mewnarr,nmro-e-arr,e m 64- NORTH [now wnmv Below. C011 mo�yoec 0 200 400 LEGACY AT PETERSEN FARMS 2ND ADDITION 01/3012024 L A N D F O R M Rae,SYeb IM,b 106 FMM. TW 6122U-SW0 &ftS13 F. 6122 -MR Mlrre PeO MN 56M1 Wt largkrtn.rret F1 NAME C.t001DPoML d.Mq RMJEU NO I.IYU 020M] • 'e F Permeability Permeability Test Numberof Infiltration Design Rate Basin Rite Required permeamele, Basin lD (inches/hour) Ama (SF) (inches/hourl Tests 62.Ip 0.45 3,485 0.9 1 114p 10.2 20,690 I0.4 3 F�ELK 1�. .mw.aav�N..'na r 5 1 I I I I w.anlnLmFm fle.b: I o-�ue I -J I 1 MAIN STREET .. c�wwv�.an,usulmnwwu,. TYPICAL LOT DETAIL NO SGllE E oEssnlwx Emu,mawrm urwrTuweuFrex _ . _ _ owaTmm,mxlllma Raownxnmu loarcwv ¢r1F1PLVVAY9IRFFP N-- WAnhalEA.e BKM1iDfl,LN,W YF.W11 WFRNPIumE DENDRSFILLMF/. I�aD, Wm1cEDRR11 IW KMK /-8,0��' NV.MLDN,WP fi+MYG 4ADFaSEn DENOhSMRNRP4IE L.OFPEfleKn..D WAIFA. hS 1. 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OR ROCK SEDIMENT CONTROL LOOS IV�Vp CITY DOVE 602 SEDIMENT CONTROL LOGS A SOIL STABILIZATION ON SLOPE vo NO SCALE NO SCALE ,r w]a sscnox eAIE sEc]nx DRCH CHECK (wr oR srw,w) LD: 6 VV 603 DITCH CHECK I LOW POINTS IN ROADS 0 NO SCALE ROCK CONSTRUCTION ENTRANCE NO SCALE JD ANDOVER HOLDINGS,LLC K55TNAVE.S MNNE M,MWNEWTARWI 14R,1135 . MWR lix• LEGACY w� 2ND ADDITION ANDOVER, MINNESOTA �FY.YFIiL:Ii,IFYNIi E:IFIFN[.' LEGACY AT %7ENSEN FARMS 2ND ADDITION OV3012024 L A N D F O R M H Wbftb 155Su0MFWAA. TN-. $12-M-SO70 S `W 513 F. 612-M-Nn MWreyob. MN SSbt WN): IeM]wm.nat FLE N4.IE OOILGPS3N}3M➢WG PROJECT NO LOPII02W3 GPJUGE RCOR .00R� AMAVANHE� - t➢SOLIMTERVI N1£95 OTiE SE oaECTEo Br x RVCNML LOMPPLTFD FLL 6 VEW1RFO (M1VI P FLL MUST VE ON SJffM4 BF WOS SOL, jw RMST M MPIIOVEO Br SOBS FULL BASEMENT WALK OUT (FBWO) NO SCALE WTM AL COMFn DFLL IF REWIfl wrnvuLFales Lwnu.vuTUFmwRuu elLno MI.1E111K NN1EB3 Y41®TTwI S9FAINPTOBYb]b OTN A E e`.YANEFF, OIflFCiEDBY EHG. FULL BASEMENT LOOK OUT OTNERI\15E owE E. BY HG 6RECTuosu wTEnw NO SCALE F RNIiNO SOL S W 1 CpR6i Cf Th%O9IEYHY ]5% W911ECM+WC WhNAL E1[IFNBiO xM E1EVAipI VPF1E➢pIPAVS —.—.— EXCAVPTE oEPmvuaFs - II yJyiMLf MERM`91 WWT �. !_•r v nEVFL1 eo nvetvEL1 , NOTE'. BENC"SEDVm TOBEVML YTMVMIE� 1SMINOZMESONEOSTW 19E£RAN51 y SLOPES OF y10R STEF➢EA SOIL CONSERVATION SLOPE BENCHING INFILTRATION BASINS (TYP.) NO SCALE NO SCALE -- - - - - - LL aa--- I, 1 - ,t,, �R�EEBRN➢ _ BEaIpNO NOnW W IFAW IMELrtA9{E � wTe1w Mr. �olsRmeeo saL o SUBGRADE CORRECTION (TYPICAL SECTION NOT TO SCALE) w LOT BENCHING NO SCALE JD ANDOVER HOLDINGS,LLC I IOSSTIAE.S MNNF.P M.MNNESOTA55f01 TFL 01I1>u'MN l I T 1 O F NO R LEGACY V+ 2ND ADDITION ANDOVER, MINNESOTA .• LEGACY ATI EMSEN FARMS 240 AMMON 01/30/2024 L A N D F O R M 106!aMFft Aveeue TN: 612-232-0020 &.513 F. 612-252MR W9S. OLMN55f01 Web: IeMl 'wt FLEMME G2010Po02✓!00?M " PROIEGFNO. LW12W2003 1/x�Ewau MM1fL m.'cs. ��.Vo m smclwR IY wP VW.. i weRew) 0 rwL�s1 •N,m ww 1 w STANDARD; DIAMETER STORM SEWER MANHOLE o/o/n (RIES 37" OR LESS) E 407E STANDARD 4' DIAMETER A STORM SEWER MANHOLE NO SCALE w.n.o. no ISOMETRIC FLARED END SECTION J/v10 _ D�VEP 41% FLARED END SECTION NO SCALE 'Refer to Plans for Struture Information r M v.es�rl oaa a0m an� I n.'s r ELEVATKKI �"'" °�4 "'+• raa war uwrwn STRUCTURE TA .n n POND SKIMMER STRUCTURE DvV nµ417Fw POND SKIMMER STRUCTURE NO SCALE U - kRseO mssOR e sliuw neLw eLwxn Oj FOR r 1 C ] 0' IPME...A 10 Wip ppJTwO4 mE IDr CF NRE 11u dRErnn Rr ra r10Pa MSw 1 I YCPp 8 B 1 II— r ,r ensw pwL RIPPM (Y T JR01)) z mRw __ a• 4PHIMM SEOTp 1-e ME w MOETE NOOT rM.0 (uxMi 3133) IwP-RM YNITII Y. R- 13 6 ]� e2' JS IS' B xT I] y' J IC 9 JO' x, N 'A 21' II J5' 39 6O' JB 101 MSY M1m n i wu m�wa«"'°im'>w m .-Rm ""'m o RIP—RAPRCP OUTLETS �419. %�,QAfT D A RIP • RAP AT RCP OUTLETS Mw NO SCALE r/r wwr.w xmxw ..ws. ca+w a Nei :"1or,°w.i seta. maw ..wE (re' rrJ sfK a w.e�wrs .^T . 1 wa y w1a r SHALLOW STORM SEWER MANHOLE a/10/n 409E SHALLOW STORM SEWER MANHOLE vNO SCALE JD ANDOVER HOLDINGS,LLC 1055T AVE.$ MNNEAPCLR, MNNEWTASN01 m Rrzlmmm LEGACY �I 2ND ADDITION ANDOVER, MINNESOTA r�FxyNaINmLF'IIQ I IFYI 1 P� LEGACY AT PETERSEN FARMS 2ND ADDITION 01/30/2024 L A N D F O R M NsxslbRNA 1055 IRFIMA. TM. 6I2.t5-M0 &1I.$13 F. 612 MAOT Minlrespds.MN5 I Wed: %Wi« 11e1 FLE RWE MOILDPoM� MG PROJECT NO. LDPI7M2M3 BBIAENBYs vAwIEM — Ss' RMIMs ax NL cORNERs ucEvr IXI A Po01? XNIO Tlbl NqY A CgMIY M1bL m A RINIK CIIY A SiBEFf TXE 8,CN5 51HL BE 'A'. CUtH ME M BE ILf M B D WdUS - 70' YIN. M ElMvm TYPICAL RURAL INTERSECTION sis TYPICAL RURAL INTERSECTION wr NOSGALE w ISEE RMI MYROVEOSIIN M 4 VMES 18lENNII EVEC.3]E09VAEAMWC ACO11REE 9 C.iYUSPrvEai,Wa/.aECWnSE RURAL STREET SECTION WITH DITCHES • NO SCALE ,vtleY NVY 9V.,1 fia_�yiX ln,YlYYantlYY�0. S'�WRw auE• EmN"em C.'N S WV ENERGY A CONDUIT INSTALLATION GUIDE NOSCALE �.Wu•u�nu,u� CITY OF ANDOVER AERIAL LADDER TRUCK szz DDV CITY OF ANDOVER AERIAL A LADDERTRUCK NO SCALE Y S I u. -e .rswiws ws SECIMN 18' CONCRETE RIBBON CURB vmnem DOVEF �� soz O 18" CONCRETE RIBBON CURB NO SCALE E.s Ri WMW LRUI EaEIw nu nvm MATCH EXISTING BITUMINOUS yuia. µ520 DDV° CH EXISTING BITUMINOUS NO SCALE JD ANDOVER HOLDINGS,LLC 1055TNAVE.S MNNEMN * MNNEEOTAS 01 mnmismm LEGACY 2ND ADDITION ANDOVER, MINNESOTA E F• LEGACY AT PETEIM FARMS 2NDADDITION OV3012O24 L A N D F O R M Rs15*%Rdd, M596MFIMA. Tel GU-2W-0020 SYeESM F.: E1225 -Wn AINIwyoN. MN l WWO: MIdNNM.rot FLEMUE CMILDM MG mmaw LIP17=002 I I. r /1 ./ ,�,��'' I ,. r.ra.�+w.a.rrMr..e.osueso..eresma _-)ANT SCHEDULE HWY 7 SCREENING SYIABOL M09 BOTNIICA 10DIAMON1A EOTY WTURESIIE PLVRWOSGE ROOTCONdTION JD ANDOVMR AOS INGS,LLC nm - I 105 STHNNES 1 Y� - XfOF I \ MMNE\PQJB,MWlESOTA 551p1 I n I I IDECIDUOUS TREES \ ,u•eW.�amfweeb Wlnaa�.anleneb Ebrrn mRl man E i roatrrlrYum.Pmscbr Tb^EfbNM e '® I � �OM'. Wb./IYla rrb A RXaaW 15'fJ rAA i Pf3�'® f \ MItlFeIPIlO N4l NTE. IVSFMFp. .. / ��'''y� Nq QwM.NlbsylfA.ir. r RN.YM 1RI E\\ fBIm RfVFEMiFfi'MSIM1VI EV MEENTREES (NN4 f.t?W[Ee1R'P119J / IRFEYprpmgplpypl S YR9Y40 l' , T i R / , '.� , ; { NCO .W.mti.1Y.14M1 „ OTM.DW f ELL IPFFHIN,RRW1®N1MRtl.MNfltMNIXXIIP£M DOE k- b'/ _ 1 C1e n, Nnl�Ce YIIIS fPW,R/AE¢1DIMNnIIrt n M—blJmennnM1.�la�oa>m�a^r�^.�Y�YYmINaI'+w lbrMlirat / I � -I �� WA I.IYYa/iMt E mM.9W r exe WY9ECO.E�mm•IANCA Cl M4.¢iPNRNIFH® IYCb1YR.NW.N.b\vwi4Mhw M1ru•.tlpb•mN✓tlYNM1nr•.an�mM1 I 1� (� 1 rBlBinN£ ro4WlYVATNRWTE Cf911t a,�,a,�, �,f M1, �• ru¢wllr r u.mearmomw.ee..urnm.aamaaww.a:r wa�w..«m '•r / » '`eb� I.II � � Iva\I•Fe rlNraNa•mw¢Eu¢.E LEGACY �^�v /��i' I srcfr•NL NMNt Rn®Wx na\vo®rAminnuaa a uawum. li I (%�' M10rCixf¢e.AaF mPN+1 a nexpmlaw ara.Plnb.aEl,eneWe.r...r.,awaa.m.d E.m,raeano«r.a r� r 11W RRIWIWLMM1EfttYIMtOIrFy $B 307 'I . �� \vuea oE�rr+ rmrREavAvnrc �� �mrarpoaw '°D auemc\ue/fmMII ,a a..r.�m�.r.a,nn.awd.aysbe.rm.aesmaw�Z'"`^� 2ND ADDITION ------- -' I ` j fnsw,•Es� '� •'S°�- ANDOVER, MINNESOTA IIIIIIIIIINCTI _ _ _ _ _ _ _ _ _ _ _ CK 1 - ,.' x•mrwfr•a ra bp.e.ms,EpmwnfN.imaW ra.ro •,� RNq „ e.ae•b Ypagr•fLL , rxrxxxaoonN¢zrATuluF bw\bne•«nwmeeiw.om..rrnewm.,.. ..m .en.r.. 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