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If T 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.AN DOVE RM N.GOV Andover Planning and Zoning Commission Meeting Agenda November 12, 2024 Andover City Hall Council Chambers 7:00 a.m. 1. Call to Order 2. Pledge of Allegiance 3. Approval of Minutes — October 8, 2024, Regular Meeting 4. Public Hearing: Consider Planned Unit Development (PUD) for Hartman Meadows (formerly known as Meadows East) — Unaddressed Property 16xxx Ward Lake Drive NW; PID# 11-32-24-41-0003 — SW Wold Construction, Inc. (Applicant). 5. Public Hearing: Consider Interim Use Permit (IUP) Request — Mining & Land Reclamation — 83 Old Constance Blvd NW; PID# 13-32-24-11-0004 - Chris Hogie & Katelyn Kiekbusch (Applicants). 6. Public Hearing: Consider Interim Use Permit (IUP) Request — Construction of an Accessory Structure Prior to Principal Structure — 83 Old Constance Blvd NW; PID# 13-32-24-11-0004 - Chris Hogie & Katelyn Kiekbusch (Applicants). 7. Public Hearing: Consider an amendment to the Planned Unit Development (PUD) - Incorporate new Uses - unaddressed property located at Bunker Lake Blvd NW and 7 h Avenue NW; (PID# 30-32-24-43-0072 - Colliers Engineering and Design (Applicants). 8. Public Hearing: Consider a Preliminary Plat - Andover Crossings II - unaddressed property located at Bunker Lake Blvd NW and 71" Avenue NW; (PID# 30-32-24-43-0072 - Colliers Engineering and Design (Applicants). 9. Public Hearing: Consider a Conditional Use Permit (CUP) — Automobile Service Station / Bulk Fuel Storage / Exterior Storage - unaddressed property located at Bunker Lake Blvd NW and 7 h Avenue NW; (PID# 30-32-24-43-0072 - Colliers Engineering and Design (Applicants). 10. Other Business 11. Adjournment 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 . (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners FROM: Joe Janish, Community Development Director SUBJECT: Approval of Minutes DATE: November 12, 2024 ACTION REQUESTED The Planning & Zoning Commission is requested to approve the October 8, 2024 regular meeting minutes. 8 PLANNING AND ZONING COMMISSION MEETING — OCTOBER 8, 2024 10 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was i 1 called to order by Chairperson Godfrey on October 8, 2024, 7:00 p.m., at the Andover 12 City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. 13 14 Commissioners present: Chairperson Karen Godfrey, Commissioners Scott Hudson, 15 Nick Loehlein, Jon Shafto, Pat Shuman Jr. and Ryan Winge. 16 17 Commissioners absent: Commissioner Chuck Naughton. 18 19 Also present: CD Director Joe Janish and City Planner Peter Hellegers. 20 21 22 PLEDGE OFALLEGIANCE 23 24 APPROVAL OF MINUTES 25 26 August 27, 2024 Regular Meeting 27 28 Motion by Loehlein, seconded by Hudson, to approve the minutes from the August 27, 29 2024 Planning Commission Meeting as presented. Motion carried on a 5-ayes, 1-present 30 (Winge), 0-nays vote. 31 32 PUBLIC HEARING. Interim Use Permit (IUP) Request — In Home Beauty Salon — 33 1361139th Ave NW— Kami Hirschey (Applicant). 34 35 CD Director Joe Janish reviewed the applicant is seeking a lUP for in -home beauty salon. 36 Beauty salons are allowed with an interim use permit in an R-4 Single Family — Urban 37 zoned district as a Home Occupation. The applicant has been doing hair for 26 years and 38 self-employed hairstylist for 24 years. The applicant is desiring to move their business to 39 their home for multiple reasons and will be the sole stylist. The salon will have one 40 primary chair for the salon, and a wash sink. The applicant has indicated that a 15-minute 41 "gap" will be between clients. The home is a rambler and a 10 x 13 former bedroom will 42 be converted into the salon room. A licensed plumber will obtain a permit to install the 43 hair -washing sink in the room. Clients will enter and leave through the front door. There 44 will be no outdoor space used, with the exception of the driveway for clients. 45 Regular Andover Planning and Zoning Commission Meeting Minutes — October 8, 2024 Page 2 1 Hours and days of operation will vary; however. no clients will be on the premises prior to 2 8:00 a.m. or after 8:00 p.m. Monday — Saturday with the expectation to be closed on 3 Sundays. Due to the small number of clients as well as the appointment -based nature of 4 the business, a minimal increase in traffic is expected and would not adversely affect the 5 surrounding roadways. City Code 12-13-8 specifies the number of parking spaces required 6 for various uses. Being that the proposed space to be used for in -home beauty salon is also 7 a single-family home, they are considered one entity. Single Family Residential has a 8 requirement of 2 spaces in addition to the required garage. The clients will park in the 9 driveway of the home. 10 11 Mr. Janish provided the review criteria. The Planning Commission shall recommend an 12 interim use permit and the Council shall issue such interim use permit only if it finds that 13 such use at the proposed location: 14 15 1. Will not create an excess burden on parks, streets, and other public facilities: 16 As part of an in -home beauty salon the City of Andover only allows one stylist and 17 may have no more than three individual customers or one customer group. 18 Parking related to the salon shall be limited to three vehicles and shall be located 19 in the applicant's driveway. The applicant has indicated they will provide 15 20 minutes between appointments and expect to only have up to two clients at a time. 21 This is not expected to have a negative impact on existing and anticipated traffic 22 conditions. 23 24 2. Will not be injurious to the surrounding neighborhood or otherwise harm the 25 public health, safety, and general welfare: 26 In -home beauty salons are regulated by City Code 12-15-8 D, and 12-9-7, and 27 must comply with Minnesota Statutes, including Sections 154 and 155A. The 28 beauty salon is owner occupied and the property owner will be the only 29 stylist/operator. The applicant will need to obtain a license from the Cosmetology 30 board to operate from the home. The client's vehicles will be parked in the 31 driveway of the applicant's property. 32 33 3. Will not have a negative effect on values of property and scenic views: 34 With the exception of seeing a slight increase in traffic in the area there are no 35 other impacts to the exterior of the property. The City of Andover has other in- 36 home beauty salons and is not aware of issues with negative effects on property 37 values or scenic views. This use must be accessory to the principal use of the 38 property as the home of homeowner/operator. The principal use of the property 39 would remain as a home and would not impact the proposed use of the property. 40 41 4. Will not impose additional unreasonable costs on the public: 42 All costs are the applicant's responsibility. There are not projected costs to the 43 public. 44 Regular Andover Planning and Zoning Commission Meeting Minutes — October 8, 2024 Page 3 1 5. Will be subjected to, by agreement with the owner, any conditions that the City 2 Council has deemed appropriate for permission of the use, including a condition 3 that the owner may be required to provide an appropriate financial surety to cover 4 the cost of the removing the interim use and any interim structures upon the 5 expiration of the interim use permit. 6 The City Council will retain the ability to review the IUP for compliance and the 7 IUP can be revoked if the applicant does not adhere to the conditions set and 8 agreed upon by the City Council. 10 Mr. Janish reviewed the requirements for specific home occupations: 11 12 1. Compliance with Requirements: In home beauty salons and barbershops must meet 13 all applicable requirements established by the Andover City Code, Minnesota State 14 Statute, the State Cosmetology Board and the State Barbers Board including 15 obtaining all licenses and permits that may be required. 16 The applicant has indicated they will have a licensed plumber install the hair wash 17 station. The State Cosmetology Board will inspect and issue a license. The 18 applicant shall be responsible to adhere to conditions as set by the City Council. 19 20 2. Drawings Submitted: Drawings detailing the salon/shop shall be submitted at the 21 time of request for the Interim Use Permit. 22 The applicant has submitted drawings indicating one stylist chair and a hair 23 washing station. 24 25 3. Number of Stylists/Barbers: The In -Home Beauty Salon or Barbershop shall be 26 limited to one stylistibarber. The In -Home Beauty Salon or Barbershop may have 27 no more than three individual customers or one customer group (i.e. A family or a 28 bridal party) on the premises at any given time. 29 The applicant has indicated that they will be the sole operator at the location. As 30 part of the owner's narrative they have agreed to the terms of no more than three 31 individual customers or one customer group. 32 33 4. Hours of Operation. The hours of operation shall be approved by the City Council. 34 The applicant is requesting hours of operations to be Monday — Saturday 8: 00 35 a.m. to 8:00p.m. 36 37 5. Parking: All parking related to the home occupation shall be conducted entirely on 38 the property and shall not utilize the public right-of-way. Parking related to the 39 home occupation shall not exceed three vehicles at any given time. Off-street 40 parking shall be as required by City Code 12-14-8. 41 The applicant has indicated that their clients will utilize their driveway and will 42 also provide 15 minutes between clients. 43 Regular Andover Planning and Zoning Commission Meeting Minutes — October 8, 2024 Page 4 1 6. Non -Sewer Areas: In non-sewered areas, the septic system shall be in compliance 2 with all applicable requirements established by the Andover City Code and 3 Minnesota State Rules. 4 The applicant's property is connected to City water and City sewer. 6 7. Termination of Use Upon Sale of Property: Upon Sale of the premises for which 7 an Interim Use Permit was granted such permit shall automatically terminate. 8 The applicants IUP shall terminate upon property transfer or sale of property. 9 This would require future owners to obtain a new IUP in order to continue the 10 action of an In -Home Beauty Salon if desired. 11 12 The Planning Commission is asked to hold a public hearing and provide a 13 recommendation to the City Council regarding the conditional use permit request. 14 15 Also provided for Commission review was a location map, resolution, application 16 comments, City Code 12-9, City Code 12-9-7, City Code 12-15-8, and comments 17 submitted. 18 19 Commissioner Shafto asked about the licensing from the Cosmetology Board and whether 20 it was a one-time license. Mr. Janish stated his understanding is that it needs to be 21 renewed every couple of years. He asked for the difference between three individuals and 22 a customer group and Mr. Janish stated a customer group could be a bridal party. 23 24 Chair Godfrey assumed a motion to open the public hearing at 7:11 p.m. 25 26 Ms. Kami Hirschey, 1361 1391h Avenue NW, the applicant stated all of these clients she 27 has known for a very long time. They are aware of the 15 minutes between appointments. 28 She stated she has raised 3 kids and they all had cars and with friends coming and going 29 there is actually less traffic than before. 30 31 Commissioner Shafto asked how long the average appointment is per customer and Ms. 32 Hirschey stated it varies depending on the service. The longest appointment would be 33 three hours. 34 35 Mr. Janish stated an email was received from Jeff and Lisa Pust, 13949 Bluebird Street 36 NW, stating: "Please know that my husband and I are asking that you NOT grant a permit 37 for an "in -home beauty salon" for 1361 139'h Avenue NW. This is the end of a cul-de-sac 38 and would create hardships for neighboring homeowners when trying to park their cars. In 39 addition, it would create more traffic. This is a residential neighborhood, not a commercial 40 area. Thank you for your help in maintaining a quiet neighborhood." 41 42 A letter was provided by Joanne Wernecke, 1387 1391h Avenue NW, stating she had no 43 objection to a home beauty salon. She is sure they will meet all the requirements for the 44 IUP. 45 Regular Andover Planning and Zoning Commission Meeting Minutes — October 8, 2024 Page 5 1 An email was received from John Gasal, 1349 1391h Avenue NW, stating he lives next 2 door to the applicant and supports approval of the IUP. 4 Chair Godfrey assumed a motion to close the public hearing at 7:17 p.m. 6 Commissioner Loehlein stated in the past 45 years there were 15 IUPs requested with only 7 two still in operation. He feels there would be minimal impact if any to the neighborhood. 8 He would be in favor of approval of the [UP. 10 Motion by Loehlein, seconded by Shafto, to recommend the City Council approve the 11 Interim Use Permit (IUP) — In Home Beauty Salon 1361 139th Avenue NW — Kami 12 Hirschey (Applicant). Motion carried on a 6-ayes, 0-nays vote 13 14 This matter will come before the City Council at their meeting on October 15, 2024. 15 16 PUBLIC HEARING. CONSIDER CITY CODE AMENDMENT — CITY CODE 12-14- 17 8. OFF STREET PARKING REQUIREMENTS — CITY OFANDOVER 18 (APPLICANT) 19 20 Mr. Janish reviewed the City of Andover has been seeing an increase in rural parcels 21 seeking building permits with homes being built further back than the minimum setbacks. 22 Typically, this is done due to wetlands, or topography. As part of the review process staff 23 discussions has centered on emergency vehicle access to these homes. In order to meet 24 emergency responders' needs an ordinance has been developed, which establishes criteria 25 for minimum driveway width, and requires a turnaround under certain circumstances. 26 27 All Driveways: 28 • Shall be at least 12 feet wide driving surface. 29 • Obstructions adjacent to and directly over the driveway shall be removed to 30 provide a 14 foot clear width and 15 foot clear height. 31 32 All Driveways in R-1, R-2, R-3 and RR Zoning Districts: 33 • Up to 150 feet in length shall meet the Standard Requirements for driveways. 34 • Greater than 150 feet in length shall provide: 35 o 20 foot driveway driving surface. 36 o Obstructions adjacent to and directly over the driveway shall be removed to 37 provide a 22 foot clear width and 15 foot clear height. 38 o Driveway grade of not more than 10% unless approved by Fire Chief. 39 o Provide a minimum turning radius. 40 o Provide driveway access to all dwellings including accessory dwelling 41 units. 42 OR 43 44 • Greater than 150 feet in length shall provide: 45 o 12 foot driving surface. Regular Andover Planning and Zoning Commission Meeting Minutes — October 8, 2024 Page 6 1 o Obstructions adjacent to and directly over the driveway shall be removed to 2 provide a 14 foot clear width and 15 foot clear height. 3 o Between 60 feet and 150 feet away from the principal structure a 4 turnaround for emergency vehicles shall be provided and maintained. 5 • Turnaround shall meet the requirements for driving surface width 6 and clear width and height required by this Section and provide a 28 7 foot turning radius. 8 • The turnaround shall be at least 50 feet in length, for a total width of 9 62 feet. 10 • A diagram was provided for a visual representation of this 11 requirement. Alternative turnaround designs that provide the same 12 level of emergency vehicle access may be approved by the Fire 13 Chief. 14 15 • Wetland Impacts 16 o 10 foot driving surface. 17 o Obstructions adjacent to and directly over the driveway shall be removed to 18 provide a 12 foot clear width and 15 foot clear height. 19 o Reduced width only applies to areas requiring mitigation of an approved 20 wetland. 21 • Places property owner and occupants in charge of keeping areas open and clear of 22 obstructions to allow unhindered access for emergency access for emergency 23 vehicles. 24 25 The Planning and Zoning Commission is requested to hold a public hearing and make a 26 recommendation on the City Code Amendments to the City Council. A draft Ordinance 27 was provided for Commission's consideration. 28 29 Commissioner Shuman asked what happens to current. properties that may not meet these 30 criteria. Mr. Janish stated they would be grandfathered in and this would apply to new 31 properties with a home permit. It will be part of the review process for new construction. 32 Commissioner Shuman asked if a grandfathered-in property owner wanted to add an 33 accessory building would they need to adhere to the new Code. Mr. Janish stated the 34 overall and side clearance would be required from the get -go. If the height is too low and 35 emergency vehicles cannot pass under, they stop so as not to damage the vehicles. 36 Modifications would need to be made to the driveway to the best of their ability if an 37 Accessory Dwelling Unit is built. Commissioner Shuman asked if this Ordinance is 38 inspired mainly for fire. Mr. Janish stated it is more fire -based. 39 40 Commissioner Shafto asked if the grandfathering-in carries with the property. Mr. Janish 41 stated it does. 42 43 Chair Godfrey assumed a motion to open the public hearing at 7:30 p.m. 44 45 No one appeared to address the Commission. Regular Andover Planning and Zoning Commission Meeting Minutes — October 8, 2024 Page 7 2 No comments have been received by Staff regarding this matter. 4 Chair Godfrey assumed a motion to close the public hearing at 7:31 p.m. 6 Commissioner Hudson asked how the 150 feet was determined and Mr. Janish stated it is 7 based on a distance from the fire department and how they fight fires with their equipment 8 in areas without city water. 10 Chair Godfrey stated she is delighted Staff has come up with this standard that residents 11 can use as a guideline. 12 13 Commissioner Shuman stated in terms of guidelines, the main concern he has if he is 14 purchasing a home in a rural district he may not wish to have to construct a new driveway 15 with this criteria. He believes this would make sense for City lots. 16 17 Commissioner Winge asked what City Code states regarding zoning and material used for 18 driveways. Mr. Janish stated there are some options in the rural areas, and they are 19 identified in the City Engineers detail requirements. 20 21 Commissioner Loehlein asked if neighboring guidelines are similar. Mr. Janish stated the 22 fire department led this discussion in providing access to the properties. 23 24 Commissioner Schuman stated when people purchase a property they can do with it as 25 they wish, and they may desire to have a more secluded property. The ordinance should be 26 a guideline vs. requirement for rural properties. 27 28 Commissioner Shafto If the Fire Department cannot access a property other properties are 29 at risk also. Overall, he agrees with the guidelines. 30 31 Motion by Loehlein, seconded by Hudson, to recommend the City Council approve the 32 City Code Amendment — City Code 12-14-8:P Off Street Parking Requirements — City of 33 Andover (Applicant). Motion carried on a 5-ayes, 1-nays (Shuman) vote. 34 35 This item will come before the City Council on October 15, 2024. 36 37 PUBLIC HEARING. CONSIDER CITY CODE AMENDMENT — CITY CODE I2-7. 38 FENCES AND WALLS— CITY OFANDOVER (APPLICANT). 39 40 Mr. Hellegers reviewed at the August 27, 2024, City Council workshop, the Council 41 discussed a residential fencing proposal for a welded wire panel fence commonly referred 42 to as a "cattle panel". After discussion, the Council directed City Staff to draft a City Code 43 Amendment that would clarify that this type of fencing is allowed and provide conditions 44 for its use. In response, City Staff have drafted City Code Amendments for review and Regular Andover Planning and Zoning Commission Meeting Minutes — October 8, 2024 Page 8 1 discussion. The City Council then reviewed the language at their September 24 Workshop 2 meeting. 4 The proposed ordinance includes: 5 1. Addition of Appeals process. 6 2. Additional materials expressly prohibited. 7 3. Language to allow for welded wire panel fencing. 9 Mr. Hellegers stated the New City Code Section 12-7-7; establishes the Andover Review 10 Committee as the Board of Design Control for fences and grants the board the ability to 11 approve, conditionally approve, or disapprove of the fence design, materials or plan. The 12 new/added text to City Code 12-7-7: Appeals includes: 13 14 "The Andover Review Committee of the City shall be and is hereby appointed the 15 Board of Design Control for fences. The Board shall review all Fence Permit 16 applications referred to it by the City of Andover Engineering Department upon a 17 determination that the design, materials, or plan may violate the provisions of this 18 Chapter or in situations where no such determination could be made by the 19 Engineering Department. The Board may approve, conditionally approve, or 20 disapprove the design, materials, or plan of any fence referred to it as it may deem 21 necessary to carry out the purpose and intent of this Chapter. Any person 22 aggrieved by the decision of the Andover Review Committee may take an appeal 23 there from to the City Council." 24 25 This would expand the list of prohibited fencing materials from City Code Section 12-7-4. 26 The materials added to the prohibited fencing materials list are: 27 • Metal sheeting including corrugated steel. 28 • Chicken wire (except for use on permitted chicken coops). 29 • Drywall 30 • Cardboard 31 • Particleboard 32 . Pallets 33 • Chopped Wood 34 • Netting 35 • Paper 36 • Reflective surfaces 37 • Jersey barriers and similar products 38 • Orange construction fencing and similar materials 39 • Any material that is not manufactured or originally intended to be used as fencing. 40 41 No fence may have boards, planks, or panels larger than twelve inches in width except as 42 otherwise permitted by the Code. Silt fences, orange construction fencing, and similar 43 materials shall only be allowed on construction sites or where deemed necessary to Regular Andover Planning and Zoning Commission Meeting Minutes — October 8, 2024 Page 9 1 prevent soil erosion. Snow fences shall only be allowed between November 1" and April 2 15". 4 This amends City Code Section 12-7-7 to include wire panel fencing with supporting posts 5 and rails as a permitted type of fencing. The new/added text is: 7 City Code 12-7-7: Performance Standards (A): 9 "Wire fencing shall only be allowed as a part of a panel fence. These fences shall 10 be rigid and self-supporting, without the need for external guide wires or stakes. 11 Wires shall be woven to run horizontal and vertical and be welded at their 12 intersections to form a checkerboard like design. The wire shall utilize gaps that do 13 not exceed four inches by four inches in size so as to prevent external footholds 14 and handholds. Each panel shall be framed with wood or decorative metal finishes 15 and be no more than eight feet in length. Unframed rolls of fencing or unframed 16 fence panels shall be prohibited. The wire fencing material shall be framed on both 17 sides so that the fencing material is centered within the frame." 18 19 Mr. Hellegers showed examples of Wire Panel Fences. 20 21 The Commission is requested to hold a public hearing and make a recommendation on the 22 City Code Amendments to the City Council. Also provided for Commission review were 23 sample pictures, City Council Workshop Meeting Minutes August 27, 2024, DRAFT City 24 Council Workshop Meeting Minutes September 24, 2024, and the Draft Ordinance. 25 26 Commissioner Winge asked for someone going through the appeals process what is the 27 process and who is the Andover Review Committee. Mr. Hellegers stated the Review 28 Committee consists of all staff departments. It is an administrative committee that reviews 29 requests and may make recommendations to the applicants. Mr. Janish stated an applicant 30 still has the ability to go before the City Council if not agreeable to the Committee's 31 recommendation. 32 33 Commissioner Loehlein asked what percentage of fence applications would not meet 34 code. Mr. Janish stated there have been three during his eight -year tenure with the City. 35 36 Chair Godfrey asked about guidelines relating to the permanency of fencing. Mr. Janish 37 stated there is a certain time of year when someone can use orange construction fencing. 38 The type of fencing is also reviewed based on the purpose of the fencing as to determine if 39 it is suitable for permanent fencing. Mr. Janish also indicated all of the items listed as 40 prohibited have been used within the City. 41 42 Chair Godfrey assumed a motion to open the public hearing at 7:47 p.m. 43 44 No one appeared to address the Commission. 45 Regular Andover Planning and Zoning Commission Meeting Minutes — October 8, 2024 Page 10 1 Staff did not receive any comments on this matter from the public. 2 3 Chair Godfrey assumed a motion to close the public hearing at 7:48 p.m. 4 5 Motion by Hudson, seconded by Loehlein, to recommend the City Council approve the 6 City Code Amendment — City Code 12-7: Fences and Walls — City of Andover 7 (Applicant). Motion carried on a 6-ayes, 0-nays vote 8 9 This will go before the City Council at their October 15, 2024 Meeting. 10 11 OTHER BUSINESS. 12 13 Mr. Janish reviewed the Hughes Industrial Park Interim Use Permit application from the 14 last meeting was approved by the City Council. 15 16 Met Council has suggested some increased density for some communities. The City of 17 Andover will be required to go with 4 units per acre rather than 3 units per acre currently 18 in the Imagine 2050. Andover City Council provided 32 comments back to the Met 19 Council. There are concerns with the local infrastructure related to capacity within 20 Andover to accomplish 4 units per acre. The City has also requested an appeals process. 21 22 Commissioner Winge asked Staff is there is an update on the AT&T tower. Mr. Janish 23 stated there have been conversations about changing the number of antennae on the tower. 24 25 ADJOURNMENT 26 27 Chair Godfrey adjourned the meeting at 8:00 p.m. 28 29 30 Respectfully Submitted, 31 32 33 34 Debbie Wolfe, Recording Secretary 35 TimeSaver Off Site Secretarial, Inc. 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners FROM: Joe Janish, Community Development Director SUBJECT: PUBLIC HEARING: Conditional Use Permit (CUP)/Planned Unit Development (PUD) Review —Hartmans Meadows (formerly known as Meadows East) - SW Wold Construction Inc. DATE: November 12, 2024 INTRODUCTION The Planning and Zoning Commission is asked to review a Conditional Use Permit (CUP)/Planned Unit Development (PUD) for Hartmans Meadows (formerly known as Meadows East). The proposal contains 15 rural residential lots. The request is by SW Wold Construction Inc. The PUD narrative submitted by the developer is attached for your review. The applicant previously provided a Sketch Plan which was reviewed by the City of Andover Park and Recreation Commission on July 18, 2024 and the PUD request on November 7, 2024; Planning and Zoning Commission on July 23, 2024; and City Council on August 8, 2024. Meeting minutes are attached for your review. Based on that feedback the applicant is now proposing a development of 15 units over 33.7 acres. Purpose of PUD? 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 otherwise be achieved through strict application of this code. 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 as identified in City Code 13-3-11. City Code 13-3-9 states the following required findings to consider when approving a PUD: 1. The proposed development is not in conflict with the goals of the Comprehensive Plan for the City. 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. 2. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. The low -impact qualities of this development will lead to a desirable and unified environment. The applicant is proposing lot sizes of 2.5+ acres on the North, East, and South edges of the development. The development is proposed to have 1.5 acres lots in the "middle ". The development provides for a density transition from higher density to the west to lower density to the north, south and east. The density of 15 lots over 33.7 acres is .44 or 2.25 acres per unit. 3. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of PUD. Our proposal is requesting f exibility from lot size and lot width standards in the R-1 District and from minimum ROW width. The requested fexibilities contribute to achieving the purpose of a PUD, specifically: • The lot size change contributes to achieving a higher quality PUD development because the smaller lots are placed in the center of the development. • The lot width change contributes to achieving a higher quality PUD development because it permits the smaller lots to be within the development. • The ROW width change contributes to achieving a higher quality PUD development because it allows for a rural street section that minimizes tree removals at the existing temporary cul de sac at Sycamore St NW and allows for wider drainage and utility easements that can be used as ditches for stormwater management. The narrower width of the roadway will also reduce roadway runoff into the storm system as it is a smaller surface. The use of ditches will also reduce the number of trees removed because we will not need traditional ponding to achieve stormwater requirements. `A 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 development will incorporate high -end design elements and a variety of lot sizes that creates a transition between R-4 zoning (west) and R-1 zoning (North, South, East). This project follows and ensures the establishment of appropriate transitions between differing land uses as intended in the Zoning Ordinance & Comprehensive Plan. The transition and variety of lot sizes also allows for the remaining developable vacant land within the city to be used in an efficient way. Andover has a finite amount of land that remains to be developed and a LID style of development allows for us to be good stewards of the land. A LID will provide conservation of nature and sustainable development with the overall design to manage and protect the land in ways that benefit the environment and future generations. This development will ensure and maintain a development pattern. The flexibilities will create a more efficient design to allow the preservation of natural features of the property and ensure economic viability & general welfare of the City. Street Improvements As part of the PUD request, the applicant is asking for flexibility with street construction standards. The city standards and PUD proposal are as follows: Right of Way width Rural Street Pavement width City Standard PUD Proposal 60 feet 31 feet 50 feet 28 feet Rural Street 31 feet 31 feet Pavement width including Curb (no ditches) Figure 1- Aerialphoto Right of Way Width: City staff supports the proposal for a 50-foot right of way. This still allows enough space for snow and storm water storage. There will be additional dedicated drainage and utility easements outside the right of way. This proposal is consistent with what has been conducted in the Petersen Farms development. This would provide a 20 foot front yard drainage and utility easement. Rural Street Pavement Width: Staff supports the proposed 28-foot pavement width and 18-inch ribbon curb on each side of the road. This allows for parking on both sides. The applicant is proposing a 31 foot width which includes 18 inches of ribbon curbing on each side. The 18 inches of concrete ribbon curbing on each side of the street will maximize the protection of the edge of paved surface from the wear and tear of vehicle parking and snow removal. Since storm water will be treated within the ditch area, the ribbon curb will allow the flow of water into the ditches yet support the edging of the paved area. Lot Standards Lot standards in the Rl — Single Family Rural district require 2.5 acre lots with a 300 foot lot width at the front yard setback. The PUD proposes lot sizes ranging from 1.52 — 2.56 acres and widths ranging from 120 —336 feet. 13 Lot size/Gross Density Lot Width Lot Depth 2.5 acres / 33.7 acres CITY CODE REQUIREMENTS 2.5 acres/0.4 units per acre 300 feet 150 feet 13.48 PUD PROPOSAL 1.5 — 2.56 acres/.44 units per acre 130 — 336 feet 150 feet 15 proposed Each lot will exceed the 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 5,000 square foot locations for septic systems. Utilities Each of the lots will be served by individual septic systems and wells. DISCUSSION This section will review some of the site characteristics and processes for the proposed development shown on the sketch plan. For this project to move forward, additional actions would need to occur including: • Preliminary Plat (Public Hearing). • Final Plat (City Council Action). • Building permits (Administrative). GENERAL Conformance with Local and Regional Plans and Ordinances 1. The entire 33.7-acre site (11-32-24-41-0003) is located outside of the Metropolitan Urban Service Area (MUSA) boundary. 2. The property is guided in the 2018 Comprehensive Plan as Rural Residential, a designation that calls for densities of 0.0 to 0.4 units per acre. The proposed 15-lot development would have a density of 0.44 units per acre. 3. The proposed development includes deviations from City Codes that are proposed to be addressed through the PUD process. } iiii�e9 • [VAR n I a a0 Figure 1- Zoning and FLU Maps 01 Y OEM :%11 M.XGI"_I%Y CW Access The proposed sketch plan shows two access points; one at the south end of the development on Sycamore Street, and the other at the northeastern portion of the development accessing Ward Lake Drive. The proposed access points are identified as red circles on the following map. Two homes would have access to Ward Lake Drive NW by new driveways. Future development to the north (not proposed) would provide another possible connection point which is also shown as a red circle (dashed linesL Figure 3 -Access • ,� Pre --.- C Block Length With the proposed vacation of 167 s Avenue NW the block length will be longer than 1,320 feet. Originally the intent was for 167' Avenue NW to cross the rail tracks to the west. However, as part of Country Oaks North it was determined that this access would not occur. While the vacation of the ROW would occur as part of the Final Plat process, the vacation would extend the block length. Zoning and Lot Size The subject property is zoned R-1 Single Family Rural and there is not a request to change the zoning of the property. City Code requirements for the R-1 zoning district include a minimum lot size of 2.5 acres and minimum lot width of 300 feet measured at the front yard setback line. The applicant is proposing to have a range of lot sizes, some of which would deviate from the R-1 standards with both lot size. and lot width. Figure 4 - Lot Size Utilities Each of the lots will be served by private well and septic systems. The sketch shows septic drain field locations for each lot (green rectangles). The City Code requires two drain field locations with a combined area totaling 5,000 square feet per lot. Figure S - Utilities/Septic Tree Preservation Plan There are a significant number of trees at the southeasterly portion of the site that the developer is proposing to preserve as a wooded buffer (see approximate area in red on the map below). The trees will provide a buffer between the development and the existing residence to the south. As part of the PUD process, the applicant is required to submit a tree protection plan showing trees to be preserved. This will be required during the preliminary plat process. Figure 6 - Tree Preservnti. W etlands/Floodplains The 2013 National Wetlands Inventory (NWI 2013) does not indicate wetlands on the property. A Wetland Delineator also has indicated wetlands are not onsite. 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, Lower Rum River Watershed Management Organization, Minnesota Pollution Control Agency, 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. Lower Rum River Watershed Management Organization (LRRWMO) Once the overall layout of the sketch has been agreed upon and direction provided, the applicant will prepare a grading plan, hydrology calculations and a soils report that will be reviewed by the City, an engineering consultant and the LRRWMO. The LRRWMO will need to review the preliminary plat and the applicant will need to address any items. PROCESS Andover Review Committee The Andover Review Committee (ARC) conducted an initial review of the sketch plan and has submitted these comments to the applicant. Staff suggests the comments be reviewed as part of the sketch plan process. These comments have been attached for review by the Planning and Zoning Commissioners. Public Notice In accordance with the City Code, public hearing notice is published in the Anoka County Union Herald and mailed notice was provided to properties within 700 feet of the site located outside of the MUSA boundary, using GIS data provided by Anoka County. In addition, signs have been posted on Ward Lake Drive and at the north end of Sycamore Street to alert passersby of the proposed public hearing. The City's practice is more generous than Statute which only requires the published notice and mailed notice to properties within 350 feet. Park and Trail Dedication — (Park and Recreation Commission) The Park and Recreation Commission reviewed the request on July 18, 2024 and suggested cash in lieu of parkland dedication. As this is a formal request for the PUD the Park and Recreation Commission will again review the project on November 7, 2024 and their decision will be reported to the Planning and Zoning Commission at the meeting. The current Master Park Plan does not identify parkland in this area. PUD The applicant is requesting a Planned Unit Development (PUD) as part of this development. The applicant is requesting flexibility in the bulk area standards including size, dimension, and density. The following table depicts the proposed conceptual PUD standards: Proposed PUD Standards Sketch Plan). Proposed Conceptual PtStandards No. Item City Code Notes Standards: (R-l: Single PROPOSED Family Rural) Lot width is measured at the front 1) Lot Width (min) 300' min. 130' setback line; sketch plan only shows frontage dimensions. 3) Lot Depth (min) 150' min 200' Proposed exceeds minimum. 4) Lot Area /min.) 2.5-acre min. 1.5 - 2.5 acres See PUD Plan The block will exceed 1,320 with the vacation of 167"Ave NW 5) Block Length (max.) 1,320' max. Exceeds ROW. However it does provide secondary access through Sycamore Street NW. 6) Temp Cul-de-Sac Length (max.) 500' >231, A temporary cul de sac is proposed for future connection to the North. 7) Front Yard Setback (min) 40' 40' S) Side Yard Setback — 40' 40' Adjacent to Local Street (min.) 9) Side Yard Setback - Interior (min) 10, 10, 10) Rear Yard Setback (min) 50' 50' 12) Max Structure Height 35' 35' 13) Max Lot Coverage (structure) 20% 20% Will provide additional D&U 14) Right of Way (local rural city street) 60' 50' Easements in front yards/Sideyards of lots *Red text indicates deviation from City Code PUD Review The following City Code standards for PUD Review that the proposed development would need to address at the Preliminary Plat / PUD review stage. Applicable Ordinances City Code 13-3-9 regulates the findings that are required for a PUD to be approved: 1. The proposed development is not in conflict with the goals of the Comprehensive Plan for the City. 2. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. 10 3. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of PUD. City Code 13-3-11 identifies Desirable PUD Design Qualities that are sought in any PUD proposal as listed below. A. Achieves efficiency in the provision of streets and utilities and preserves area to achieve the elements of design qualities described in this Chapter. The development is proposed to be a low impact development with use of ribbon curb and ditching. 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. The location to Ward Lake Drive will be designed to meet city requirements. The extension of Sycamore Street NW will provide a secondary access to Deerwood Estates. C. Provides a buffer between different uses, adjacent properties, roadways, between backyards of back-to-back lots. The applicant is proposing to add additional tree buffer from the railroad tracks. The applicant is proposing lots of 2.5 acres on the north, south and east side to blend into the rural development. D. Preserves existing stands of trees and/or significant trees. The applicant is proposing to preserve a 50 foot conservation easement along the southern edge of the property in order to preserve trees. E. Provides considerable landscaping treatments that complement the overall design and contribute toward an overall landscaping theme. The applicant is proposing to add additional trees greater than City Code requirements. The proposed tree variates proposed are acceptable to the City of Andover. F. Preserves significant usable space on individual lots or through the provision of open space within the development. The minimum lots size is 1.5 acres. The property does not have wetlands according to the Nation Wetland Inventory and the Wetland specialist that reviewed the property. 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. The applicant is proposing several trees in the front yards of the properties. The road has will be designed in a manner to take advantage of the existing topography. 11 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 HOA will be responsible for approving design considerations prior to construction of each new home. Minimum houses sizes will be 1, 600 square feet for ramblers and 2, 000 square feet for two -stores, with a minimum garage size of 720 square feet. Roof pitches will be 7:12 or greater. Exteriors will be finished with maintenance free siding and minimum of 150 square feet of stone or rock on the front. I. The lasing quality of the development will be ensured by design, maintenance and use guidelines established through an owners' association. Exteriors of homes will be finished with maintenance free siding and minimum of 150 square feet of stone or rock on the front. Homeowners Association will review designs of new homes. HOA will be responsible for development sign. NEXT STEPS The CUP/PUD request would be reviewed by City Council based on the decision of the Planning and Zoning Commission. If City Council approves the CUP/PUD Plan the applicant is expected to continue with applications for Preliminary Plat, and Final Plat. ACTION REQUESTED The Planning Commission is asked to hold a public hearing, take public feedback on the proposed CUP for a PUD, and provide a recommendation to the City Council. Attachments 1) Draft Resolution of Approval 2) Draft Resolution of Denial 3) Location Map 4) Comprehensive Plan Goals 5) Applicants responses to City Questions dated October 2, 2024 6) Public Comments Received — (None) 7) City Council Meeting Minutes from Sketch dated August 7, 2024 8) Planning and Zoning Commission Meeting Minutes from Sketch dated July 23, 2024 9) Park and Recreation Commission Meeting Minutes from Sketch dated July 18, 2024 10) PUD Narrative 11) PUD Plan 7Janish ully sub itted, j t J Community Development Director 12 CC: Scott Wold, SW Wold Construction Inc., (email) Craig Wensmann, Bogert -Pederson and Associates (email) 13 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA MIMi90 A RESOLUTION APPROVING THE CONDITION USE PERMIT / PLANNED UNIT DEVELOPMENT REQUESTED BY SW WOLD CONSTRUCTION, INC, AS SHOWN AS HARTMANS MEADOWS (FORMERLY KNOWN AS MEADOWS EAST) PLAN DATED 11/8/2024, LEGALLY DESCRIBED AS: THAT PRT OF NE % OF SE '/ OF SEC 11 TWP 32 RGE 24 LYG ELY OF W R/W LINE OF BN R/R, EX RD SUBJ TO EASE OF REC WHEREAS, SW WOLD CONSTRUCTION, INC has requested a Conditional Use Permit for a Planned Unit Development (PUD) for HARTMANS MEADOWS, 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 and 13-3-9; as the proposed PUD is not 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 request, and; WHEREAS, the City Council of Andover has reviewed the request and has determined that said request does meet the criteria of City Code and 13-3-9 because: 1. The proposed development is not in conflict with the goals of the Comprehensive Plan for the City. The proposed development is not in conflict with the goals of the comprehensive plan of the city because the plan calls for the development of this property as rural and the applicant is proposing a rural development. Land Use Goals, Objectives and Policies Goal 4: Allow residential growth while maintaining the quality of natural resources and amenities. Objective: Create opportunities for the city to preserve open space, nature preserves and natural amenities through review of development proposals and implementation fo the Parks and Open Space Plan Policies: Allow rural development outside of the MUSA Boundary consistent with the Rural Residential Land Use Designation. 14 Policies: Require existing conditions information to be provided during the development review process to allow evaluation of opportunities to preserve and protect natural features and open space. Goal S: Encourage appropriate economic growth and redevelopment Objective: Develop a diversified tax base through balanced development of commercial, light industrial, and residential properties 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 Goal: Remain responsive to housing market demands through implementation of the Land Use Plan Objective: Utilize local controls to provide opportunities for a variety of housing types, including affordable housing Goal: Minimize impacts of the transportation system on the natural environment Objective: Ensure environmentally sensitive implementation of the transportation system through the planning, design and construction of improvements Goal 2: Promote, protect, preserve and enhance the City's natural resources and open space for the enjoyment of residents, protection of water and air quality and the preservation of wildlife habitat Objective: Consider development of passive, nature related recreation or conservancy areas on site found to be suitable for these purposes Policies: Work collaboratively with property owners in the preservation of open space Policies: Recognize preservation of nature preserves and open space as a benefit in Planned Unit Developments 2. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. The proposed development is designed in such a manner within its own boundaries as it will consist of one builder. Access will be provided f rom Sycamore Street NW and Ward Lake Drive. Access will be stubbed to the north for future urban development. 3. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of PUI). 15 The reduction in lot width and size allows for the preservation of existing trees located on the property. The smaller lots located in the center creates a transition to urban development density. The larger lots on the outer edges of the proposed development create the transition to the rural development. This transition occurs within the proposed development and does not rely on other properties. 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 proposed PUD is of composition, and arrangement that its construction, marketing, and operation are feasible as a complete unit without dependence upon any subsequent unit as it will be developed in one phase and is providing connections to existing and future roadways, and providing a secondary access to Deerwood Estates. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover does hereby approve the Conditional Use Permit/ Planned Unit Development for Hartmans Meadows at the above legally described property with the following conditions: 1. Applicant shall obtain approval of Preliminary Plat, which is consistent with PUD proposal as reviewed by City Council on November 19, 2024. 2. Upon approval action by Andover City Council of the Hartman Meadows Preliminary Plat, it shall be incorporated into the PUD. 3. The following deviations shall be permitted from the R-1 zoning district and subdivision regulation with the PUD: a. Lot width reduction to 130 feet vs 300 feet. b. Lot area shall be a minimum of 1.5 acres vs. 2.5 acres if consistent with PUD proposal as reviewed by City Council on November 19, 2024 c. Right of way shall be allowed as 50 feet, provided applicant provides additional drainage and utility easements adjacent to roadways. d. Roadway will be 28 feet paved, with 18 inch ribbon curb on each side. e. Applicant shall be able to exceed the maximum block length of 1320 feet if consistent with PUD proposal as reviewed by City Council on November 19, 2024. 4. The applicant shall construct homes that meet the requirements established by the Andover City Code and with varying architectural styles. 5. The applicant shall establish a Homeowners Association to handle common elements of the development. 6. Applicant shall lead the vacation of excess ROW to the south of proposed project as offered by applicant. 7. If applicant does not receive preliminary plat approval within 1 year of the date of this resolution the CUP/PUD shall become null and void, unless an extension is requested and approved by Andover City Council prior to expiration date. Adopted by the City Council of the City of Andover on this _ day of 2024. CITY OF ANDOVER rv-H-11-W Michelle Harmer, City Clerk Sheri Bukkila, Mayor 16 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA A RESOLUTION Denying THE CONDITION USE PERMIT / PLANNED UNIT DEVELOPMENT REQUESTED BY SW WOLD CONSTRUCTION, INC, AS SHOWN AS HARTMANS MEADOWS (FORMERLY KNOWN AS MEADOWS EAST) PLAN DATED 11/8/2024, LEGALLY DESCRIBED AS: THAT PRT OF NE'/< OF SE'/OF SEC 11 TWP 32 RGE 24 LYG ELY OF W R/W LINE OF BN R/R, EX RD SUBJ TO EASE OF REC WHEREAS, SW WOLD CONSTRUCTION, INC has requested a Conditional Use Permit for a Planned Unit Development (PUD) for HARTMANS MEADOWS, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request does not meet the criteria of City Code and would 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 not meet the criteria of City Code and 13-3-9; as the proposed PUD is/is not in conflict with the goals of the Comprehensive Plan for the City; the proposed development is/is not designed in such a manner as to form a desirable and unified environment within its own boundaries; and the proposed development does/does not demonstrate how each modified or waived requirement contributes to achieving the purpose of a PUD; the PUD is/is not of composition, and arrangement that its construction, marketing, and operation are feasible as a complete unit without dependence upon any subsequent unit, and; WHEREAS, the Planning and Zoning Commission recommends to the City Council the denial of the Conditional Use Permit request, and; NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover does hereby deny the Conditional Use Permit on the above legally described property for a Planned Unit Development for Meadows East due to the following findings: 1. 2. 3 Adopted by the City Council of the City of Andover on this day of 2024. CITY OF ANDOVER ATTEST: Michelle Hartner, City Clerk Sheri Bukkila, Mayor 17 ANDONTA Site Location —16xxx Ward Lake Dr. NW (Parcel ID: 11-32-24-41-0003) [am CremeC bar", IW< C I T Y O 1' N&W- 2018 Comprehensive Plan Update 1-3 Goals, Objectives and Policies The following pages describe the goals of the community and the strategies that are employed to achieve them. The goals, objectives and policies are structured according to the topic that they address. However, it is important to remember that these statements are interrelated. As a result, the cause and effect for each topic must be considered when decisions concerning the Comprehensive Plan are made. For the purposes of this plan these terms are defined as follows: Goal: A statement that expresses a desired outcome or state of affairs. Objective: A statement that provides direction on how the goal will be achieved Policy: A specific action that will be taken or a general rule that will be applied to a specific situation Overarching Goals, Objectives and Policies Goal 1: Maintain and enhance the quality of life in Andover Objective: Efficiently provide basic services to improve all aspects of the city that contribute to quality of life including land use, public safety, transportation, recreation, health, education, and resource preservation Policy: Prepare, implement, periodically evaluate and update local controls such as: • Comprehensive Plan • City Code • Capital Improvement Plan • Water Resource Management Plan • Stormwater Pollution Prevention Program • Parks and Open Space Plan Objective: Preserve the rural character of the community Policies: • Preserve the Rural Residential Planning Area Designation Identified by the Metropolitan Council 2040 Regional Development Framework • Plan the efficient expansion of municipal sewer and water through implementation of the Land Use Plan • Preserve natural areas through implementation of the Parks and Open Space Plan C 1 T Y O 1` MOVER ° 2018 Comprehensive Plan Update 1-4 Goal 2: Maintain a high degree of community planning and involvement Objective: Ensure an open and accessible local government that is responsive to the needs of residents Policies: • Provide access to information in a variety of forms including the newsletter, official newspaper, web site and televised meetings • Maintain healthy relationships with residents, businesses, community groups, school districts, and government agencies to ensure all points of view are represented • Promote participation in citizen advisory committees • Consider all available information and the potential impacts on all aspects of the community when making land use decisions • Maintain a mix of land uses, including schools, professional and medical office, retail, community and park facilities to provide a vital node of activity in the vicinity of City Hall, as well as along major corridors • Encourage resident involvement through the public hearing process and utilize a variety of public hearing notification methods including direct mailing, publication in the official newspaper and signs placed on subject properties Goal 3: Maintain the Comprehensive Plan as a relevant official document Objective: Consider Comprehensive Plan amendments that better achieve the goals, objectives and policies of the Comprehensive Plan Policies: • Adhere to the goals, objectives and policies of this Comprehensive Plan to prevent incremental decision making that adversely affects the intent of the plan • Review Comprehensive Plan text amendments with the following criteria: o A public need for the proposed amendment can be identified o The proposed amendment is the best way to satisfy that need o The amendment is consistent with the goals, objectives and policies of the Comprehensive Plan c i r r o c , N66W 2018 Comprehensive Plan Update 1-5 o The amendment is in the best interest of the City of Andover as determined by the City Council • Review Comprehensive Plan amendments concerning a proposed land use change with the following criteria: o Conditions have changed since the present land use designation was established such to warrant the proposed amendment or the present land use designation is in error o The proposed land use is compatible with surrounding land uses and with the goals, objectives and policies of the Comprehensive Plan o There is capacity of public systems, facilities and services to serve the proposed land use and capacity of these systems to serve other planned land uses is not adversely affected o Agreement can be reached for the applicant of the proposed land use to pay for any increased capacity of public systems, facilities and services required to serve the proposed land use o Potential impacts by the proposed land use on natural resources including vegetation, wetlands, floodplain and other natural features can be avoided or sufficiently mitigated as determined by the City Council o To ensure a transition or buffer between urban and rural residential zoning districts Land Use Goals, Objectives and Policies Goal 4: Allow residential growth while maintaining the quality of natural resources and amenities Objective: Clearly define areas for urban and rural residential development Objective: Promote orderly growth to ensure efficient utilization and delivery of community services Objective: Prevent extension of infrastructure that is inconsistent with the Comprehensive Plan Objective: Work cooperatively with resource protection agencies and organizations to minimize the impact of development on natural resources and amenities Objective: Create opportunities for the city to preserve open space, nature preserves and natural amenities through review of development proposals and implementation of the Parks and Open Space Plan C 1 'f Y 0 4' NDO�R 2018 Comprehensive Plan Update 1-6 Policies: • Maintain a Municipal Urban Service Area (MUSA) Boundary to define the boundary between the Developing Community and Rural Residential planning area designations of the 2040 Regional Development Framework • Stage urban development within the MUSA Boundary to ensure orderly growth and cost-efficient expansion of infrastructure • Review and update the staging plan periodically to address changes in times and conditions • Prohibit platting of property without municipal sewer and water within the MUSA Boundary; except for properties that cannot be feasibly developed at an urban capacity. • Restrict lot splits without municipal sewer and water within the MUSA Boundary • Encourage infill development within the MUSA Boundary withr appropriate transitions to existing neighborhoods • Allow rural development outside of the MUSA Boundary consistent with the Rural Residential Land Use Designation • Require existing conditions information to be provided during the development review process to allow evaluation of opportunities to preserve and protect natural features and open space • Engage local watershed management organizations and other appropriate agencies and organizations in the review of development proposals Goal 5: Encourage appropriate economic growth and redevelopment Objective: Develop a diversified tax base through balanced development of commercial, light industrial, and residential properties Objective: Create cohesive vibrant retail hubs to serve the community by aggregating commercial land uses along Bunker Lake Boulevard Objective: Select strategic locations for neighborhood and community commercial sites and establish design performance standards for such uses that promote quality site design and compatible land use arrangements Objective: Prevent the intensification of neighborhood commercial areas that may negatively affect surrounding residential properties AK6—W—A 2018 Comprehensive Plan Update 1-7 Policies: • Maintain the existing commercial nodes along Hanson Boulevard, Bunker Lake Boulevard, Round Lake Boulevard, Crosstown Drive and 7th Avenue as cohesive, interrelated nodes of commercial activity • Prevent fragmented, uncoordinated and linear commercial development away from these locations • Provide limited opportunities for commercial development in other areas of the city only when demand is demonstrated with a professionally prepared market study • Ensure that new development and redevelopment has a positive impact on the community by providing appropriate transitions and demonstrating compliance with the City Code • Promote redevelopment of existing industrial zones to accommodate industrial development, enhance community appearance and tax base • Allow limited industrial development within Andover Station North when the use, site design, and building architecture are compatible with the existing and planned uses within this commercial center • Encourage continued investment in the Andover North regional shopping area Goal: Protect and develop access for alternative energy systems Objective: Preserve reasonable access to all parcels so that alternative forms of energy can be used to supplement or replace conventional forms of energy Policies: • Encourage and support educational programs and research that focuses on alternative or renewable energy systems such as offered by Metro Cities, University of Minnesota Extension Services, Minnesota Office of Environmental Assistance, Anoka County and other organizations • Encourage the possible use of solar energy in future housing developments • Encourage future site and building plans to design for efficient use of solar energy including such elements as the location of windows, shade trees, and driveways Goal: Reduce maintenance and energy costs for public facilities and infrastructure C 1 T Y I' N AY2018 Comprehensive Plan Update 1-8 Objective: Where feasible, use low energy design elements for future public facilities and infrastructure development Policy: Explore alternative energy sources when replacing systems in public facilities Housing Goals, Objectives and Policies Goal: Provide a variety of housing types to accommodate the life cycle needs of all residents Goal: Remain responsive to housing market demands through implementation of the Land Use Plan Objective: Utilize the existing housing stock to provide a portion of the affordable housing demand projected by the Metropolitan Council Objective: Utilize local controls to provide opportunities for a variety of housing types, including affordable housing Objective: Continue to work with agencies that provide affordable housing and housing for residents with special needs Policies: • Work with property owners to identify sources of funding for home improvements to prevent deterioration of the city's older homes • Support Anoka County's efforts to implement the Five -Year Consolidated Plan • Utilize the planned unit development review process for medium and high -density residential projects to encourage more efficient allocation of density and intensity of land use and get higher quality development while providing amenities not otherwise achievable with existing zoning classes. • Support public service agency applications for the Community Development Block Grant Program CJTV OC NDOVER. 2018 Comprehensive Plan Update 1-9 Transportation Goals, Objectives and Policies Goal: Provide a safe and efficient transportation system that is cost effective and serves the existing and future access and mobility needs of the City Objective: Ensure adequate internal and external transportation access and links for efficient movement of people and goods Objective: Provide a transportation system that enhances quality economic development within the City Objective: Provide a transportation system that meets the varied needs of Andover residents Objective: Consider the mobility needs of all persons in the planning and development of the transportation system Objective Continue to support Anoka County Transportation Department applications for safety improvements of roadways Policies: • Provide for early and continuing citizen involvement in transportation planning and implementation of projects • Provide a roadway system within a functional hierarchy that accommodates existing and future travel demands by providing the necessary design features to satisfy the roadway's intended use • Provide sufficient roadway capacity through the construction of transportation system improvements that accommodate existing and future demand • Require construction of transportation system improvements in conjunction with new developments when the need is created by the new development • Require payment for future transportation improvements as apart of development approval proportionate to the demand created by new developments • Ensure that all components of the transportation system are maintained and developed to the highest standards to insure against detrimental impact upon community growth • Utilize the Capital Improvement Plan to schedule projects that increase public safety by minimizing hazards and correcting poorly designed intersections and access points AN 1 T 1" b 1` NI)OV 2018 Comprehensive Plan Update 1 -10 Goal: Provide a coordinated transportation system that is compatible with adjacent municipality, Anoka County, Metropolitan Council and State of Minnesota transportation plans Objective: Coordinate transportation planning and transportation system improvements with other government agencies to increase efficiencies Objective: Increase opportunities for funding of local transportation system improvements from federal, state and county funding sources Policies: • Coordinate grant applications and other funding requests, when appropriate, with neighboring municipalities, as well as state, regional and county agencies • Coordinate participation of Anoka County and adjacent cities, where appropriate, in the provision of Transportation Plan elements Goal: Provide multi -modal transportation options whenever and wherever feasible and advantageous Objective: Periodically evaluate potential ridership and feasibility of joining the Metropolitan Transit Taxing District to provide additional transit options for Andover residents Policies: • Identify locations for park and ride facilities and preserve the ability to implement these facilities in the future • Promote ridesharing and increased vehicle occupancies throughout the City Goal: Minimize impacts of the transportation system on the natural environment Objective: Ensure environmentally sensitive implementation of the transportation system through the planning, design and construction of improvements Objective: Consider the impacts of improvements to the existing transportation system on land use, environmental, social, historic, and cultural resources 1' OCN)OVER 2018 Comprehensive Plan Update Policies: Adhere to best management practices and all components of the Implementation Plan during the planning, construction and maintenance of the transportation system • Separate non -motorized traffic from arterial and collector roadways • Encourage joint parking facilities to conserve land Goal: Enhance accessibility by providing an interconnected multi- use trail system Objective: Provide an accessible trail system that links residential neighborhoods, commercial developments, and park areas Objective: Utilize multiple funding sources to complete the regional and local trail systems Objective: Coordinate trail construction with street improvement projects, new development, expansion and redevelopment projects Policies: • Maintain a map of existing and future local and regional trails and coordinate trail planning, construction and maintenance in the Capital Improvement Plan • Fund regional trail system improvements adjacent to residential properties with trail fees collected from new residential developments • Require regional trail construction adjacent to commercial and industrial properties, where shown on the trails plan, in conjunction with development, expansion and redevelopment projects • Require local trail construction adjacent to residential, commercial and industrial properties, where shown on the trails plan, in conjunction with development, expansion and redevelopment projects • Develop trails in accordance with the American Association of State Highway Transportation Officials (AASHTO) standards • Coordinate trail and sidewalk improvements, where appropriate, with Anoka County and neighboring cities ND6M p p 2018 Comprehensive Plan Update 1 - 12 Water Resources Goals, Objectives and Policies These goals, objectives and policies are included within the City of Andover Water Resource Management Plan and Water Supply Plan. These are separate documents that have been adopted as a component of the Comprehensive Plan. Parks and Open Space Goals, Objectives and Policies Goal 1: Provide parks and facilities that meet present park needs and plan for the future needs of the city Objectives: a. Maintain and upgrade current park facilities b. Evaluate existing conditions and future growth projections to determine the types of parks and facilities needed to complete the park system C. Provide more passive recreation opportunities d. Provide for a balance among active and passive recreation areas and activities e. Provide recreation facilities for all age groups and abilities within the city f. Design and maintain recreation areas with appropriate lighting, landscaping, parking, and shelter design g. Consider the Site Selection Criteria established in the Parks and Open Space Plan and the standards of the National Recreation and Park Association in the planning and design of the park system Policies: • Implement a maintenance schedule for the grounds and facilities within the current park system • Aggregate resources from local, state and federal sources to complete planned improvements as scheduled in the Capital Improvement Plan • Maintain and Update the Park Study as a guide for the number, size, type and location of parks and facilities needed to complete the park system to serve the needs of residents c i o r N6-6 2018 Comprehensive Plan Update 1-13 • Accept only lands suitable for park and recreation purposes as fulfillment of the parkland dedication requirements. • Utilize the Capital Improvement Plan to schedule replacement of existing park facilities and installation of new facilities • Utilize the Park and Recreation Commission to advise the Council on matters relating to parks, recreation and park facilities • Provide regulations and policies for park use and park dedication • Consider the adopted Guidelines for Field Usage by Youth Athletic Associations • Work cooperatively with other organizations and government agencies to enhance local and regional park systems Goal 2: Promote, protect, preserve and enhance the City's natural resources and open space for the enjoyment of residents, protection of water and air quality and the preservation of wildlife habitat Objective: Consider development of passive, nature -related recreation or conservancy areas on sites found to be suitable for these purposes Objective: Identify appropriate areas for preservation through analysis of natural features, the Site Selection Criteria established in the Parks and Open Space Plan and the Land Use Plan Objective: Plan for and provide connections with the park and trail systems in a manner that both preserves and allows public enjoyment of natural areas Objective: Seek to provide buffer areas adjacent to significant natural resources and parks Policies: • Work collaboratively with property owners in the preservation of open space • Permanently protect open space with conservation easements, even when fee title acquisition and other methods are used • Prepare, implement and monitor the effectiveness of conservation plans that address the specific characteristics of the various types of natural areas • Utilize the Open Space Advisory Commission to advise the Council on matters concerning preservation of open space Response to September 27, 2024 Memorandum TO: Peter Hellegers, City Planner FROM: Michael Mordal-Huebsch, Bogart, Pederson & Associates DATE: October 2, 2024 RE: Review #1 — The Meadows East PUD: PUD for 15-lot rural residential development at 16xxx Ward Lake Dr NW (PID: 11-32- 24-41-0003) Thank You for reviewing the Sketch Plan of the property on 16xxx Ward Lake Drive. BPA has reviewed the comments and we offer the following response to comments and recommendations that have been made in the review. Comments on the plan have been tabulated and responded to below. EnAineerinq Department 1. Proposed minimum lot sizes do not comply with City Code for R-1 zoning. The City Council will need to approve proposed PUD standards to deviate from City Code requirements. a. BPA Response: Comment noted. The developer will get approval prior to full civil design. 2. The developer is responsible to obtain the necessary permits from the LRRWMO, DNR, MPCA or any other agency that is interested in the site. a. BPA Response: Comment noted. Permits will be acquired and needed organizations will be contacts for comments. 3. Stormwater design shall meet requirements of the City's Stormwater Management Plan and LRRWMO requirements. a. BPA Response: Comment noted. The site will limit the 2, 10, and 100-year peak rates and provide treatment volume through the infiltration basins. 4. Concrete ribbon curb would be required along the roadway edges consistent with City Standard Detail 518B for new rural residential roadways. a. BPA Response: This ribbon curb is now proposed. 5. Developer would be responsible for removing existing temporary cul de sac on Sycamore Street on south end of plat, making street connection, and restoring adjacent properties front yards and driveways to existing or better condition. a. BPA Response: This is now shown and more details, like grading, will be included in the full plans. 6. An 80' diameter temporary cul de sac would be required on the stub street on the north end of the plat. a. BPA Response: This temporary cul de sac is now shown. 7. Further discussion necessary regarding potential of the City vacating the existing right of way along the south plat boundary in the east / west direction. a. BPA Response: Comment noted. 8. When beginning the platting process, the plat, grading plan, and all other plans must utilize the Anoka County coordinate system and datum so the information can be transferred to the City's GIS mapping. Bogart, Pederson &Assoc Phone: 7631262a22 13076 First Street Fu:763-262A844 Becker, MN 55308 Toll Bee: 8881210-8301 www. bogart-pederson.com a. BPA Response: Comment noted. 9. Additional comments pending further review. a. BPA Response: Comment noted. Fire Department 10. Both access points should be fully operable and a drive surface capable of supporting a 54,000-pound fire engine should be in place prior to any house construction. a. BPA Response: Comment noted. The pavement section will be designed to handle this load. 11. Fire access shall be maintained throughout the construction period. a. BPA Response: Comment noted. Planning Department Planning Department comments from Review #1 are as follows: 12. The Conditional Use Permit for a PUD will be required to address the following items: City Code 13-3-9 regulates the findings that are required for a PUD to be approved: L The proposed development is not in conflict with the goals of the Comprehensive Plan of the City. 2. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. 3. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of PUD. City Code 13-3-11 identifies Desirable PUD Design Qualities that are sought in any PUD proposal as listed below. 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 tree tine buffer between backyards of back-to-back lots. D. Preserves existing stands of trees and/or significant trees and provides additional tree plantings- E. The proposed structures within the development demonstrate quality architectural design and the use of high -quality building materials for unique design and detailing_ BPA Response: Comment noted. Additional trees are provided for screening. 13. Preliminary and Final Plat process will also be required. a. BPA Response: Comment noted. 14. As plans continue forward, they will need to be submitted to the Lower Rum River Water Management Organization (LRRWMO). a. BPA Response: Comment noted, this will be provided with civil design for the stormwater management. 15. Identify and provide justification for all deviations to R-1 zoning district standards on plan set or within applicant letter. The deviations to City Code appear to be related to: a. minimum lot area (2.5-acre min.), The development is utilizing Low Impact Development standards to minimize impact to natural elements and provide additional buffers to roadways and railroads. This parcel layout also provides a density transition from higher density to the west to lower density to the north, Bogart, Pederson&Assoc Phone: 763262-8822 13076 First Street Fax:763-262-BM Becker, MN 55308 Toll free: 888210-8301 www.bogaa-i)ederson.com south and east, with the overall density near R-1 standard if including railroad and Ward Lake Drive right of way. b. minimum lot width (300' min.), To minimize impact to natural elements and limit future maintenance burden on the City, street lengths and road frontage lengths were reduced, which lessened the road frontage/lot widths. c. block length — Block 1 (1,320' max length), The block length was adjusted to less than 1320 feet. The City Council will need to approve deviations from R-1 zoning district standards through a Planned Unit Development (PUD) agreement. BPA Response: Comment noted. 16. Address ROW at south end of site by Sycamore St NW. a. BPA Response: This land is planned to be given to the south property owners. 17. Additional comments pending further review a. BPA Response: Comment noted. If you have any questions I can be reached at (763) 262-8822. Thank you for providing review comments for this project. Sincerely, Bogart, Pederson & Associates, Inc. Michael Mordal-Huebsch, P.E. Bogart, Pederson & Assoc Phone: 763/262-8822 13076 First Street Fax:763-262-8M Becker, MN 55308 Tall free: 888/210-8301 www.bogart-oederson.com Regular Andover City Council Meeting Minutes —August 7, 2024 Page 2 CONSENTITEMS Item 2 Approve Payment of Claims Item 3 Approve Watermain Services A ement/13306 Gladiola St. NW Item 4 Approve Joint Powers Agre ent with City of Coon Rapids Item 5 Award Bid/24-32/Fiber O ics for City Utilities/Well #9 & LS #10 & #11 (See Resolution R068-24) Item 6 Approve First Ame ent to the Communication Site Lease Agreement with T-Mobile Central LLC/13920 Cro own Blvd. NW City Emergency Siren #9 Item 7 Approve Ga ime Matching Playground Grant Application Item 8 Accept Re ' nation of James Dickinson - City Administrator Item 9 Approv ity Code Amendment/Title 3, Chapter 9 (See Ordinance 564) Item 10 Am d Fee Ordinance (See Ordinance 564) Item 11 rove Use of ARPA Funds for Community Center Improvements by Nelson, Seconded by Butler, to approve of the Consent Agenda as read. Motion carried CONSIDER SKETCH PLAN REVIEW - UNADDRESSED PROPERTY 16R0�Y WARD LAKE DRIVE NW, PID# 11-32-24-41-0003 - SW WOLD CONSTRUCTION, INC. (APPLICANT) The City Council is requested to review a sketch plan for a single-family PUD residential development as proposed by SW Wold Construction, Inc. City Planner Hellegers reviewed the staff report in regard to the sketch plan review for the unaddressed property on Ward Lake Drive NW. He noted no formal action is required; they are just requesting that the Council provide the applicant feedback. Mayor Pro Tern Barthel asked how many acres are on this property and if they were to follow the R-1 standard, how many lots they could create. Mr. Hellegers shared the parcel is 33.7 acres and based on the lot area it would allow about 13 lots. Craig Wensmann, Bogart, Pederson, & Associates, came forward to represent the potential developers of this project. He briefly reviewed their ideas for this project and how they decided on this parcel Councilmember Butler asked if the neighborhood to the south has all two and a half acre lots. Mr. Hellegers said yes and noted some of the lots are larger on the southern part of the sketch. Councilmember Barthel asked if there are any denser neighborhoods up Ward Lake Drive. Mr. Hellegers said no. Mayor Pro Tern Barthel asked for high level feedback from the Council concerning their general Regular Andover City Council Meeting Minutes —August 7, 2024 Page 3 ideas of this project. Councilmember Butler shared he appreciates what the developer is trying to do here. He explained as they have developments coming into town, one of the common complaints the Council hears is around the loss of trees and natural areas. He added he is generally receptive to the concept of PUDs; however, he thinks this one goes too far in creating more density than is appropriate for this area. He explained when they look at the neighborhood to the west of this one, it already has a transition. He said the transition that he thinks is more appropriate is south to north, rather than west to east. He noted he is not comfortable with the level of density proposed in this PUD; however, he is open to a PUD concept. Councilmember Nelson shared he also appreciates what the developer is trying to do with the low impact lots. He noted the neighborhoods who came to the Public Hearing for the Planning and Zoning Commission emphasized they would also like the two and a half acre lots. He said he would like to see fewer lots in the next plan. Councilmember Engelhardt shared he is in agreement with both Councilmember Butler and Nelson about the density. He noted he does not think this is a good transition and he would like to see the developer work more to get this in line with the PUD process. Mayor Pro Tern Barthel noted there has been a lot of discussion around the Country Oaks North development, which was approved before any of the current Councilmembers were on the Council. He explained when they look at the sketch for Country Oaks North, there are 12 lots that do not meet the rule around septic and sewer. He said these lots made sense; however, he would not consider them a transition. He added he would need to see a lot fewer lots to be good stewards of the land for this sketch. Scott Wold, SW Weld Construction, came forward and shared he did develop the Country Oaks North project and at the time it was a transition on the north end for different sized lots that they did as a PUD. He said he would love to do 29 lots on this parcel, but he has lowered that goal. He added there are few areas in the City that this project would fit on. He noted there are only around 400 rural lots left to be developed in the City if they are all kept at two and a half acres. The Council provided direction to the applicant that they are open to a PUD but with fewer lots. I CONSIDER CITY ODE AMENDMENTS - CITY CODE LACKING MUNJUIPAL SANITAR Y SE WER - CITY OF. The City C ffncil is requested to consider the rea Commissigg and make a decision on the City Code LOTS 'of the Planning & Zoning and summary ordinance for Development Director Janish reviewed the [aff report concerning the City Code for residential lots lacking municipal sajEtary sewer. He shared the Planning & PLANNING AND ZONING COMMISSIONMEETING — JULY23, 2024 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning called to order by Chairperson Godfrey on July 23, 2024, 7:00 p.m., at i Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Commissioners absent: Also present: Chairperson Karen Godfrey, Nick Loehlein, Chuck Nang; Jr., and Ryan Winge. 2 None Peter PLEDGE OF ALLEGIANCE APPROVAL OF June 11, 2024, Reg>� Meeting i was City Ihissioners Scott Hudson, Jon Shafto, Pat Shuman ,elopment Director Joe Janish, City Planner Planning Intern Abigail Turner City Planner JpMegers noted on page 2 line 19 it should read: "Mr. Janish ... ". Motion Loehlein, seconded by Shuman, to approve the minutes of the June 11, 2024, Re Meeting as presented. Motion carried on a 5-ayes, 0-nays, 2-present (Shafto and ge), 0-absent vote. PUBLIC HEARING. Sketch Plan Review — Unaddressed Property 16xxx Ward Lake Drive NW, PID#11-32-24-41-0003 — SW Wold Construction, Inc. (Applicant) City Planner Hellegers stated that the Planning Commission is asked to review a sketch plan for a single-family PUD residential development by SW Wold Construction Inc. The staff report for the proposed Sketch Plan was provided for Commission consideration. The City received an application for a sketch plan showing a 21-lot single-family rural residential on the site. The site is in the northeast quadrant of the community, approximately three quarters of a mile north of the intersection of 161sl Avenue NW and Crosstown Boulevard NW. The site is bordered by the railroad tracks on the west side of the site and Ward Lake Drive on the east side of the property. The Country Oaks North residential development is just west of the railroad tracks and the homes from that mixed Regular Andover Planning and Zoning Commission Meeting Minutes — July 23, 2024 Page 2 urban/rural residential development back up to the development site. The site also abuts the Deerwood Estates rural residential development along the southerly side of the proposed development site. Mr. Hellegers reviewed conformance with local and regional plans and ordinances. The entire 33.7-acre site (11-32-24-41-0003) is located outside of the Metropolitan Urban Service Area (MUSA) boundary. The property is guided in the 2018 Comprehensive Plan as Rural Residential, a designation that calls for densities of 0.0 to 0.4 units per acre. The proposed 21-lot development would exceed that standard with a density of 0.6 units per acre. The proposed development includes deviations from City Codes that are proposed to be addressed through the PUD process. The site would have two access points; one at the south end of the development on Sycamore Street, and the other at the northeastern portion of the development accessing Ward Lake Drive. The proposed access points were identified on a map. Future development to the north (not proposed) would provide another possible connection point which also was shown on a map. The subject property is zoned R-1 Single Family Rural and there is not a request to change the zoning of the property. City Code requirements for the R-1 zoning district include a minimum lot size of 2.5 acres and minimum lot width of 300 feet measured at the front yard setback line. The applicant is proposing to have a range of lot sizes, some of which would deviate from the R-1 standards with both lot size, lot width and depth. Comparable single-family lot widths for these reduced size rural lots can be found at the north end of the Country Oaks North development, located just west of the railroad tracks. Each of the lots will be served by private well and septic systems. The sketch shows septic drain field locations for each lot. The City Code requires two drain field locations with a combined area totaling 5,000 square feet per lot. There are a significant number of trees at the southeasterly portion of the site that the developer is proposing to preserve as a wooded buffer between the development and the existing residences to the south. As part of the PUD process, the applicant is required to submit a tree protection plan showing trees to be preserved. This will be required during the preliminary plat process. The 2013 National Wetlands Inventory (NWI 2013) does not indicate wetlands on the property. However, a wetland delineation will be required if the applicant continues to move forward. The developer is responsible to obtain all necessary permits (Minnesota Department of Natural Resources, U.S. Army Corp of Engineers, Lower Rum River Watershed Management Organization, Minnesota Pollution Control Agency, 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. Regular Andover Planning and Zoning Commission Meeting Minutes -July 23, 2024 Page 3 Once the overall layout of the sketch has been agreed upon and direction provided, the applicant will prepare a grading plan, hydrology calculations and a soils report that will be reviewed by the City, an engineering consultant, and the Lower Rum River Watershed Management Organization. The LRRWMO will need to review the preliminary plat and the applicant will need to address any items. The Andover Review Committee (ARC) conducted an initial review of the sketch plan and has submitted their comments to the applicant. Staff suggests the comments be reviewed as part of the sketch plan process. The current Master Park Plan does not identify parkland in this area. The applicant is requesting a Planned Unit Development (PUD) as part of this development and flexibility in the bulk area standards including size, dimension, and density. The proposed conceptual PUD standards were reviewed. Mr. Hellegers reviewed the City Code standards for PUD Review that the proposed development would need to be addressed at the Preliminary Plat/PUD review stage. This sketch plan requires a Preliminary Plat, Conditional Use Permit/Planned Unit Development and Final Plat. The sketch plan will be forwarded to the City Council for their feedback on August 7, 2024. Based on the feedback received throughout the sketch plan process, the developer would modify the layout and make applications for Preliminary Plat, PUD and Final Plan and submittals to seek their desired outcome. The Planning Commission is asked to hold a public hearing this evening, take public feedback on the proposed Sketch Plan/Concept PUD, and informally advise the applicant through feedback on the proposed project. Attached for Planning Commission consideration were the Location Map, City Staff Comments dated July 15, 2024, Public Comments Received (None), Sketch PUD Narrative and Sketch Plan/PUD Concept Plan. The City Council is expected to review this sketch plan at their scheduled meeting on Wednesday, August 7, 2024. Commissioner Shafto referred to the list of staff comments sent back to the applicant and asked if the sketch plan was before or after receiving the comments. Mr. Hellegers stated the sketch plan being reviewed is the one that the comments were based on. Chair Godfrey opened the public hearing at 7:13 p.m. Mr. Dean Marquette, 727 1701h Lane, presented a signed petition from the residents. They are opposed to the PUD as presented with four points of concern. The concerns are zoning and compliance, pedestrian and biking safety, road speed limit, road maintenance on Ward Lake Drive, assessments, future development, lot sizes, adherence to the comprehensive plan, overgrowth in rural areas, traffic impact, increased traffic, access to development, Regular Andover Planning and Zoning Commission Meeting Minutes — July 23, 2024 Page 4 2%2 acre lot minimum. There are 17 signatures on the petition representing 13-14 residences. Mr. Christopher Wik, 16683 Sycamore Street NW, stated he signed the petition. His entrance onto Sycamore is very private and quiet. He does not see a reason for a through street as there is an entrance from Ward Lake Drive. He suggested creating an entrance from Ward Lake and having 2 cul-de-sacs. He has three small children. He wants lots to be 2 '/2 acres. His other concern is there is an easement on his property. If the City is not going to use that they should relinquish that in the future. Ms. Rhonda Ganske, 2159 153rd Lane NW, stated if this is going to remain R-1 zoned property these are large deviations from the City Code. Much smaller deviations have been requested by private citizens and have not been granted. It is not fair they would be approved for a developer. She does not see it necessary for the properties to blend with the existing properties. Mr. Jeff Sims, 16526 Sycamore Street NW, stated the purpose of the 2'/2 acre lots was to support the septic systems. He wants to have the City research this. Mr. Josh Delich, 17265 Ward Lake Drive, stated he was astonished when he heard what was going on. He recently built a home in Andover. They followed all the requirements of the City. They seem to be going backwards as to what previous residents were asked to do. He asked what the future is of the dirt road. There are safety concerns. He has reported speeds on the road to the Police Department. This will increase the flow and the amount of traffic in the area. He wants to see 2%2 acre lots. Decisions are being made based on economics rather than the safety of residents. Ms. Erica Dahlin, 16825 Ward Lake Drive, stated she has lived there for over 30 years. She agrees with everything that has been said. She does not see any green space, or a park identified on the PUD. No drainage ponds either. Ms. Laurel Schedin, 16642 Ward Lake Drive, stated she has lived in Andover for 40 years. She understands change is going to happen. She appreciates them leaving the trees. She thinks it could be worse. She asked about the right-of-way to the south of this development and the 1670' Avenue easement. Mr. Luke Sims, 16526 Sycamore Street NW, stated he has lived in Andover his whole life. The concerns that parents have for their children, the children feel the same way. He has never had to worry about safety concerns in his neighborhood. It would be sad to see the neighborhood compromised with the development. Ms. Kari Hefnider, 17011 Ward Lake Drive, stated they have lived there for 18 years. They moved to Andover for the rural aspect. A precedent is being set which will be detrimental to the area. Regular Andover Planning and Zoning Commission Meeting Minutes — July 23, 2024 Page 5 Mr. Craig Wensmann, Bogart, Pederson & Associates, 13076 ls' Street in Becker, representing the developer, stated he took notes during the resident comments. They looked at Mr. Wold's request for developing the land and at the zoning map. He shared a zoning map of the entire area and explained that they look at how the development will affect the community. They focused on the rural residential areas and analyzed the remaining undeveloped acreage. They looked at growth potential looking forward, noting there is limited space available for the future. They wanted to be good stewards of the remaining land and to minimize the impact to the adjacent landowners. He stated they wanted to limit traffic on Ward Lake Drive, move houses as far away from the neighbors as possible and to preserve the trees. With the general zoning, if working within the rules, he noted they cannot control how these lots are built on. On a PUD, the City and developer can determine where the growth occurs to preserve the natural elements. The concept provided is slightly outdated. He stated the cul-de-sac was reduced in length and driveways were eliminated on Ward Lake Drive. Storm water ponds were placed to restrict homes to be too close to the neighbors. Mr. Wensmann explained the second design they came up with makes more of a rural feel. They will use more frequent rain gardens and storm water basins, the basins are scattered to preserve the natural habitat, and the new concept shows .6 per acre. He noted that Ward Lake Drive may need some maintenance but there will be more taxpayers to share the tax burden for maintenance on the road. Twenty-one lots are proposed. It is difficult to fund projects with aging roads. He explained the lots will generate approximately $5,000 per lot for the City. $500,000 over ten years. The PUD flexibility will cover costs for the infrastructure and help pay for road maintenance across the City. He noted that Sycamore Street has the hammerhead style easement and could be vacated back to the property owners. They are not opposed to a second cul-de-sac. He stated they do a lot of rural developments and all 2'/z acre lots do not have 2'/2 acres of buildable area. This is a prime piece of property where 100% of the land could support a septic system. He explained that all open space is not developable, and rules and laws do change, and they need to be forward looking. Mr. Scott Wold, SW Wold Construction, 2260 22111 Avenue NW in Oak Grove, stated they were the developer of the adjacent property across the railroad tracks. They worked with the same landowner and with the City to amend the Comprehensive Plan to push 150 units through the area. They want to do the same thing in the R-1 zoning, noting the wildlife will remain. Mr. Wold stated this is a prime piece of land for development and the best use of this property is to grow roofs. There is a big wetland off Ward Lake that cannot be built on as it is a wetland. He stated one of the first plans was for 29 lots and they are looking forward to working with the Andover Staff and Council. Mr. Harry Haluptzok, 16971 Ward Lake Drive, stated he owns the 117 acres across from this project. He suggested keeping the 2'/z acre lots and adding a loop to the road. Ms. Lauren Schedin, 16642 Ward Lake Drive, asked about the loop road and how would the trees be preserved and be good stewards of the land. She asked how it would work with the two cul-de-sacs. She is concerned about preserving the natural environment. Regular Andover Planning and Zoning Commission Meeting Minutes — July 23, 2024 Page 6 Community Development Director Janish said typically as developments occur there have been temporary cul-de-sacs with the intentions for those roadways to connect in the future. The Fire Department and emergency services like to pursue having multiple accesses to developments for when there are issues and one of the accesses is blocked. A connection at Sycamore provides another access for the development to the south as well as this proposed development to have access for emergency services. Sycamore has been slated as a temporary cul-de-sac with the intention that it would be connected as some time in the future. The U-shaped road idea would deviate from that. Commissioner Loehlein asked how I 1 lots doubled and why there is so much more density. Mr. Wensmann stated the difference is 300-foot lot width and 80-foot. Commissioner Loehlein wondered why 20 lots are in the PUD. He sees both preservation and increased density. Mr. Wensmann stated they want to be good stewards of the land and reduce the tax burden. Chair Godfrey closed the public hearing at 8:05 p.m. Commissioner Shafto addressed why there is no park in this development, noting the Park Commission is recommending cash in lieu of land. He thanked everyone for coming to the meeting. He has some concerns about the density. He is not against using it as a PUD. He is struggling with 21 houses. He does not see it as a transition because of the railroad. It does not match the density on the other side of the railroad tracks. Commissioner Loehlein stated he agrees with Commissioner Shafto's comments. He encouraged the developer to listen and implement the comments heard this evening. If the straight City Code were followed, the brownies approach from Mr. Wensmann's sketch, that would be worse. This plan is better since it preserves the trees, but it is too dense. Commissioner Hudson stated the way this is currently zoned it would be for 12-13 lots. If lots were combined the developer could end up with 12-13 lots and still preserve the trees. The density is too high. There is not a 1-acre lot anywhere in this area. There are too many deviations from the Code in his opinion. The lots need to be bigger and there needs to be less lots. Commissioner Winge stated he would like to see 2'/z acre lots. Chair Godfrey stated she appreciates everyone coming to provide their feedback. She thinks this is a little too dense, noting there are guidelines for a reason. She is concerned about the number of variances. She looks forward to more specifics on the PUD. She would like to see what is included in the PUD. The City Council is expected to review this sketch plan at their scheduled meeting on Wednesday, August 7, 2024. PARKAND RECREATION COMMISSIONMEETING — JULY I8, 2024 MINUTES The Regular Bi-Monthly Meeting of the Andover Park and Recreation Comnission was called to order by Chair Strombeck on July 18, 2024, 6:00 p.m., at the dover City Hall, 1885 Crosstown Boulevard NW, Andover, Minnesota. Commissioners Present: Chair Tracy Strombeck, Commis ' ners Bruckner Johnson, Kristin Lackie, Jim Lindahl, C ck Naughton, Liza Shafto and Shane Stenzel. Commissioners Absent: None Also Present: Parks & Streets O rations Manager Jason Baumunk and Associate PlamiZJakc Griffiths. RESIDENT FORUM No one appeared to address the APPROVAL OF June 6, 2024 Regular Motion by Commis oner Stenzel, seconded by Commissioner Shafto, to approve the June 6, 2024, Park Co ission Regular Meeting minutes as presented. Motion carried on a 6- ayes, 0-nays, 1 resent (Lackie) and 0-absent vote. APPROVAL OFAGENDA 'by Commissioner Stenzel, seconded by Commissioner Lindahl to approve the July 4 Park Commission Regular Meeting Agenda as presented. Motion carried on a 0-nays, and 0-absent vote. DISCUSS SW WOLD SKETCH PLAN Associate Planner Jake Griffiths reviewed SW Wold Construction, Inc. has submitted a Sketch Plan application for a proposed residential development located at the unaddressed property at PID 11-32-24-41-0003. The site is generally located north of 167th Avenue NW, east of the BNSF railroad tracks, south of 1701h Lane North, and west of Ward Lake Drive Regular Andover Park & Recreation Commission Meeting Minutes —July 18, 2024 Page 2 NW and is approximately 33.7 acres in size. Through a Planned Unit Development (PUD) the applicant is proposing 21 single-family rural lots. The proposed Sketch Plan was displayed for the Commission. No park is being proposed as part of the Sketch Plan. The Park Dedication Study does not identify any parkland dedication in this area of the City and would recommend cash -in -lieu of land for park dedication requirements. The Park and Recreation Commission is requested to review the proposed development and provide informal feedback to the applicant on park dedication requirements. Commissioner Naughton asked if Maple View Park Preserve is the closest park to the area. Mr. Baumunk stated there are not many parks in the immediate area and there are no trail connections to this area. Mr. Baumunk showed a map of where the proposed development is located. Chair Strombeck asked if a park were to be put it would need to be a larger 3 acre park and Mr. Baumunk stated that is true. Staff does not recommend putting in a mini -park. Commissioner Lackie stated she would not recommend putting in a park at this time. With the larger lots, residents tend to put in their own play structures. She recommends cash in lieu of land. The consensus of the Park and Recreation Commission was to accept cash -in -lieu of land for the park dedication requirements. DISCUSS the 2025-2029 CIP — PARK CAPITAL IMPROVEMENTS Parks & Streets Operations Manager Jason Baumunk re ' ed the Park and Recreation Commission is requested to review the revised 2025-20 Park Capital Improvement Plan (CIP). This was discussed with the City Council at e 6/25/24 Joint Workshop Meeting. The outcome of that meeting with City Council Agestions for removal is: 2 • Annual Misc. Projects - $25,00 • Parks at Fields at Winslow C e - $170,000. This is a new park that is identified in the development plans. (S f would like to establish irrigation and turf in 2024). • Contribution to AC - $159,107. Final payment for the ACC expansion contribution. • Sunshine Basket 1 Court Improvements — Sport Court surfacing, fencing and improved bac bards. Possible lighting as well (Lighting to be evaluated with parking lot ' ting projects) - $65,000. • The Pic Ball Complex was removed entirely from the CIP, may be revisited in the tore. Mr. Bayfunk stated in 2025, the City is participating in putting a fence around the dog park ' Coon Rapids. The City's portion of that cost is $25,000 which will come out of dedication funds in 2025. There is discussion of adding water to the dog park for Bogart, Pederson & Associates. Inc. CIVIL tNGINEERING LAND SURVEYING ENVIRONMENTAL SERVICES September 13, 2024 City of Andover 1685 Crosstown Boulevard N.W. Andover, Minnesota 55304 RE: PUD Narrative for HARTMANS MEADOWS Development. Requested by SW Wold. SW Wold is proposing a Low Impact Residential Development in the City of Andover. The project is located along Ward Lake Dr NW and 167th Ave NW. The Parcel is approximately 33.70 Acres in size and is currently zoned R-1, Single Family Rural Residential. The property requires flexibility from the zoning standards to allow for a Low Impact Development (LID) to be developed. The Low Impact Design will allow for onsite trees and other natural features to be preserved, while enhancing the remaining areas with additional plantings and improvements. This design will incorporate natural and engineered stormwater treatment methods to treat and control stormwater onsite. This development will deviate from the R-1 zoning standards with the minimum lot dimensions, minimum lot area, and use a rural residential road section with a 50-foot wide right of way, similar to other developments within the City of Andover. The development will incorporate high -end design elements and a variety of lot sizes that creates a transition between R-4 zoning (west) and R-1 zoning (North, South, East). This project follows and ensures the establishment of appropriate transitions between differing land uses as intended in the Zoning Ordinance & Comprehensive Plan. The transition and variety of lot sizes also allows for the remaining developable vacant land within the city to be used in an efficient way. Andover has a finite amount of land that remains to be developed and a LID style of development allows for us to be good stewards of the land. A LID will provide conservation of nature and sustainable development with the overall design to manage and protect the land in ways that benefit the environment and future generations. This development will ensure and maintain a development pattern. The flexibilities will create a more efficient design to allow the preservation of natural features of the property and ensure economic viability & general welfare of the City. The Purpose of Each District for R-1 Single Family Rural Residential: • This district is intended to provide a residential atmosphere for those persons desiring to retain a large parcel of land. Such large lots are logical in areas where development into smaller lots would be difficult, or where public utilities will not be available in the foreseeable future. Furthermore, larger houses are more costly and require larger lots. Thus, to provide an area to accommodate those persons with the financial means to erect a large house, it is necessary to have an area of large lots. • Land which is wooded, or which has a changing topography, and low land which tends to be poor agriculturally is also the most expensive to develop for residential sites and, after Pagel development, the sites tend to be expensive to maintain. Such areas are the most interesting and most susceptible to large lot development. The district also is intended to preserve productive land for agricultural use. (Amended Ord. 314, 10-4- 05) Maximum impervious surface area and stormwater management standards - o The total area of all structures shall not exceed 20% of each lot as identified in City Code. o Development will minimize the extent of disturbed areas, runoff velocities, erosion potential, and reduce/delay runoff volumes, and stabilize and protect disturbed areas. The proposed HARTMANS MEADOWS EAST Low Impact Development requests the following of the PUD to allow greater flexibility of design by incorporating design modifications and/or alternative uses into a conventional zoning district's requirement: The intent is to meet all R-1 front, side and rear setbacks. • Lot sizes ranging from 1.5 to 2.5 acres • Varying lot widths to accommodate road curves, with minimum 130-foot width • Use of rural residential road section • 50 foot wide right of way with additional easements in the front yard • Exceed the maximum block length of 1320 feet Preliminary soil borings show that standard septic systems can be installed with adequate separation to wells for each lot. Summary: This PUD request offers a conservative transition from 3 lots per acre in the R-4 district to the West to 2 % acre lots to East, South, and North of the proposed plat. The City of Andover has limited developable area remaining for acreage lots, and the intent of this development is to provide good stewardship of the remaining land by not being wasteful with under-utilized areas often seen in straight 2 acre lot developments. The City of Andover has a maximum block length of 1,320 feet. Working with the site and existing roadways and access to Ward Lake Drive NW, the proposed access to Ward Lake Drive through this development is preferred. The railroad tracks to the west create issues with trying to address the length as the Railroad limits crossings. The proposed roadway will add a second access to the existing development (Deerwood Estates) to the south. The developer is looking to take the lead to vacate the 167' Ave NW right of way (East/West of existing Sycamore St NW). This vacation of right of way will provide additional land to 16668 Sycamore St NW and 16683 Sycamore St NW. The street and lot layouts were specifically designed to preserve as many trees as possible by leaving the native forested areas, other than the required Sycamore Street connection area. The developer proposes extensive plantings to extend throughout remaining portions of the development, exceeding guidelines within the city ordinance. The developer also proposes a conservation easement over a buffer strip along the south side of the property to preserve the trees (see proposed PUD map). Page 12 The development will have a Homeowners Association (HOA) that will be proposed as part of the Preliminary Plat. This HOA will be responsible for maintenance of the monument sign at the entrance onto Ward Lake Drive NW and for approving design considerations prior to construction of each new home. Minimum houses sizes will be 1,600 square feet for ramblers and 2,000 square feet for two - stories, with a minimum garage size of 720 square feet. Roof pitches will be 7:12 or greater. Exteriors will be finished with maintenance free siding and minimum of 150 square feet of stone or rock on the front fagade. As a forward -thinking, efficiently designed LID, this PUD development will provide the City with additional tax base much higher than the guided 2.5 acre R-1 zoning, with a similar amount of proposed infrastructure, while preserving an existing stand of trees. This will reduce future burdens for the City and residents as it relates to future maintenance costs and garner more funds for other City projects. Page13 Temporary nl` - �� t 4` 2 Mx of Doad�ou, no•s� 1 J: ).. Res o6r acR=s 4. rh 1/ y ) 1 Entrance Mo t5pn } 1 1 z 2.56ACRES n n.. Chnq D Aspen. YMileRrvl Plno Z r.c n .crs I .. -nu6E1a3 CmL c _ e 212 `,lpti F t 5c ACR ---------------- c 8 1 i 1 1 5o'NAde Consarvellon Mea� MANS MEAL Andover, MN i. Parcel ID: 11-32-24-41-0003 CONCEPT DATA .i D Bo160' v- Gross Site Arse: 3 3]Aex Prax potl Zonirg'. P.U.D. Proposed Bindle Family We,15 Units PROPOSED ZONING STANDARDS Single Family House Lot - - - Standard Lot Size wldul: 1 so' DDPm: 200' Area: Selbacha Front BeWatic: 40' Side Selbatic 10' Rear Se@aG: 50' Landscaping Notes Requirements to be Followed • Minimum of trees or 1 tree per 50leet of lot width. Whdt8V8! I6 0leelal. _Bize:1We" Diameter. 6 Tell ExisOnp Trees will be maintained as much asas oosvtile. ' Proposed Tree Types mixed into lots (Exact Lacalipns to be enalizetl with tlWl deelpn) • Re • Paper Birch • But Oakmrican • AeElm • Big Teeth Aspen • Bervicebelty • Black BDN(a • DueIJDO Aspen • Mite Pine • Red Pine BNk Ipt IpIWIMWN1eO Tieeelb4 lMaP/w14d MfIw�Ten 1 1 T9 9I8 / H 1[ 1 z 21e aze 4 s 1 1 3 16! 0.74 4 5 1 1 4 121 2Q a t I f 5 130 28 a • I 1 6 471 9.2 4 5 I 3 i ar5 139 I ] i 3 1 ZY 518 I A 1 3 2 1W 3.78 4 a 1 1 d 1m 3.99 4 5 ' 3 4 taB am4 5 3 5 30B ]]B 4 5 a 8 fiPb 11.3 � r 5 ] Bii 965 4 B 3 9 3]9 an 4 4 1 54 as a a .. I�ImT Y `O�F 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.00V TO: Planning & Zoning Commission FROM: Joe Janish, Community Development Director SUBJECT: Public Hearine: Interim Use Permit (IUP) — Mining & Land Reclamation — 83 Old Constance Blvd NW - PID 13-32-24-11-0004 (Applicant — Chris Hogie & Katelyn Kiekbusch) DATE: November 12, 2024 INTRODUCTION The applicants are looking to construct a driveway to their property for an accessory structure and future home at 83 Old Constance Blvd NW. This process falls under the land reclamation application, which is an IUP. Since the applicant is proposing land reclamation utilizing in excess of 400 cubic yards, an IUP is required pursuant to City Code 12-13-1 and 12-15-8. A copy of the driveway -grading plan for is included for your review, as well as staff comments for Review #2 of the driveway -grading plan. Staff is proposing a completion date of November 19, 2025 (5-years is the longest amount of time an IUP can be granted for under City Code 12-14-12-E). If at that time, the applicant has not completed the work identified with the driveway -grading plan the applicant will need to obtain the ]UP again. The applicant is required to provide a hard surfaced driveway apron in the right of way. The current proposed plan calls for a 25-foot asphalt section while the applicant has indicated they plan to pave as far as their budget will allow. Flood Plain Impacts As part of this driveway project, the applicant is proposing to fill 205 cubic yards of the flood plain. In order to fill the flood plain the applicant is required to "create floodplain" at a 1 to 1 ration. The applicant is proposing to construct a pond as shown on the driveway -grading plan located in the northeastern portion of the property. This proposed pond is the flood plain mitigation required and meets or exceeds the 1 to 1 ratio for replacement and will provide 213 cubic yards of flood storage. Wetland Impacts The proposed wetland impacts are 4,272 square feet. Coon Creek Watershed has indicated that this falls under the de minimis amount of 0.1 acres. The applicant currently has conditional approval for a CCWD permit, but has not yet received a permit. Type of Fill Permitted The applicant is expecting to have fill material suitable for the driveway delivered to the property during business hours of 7 am to 5 pm. Haul Route No haul route is required, as material will be delivered to, and within the site. Material delivered will occur between business hours of lam to 5 pm. The property will have one entrance for delivery of materials. Erosion Control Silt fencing will be required around the area until vegetation has occurred to control any erosion. The applicant will be required to ensure proper vegetation across disturbed areas within 7 days of inactivity. Coordination with other Agencies The applicant is responsible to obtain all appropriate and necessary permits (such as but not limited to the Coon Creek Watershed District, etc.) The applicant has already been working with the City Engineering Department on this item and Coon Creek Watershed District. Interim Use Permit Standards The Planning and Zoning Commission shall recommend an interim use permit and the Council shall issue such interim use permit only if it finds that such use at the proposed location: Will not create an excess burden on parks, streets, and other public facilities; The proposed project will not create an excess burden on parks or other public facilities. While material will be delivered to the site the road is expected to handle the traffic. Currently Old Constance is included in the Capital Improvement Plan (CIP) for a 2026 reconstruction. Will not be injurious to the surrounding neighborhood or otherwise harm the public health, safety, and general welfare; The applicant shall establish vegetation and ensure proper erosion control to the satisfaction of the City Engineer. The applicant is required to observe all noise and similar type regulations during operation. Will not have a negative effect on the values of property and scenic views; The driveway will be permanent and will facilitate future development of the site for a single family home and accessory structure. It is not anticipated that the installation of a driveway will have a negative effect on the values ofproperty or scenic views. Will not impose additional unreasonable costs on the public; The applicant is required to obtain all necessary permits. Any material that falls outside of the property line or right-of-way is the responsibility of the applicant to remove. If the driveway is not complete prior to the expiration date of the IUP, the applicant will need to seek a new IUP to complete their driveway at their own cost. Any fill material on the roadway is the applicant's responsibility to clean. Will be subjected to, by agreement with the owner, any conditions that the City Council has deemed appropriate for the permission of the use, including a condition that the owner may be required to provide appropriate financial surety to cover the cost of removing the interim use and any interim structures upon the expiration of the interim use period. ACTION REQUESTED The Planning and Zoning Commission is asked to hold a public hearing and make a recommendation to the City Council regarding the interim use permit request. pec fully ett Joc h Community Development Director Attachments: Draft Resolution of Approval Draft Resolution of Denial Site Location Map Review #2 Staff Comments Proposed Grading Plan CC: Chris Hogie - Email Katelyn Kiekbusch - Email CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION GRANTING AN INTERIM USE PERMIT FOR MINING AND LAND RECLAMATION AT PID 13-32-24-11-0004, LEGALLY DESCRIBED AS: The East 300 feet of the West 630 feet of the East Half of the Northeast Quarter of Section 13, Township 32, Range 24, in Anoka County, Minnesota lying Northwesterly of the center line of County Road No. 60, also known as Constance Boulevard, as now laid out and travelled across said East Half of the Northeast Quarter. WHEREAS, the applicant, requested an interim use permit for the mining and land reclamation to construct a driveway and pond; and, WHEREAS, the Planning and Zoning Commission held a public hearing on November 12, 2024; and, WHEREAS, the Planning and Zoning Commission finds the request would not have a detrimental effect upon the health, safety, and general welfare of the City of Andover; and WHEREAS, the Planning and Zoning Commission recommends to the City Council approval of the interim use permit. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby approves the interim use permit to allow for the mining and land reclamation to construct a driveway and pond on the property with the following conditions: 1. Soil shall not be placed within wetland, floodplain or right-of-way areas without first obtaining any required approvals and completing any required mitigation. 2. Applicant shall obtain all appropriate permits needed for the project prior to the start of work. 3. Silt fencing and any other erosion control measures as deemed necessary by the City Engineer shall be installed and maintained. 4. All material shall be utilized in compliance with the City requirements. 5. Applicant shall meet comments from Engineers Memo dated October 22, 2024. 6. Hours of operation shall be restricted to the normal construction hours as regulated by City Code 5-6-3. 7. The applicant shall be responsible for the cleaning of material (soil, sand, etc.) from the public roadways as needed (may require multiple times a day) a minimum of daily. 8. All appropriate permits shall be obtained, including but not limited to obtaining an approved grading plan from the City Engineering Department. 9. Any future mining or land reclamation with fill in excess of 400 cubic yards shall require a new IUP. 10. Applicant shall protect possible septic locations and not disturb them. 11. Permit shall expire on November 19, 2025. Adopted by the City Council of the City of Andover on this 19' day of November 2024. CITY OF ANDOVER ATTEST: Michelle Hartner, Deputy City Clerk Sheri Bukkila, Mayor CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION DENYING AN INTERIM USE PERMIT FOR MINING AND LAND RECLAMATION AT PID 13-32-24-11-0004, LEGALLY DESCRIBED AS: The East 300 feet of the West 630 feet of the East Half of the Northeast Quarter of Section 13, Township 32, Range 24, in Anoka County, Minnesota lying Northwesterly of the center line of County Road No. 60, also known as Constance Boulevard, as now laid out and travelled across said East Half of the Northeast Quarter. WHEREAS, the applicant, requested an interim use permit for the mining and land reclamation to construct a driveway and pond; and, WHEREAS, the Planning and Zoning Commission held a public hearing on November 12, 2024; and, WHEREAS, the Planning and Zoning Commission finds the request would have a detrimental effect upon the health, safety, and general welfare of the City of Andover; and WHEREAS, the Planning and Zoning Commission recommends to the City Council denial of the interim use permit. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby denies the interim use permit to allow for the mining and land reclamation to construct a driveway and pond on the property with the following conditions: NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees with the Planning and Zoning Commission and denies the interim use permit to allow for the construction of a driveway and pond on property for the following reasons: 1. 2. 3. Adopted by the City Council of the City of Andover on this 191 day of November 2024. CITY OF ANDOVER ATTEST: Michelle Harter, Deputy City Clerk Sheri Bukkila, Mayor &MR Site Location — 83 Old Constance Blvd. NW (Parcel ID: 13-32-24-11-0004) Date Created. October 29, 2024 Disclaimer. Are provider makes no representation or wamom'ies with respeatto the reuse afthisdota. 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Joe Janish, Community Development Director FROM: David Berkowitz, Director of Public Works/City Engineer Jason Law, Assistant City Engineer DATE: October 22. 2024 REFERENCE: 83 Old Constance Blvd NW — Hogie Driveway Grading Plan / Review #2 The following comments are regarding Review #2: 1 _ Provide a copy of the Coon Creek Watershed (CCWD) permit to the City. 2_ Note, per CCWD requirements, stormwater treatment and a permit from the CCWD will be required with the house building permit as total impervious surface will exceed 10,000 sf (see attached email from CCWD). This is not required for this IUP which is for construction of the driveway_ 3. (Review #1, kept for tracking purposes): Upon completion of all grading, an as -built survey is required to verify that proposed floodplain mitigation volume meets or exceeds floodplain fill volume. Note: It is a requirement that the owner or engineer respond to each of these items in writing feet digital cony from City and type remonses below original comment) when re -submitting the revised plan to the City. If you have any questions, feel free to contact David Berkowitz, Director of Public Works/City Engineer at (763) 767- 5133 or Jason Law, Assistant City Engineer at (763) 767-5130. I IYUf .O . --286.6]-- � MRTMLE COMPACTED SUBOA DRIVEWAY CROSS SECTION N.T.S. \f\ 1 A I \ I a M°s I �2C6L OFFLI aDooP RMZJ] F IRCT tS DF OF —" TO e 1 I... YAM Z IMx1 OF ASPIML] RRR TER EEL1gN. I I LOW POINTSTA: 1.00.00. ELEV: Wi.90' PA STA O 75.OIL ELEV: 502.Z K•IBM, A.D.•0.08%' $ S V.C.• SOAO' ROAD CLCRQSCINOINV.-WTDI \ L'LF OF 1S 10PE B. 7 EXISTING SURFACEI LEGEND: PROPOSED RIP PAP ---Eu— - PROPOSED CONTOUR PROPOSED STORM SEWER OMITS OF GRADING -SILT FENCE Y PROPOSED FLARED END SECTION 0 v— TEMPORARY SILT FENCE 1 PROPOSEDBIOLOG w SP lw OPERMMENTWETLANDIMPACT — FLC0DPIWNFILLVODUMER05C.Y.) OFLOODPLAIN FILL VOLUME lF1LL VOLUME ABOVE 859.8' NOT ADDED TO TOTAL MOUNT) ADDED FLOODPWN VOLUME (2I] C.Y.) IS Pdo 1-0 a a — W]w ) Vf--1JIaJ -- DID rgY6ELMAn MOFMD WT3x01Mr PCRRVEREx E�Lr S \ f \ B pRNCIMr ROR. OF WE1LLxo F.ur vARr \ IRAPas6o sralLounox Axo roorrMM \ \ . 10FNLTH.CF... AA 1.10F.IE-LINFO it I w v.IfWLI . .a ,•e•' °$ N � ) y � '� mc.v.a AWEova WE MLa PROPOSED FLCCOPVSi..;1IBW,'np / S T ` RWWL.W FIEV.Ir 11 1 •"A .]RSF.OFPERWxEM \. + ° W M)IMPACT �F \ xv.arw \ ABA PA STA: 4-60.00. ELEV: MISS' 0.17% p LFCF IE'DMR Oo U G089WE II(Y.•fl. tE LF M If01MPE B AOIa a cRosuwlrrv.-eF]so n LFCF IfeIOPEOo <LCROSSINO W V.-F9]. h n8 ma FO FO GRADING GENERAL NOTES: CITY OF AN 1. THE CONTRACTOR SHALL NOTE ANY DISCREPANCIES BETWEEN EMISTING CONDITIONS IN THE FIELD REPRESENTED WITHIN THE PLANS AS SHOWN MD ALERT THE ENGINEER BEFORE BIDDING THE PROJECT AND BEGINNING 920 CONSTRUCTION, 2. CONTRACTOR SHALL LOCATE AND VERIFY ALL URUTIES WHICH MAY AFFECT THIS WORK AND NOTIFY THE OWNER OF ANY CHANGES. CONTACT LOCAL UTILITY COMPANIES FOR ENACT LOCATIONS PRIOR TO BIDDING THE PROJECT AND COMMENCING WORK. O. CONTRACTOR SHALL THE NECESSARY PRECAUTIONS TO PREVENT SILT AND DEBRIS RUNOFF WRING GRADING 915 OPERATIONS Of. SILT FENCE, STRAW BALES. ETC.). A. CONTACTOR SHALL. VERIFY CRITICAL ELEVATIONS TO ENSURE CONFORMANCE WITH GRADING PLAN F PARTICULARLY WITH ENLISTING STRUCTURES AND/OR PAVEMENTS TO REMAK MEET ENLISTING GRADES ALONG a STREETS. PROPERTY ONES, MID DRIVEWAY ENTRANCES. RESTORE ALL PAVEMENTS THAT REMAIN TO THEIR ORIGINAL IF NOT BETTER CONDITION. NOTIFY OWNER OF ANY CGNFUCTS PRIOR TO BIDDING THE PROJECT. 910 5. TURF ESTABLISHMENT AREAS SEWL RECEIVE MINIMUM OF M' DEPTH AS MEASURED IN PLACE OF TOPSOIL TOPSOIL SHA L SE FURNISHED MD INSTALLED BY THE CONTRACTOR ALL GRADED SLOPES GREATER THAN OR EQUAL TO S.1 SHALL BE HYDROSEEDED, EROSION CONTROL BLANKETED. OR MULCHED TO HELP STABILIZE THE SLOPES BY GENERAL CONTRACTOR. 6. PROPOSED SPOT ELEVATONS ME TO THE TOP OF CURB UNLESS NOTED OTHERWISE. ELEVATION OF FLOW UNE 15 •/ 9OS 6- BELOW TOP OF CURB UNLESS OTHERWISE SHOWN. i 2. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR DETERMINING QUANTITIES OF CUT, FILL AND WASTE MATERIALS TO BE HANDLED. AND FOR MOUNT OF GRADING TO BE DONE IN ORDER TO COMPLETELY PERFORM ALL WORK INDICATED ON THE DRAWINGS. IMPORT SUITABLE MATERAL AND EXPORT UNSUITABLE I EXCESSI WASTE MATERIAL AS REQUIRED. ALL COSTS ASSOCIATED WITH IMPORTING AND EMPORTNG MATERIALS SHALL BE INCIDENTAL TO THE 900 CONTRACT' U. FMLUREOF TURFDEVELOPMEM:INTIEEVENTTHECANTPACTORFALSTOPROVIDEMACCEPTABL£NRP THE CONTRACTOR SHALL RESEED OR REBOD ALL APPLICABLE AREAS, AT NO ADDITIONAL COST TO THE OWNER. TO THE SATISFACTION OF THE ENGINEER. S. CONTRACTOR SWILL STRIP TOPSOIL AND/OR UNSUITABLE MATERIAL WITHIN "TENTS OF DRIVEWAY FILL 895 10. PERIMETER CONTROL SHALL BE COMPLETED WTH DOUBLE LINED PERIMETER CONTROL AROUND THE GRADING EXTENTS SHOWN. PERIMETER CONTROL TYPE TO BE DETERMINED BY CONTRACTOR. SCALE: It CONTRACTOR SHALL REMOVE REPINE T:R CONTROL MEN ADJACENT AREA IS REVEGETATED. HORIZONTAL: 1"=BT VERTICAL. 1' 5• 12 SOUS AND SUL STOCKPILES WILL BE STABILIZED WITHIN 24 HOURS OF INACTWTY, 890 15. STREETS WILL BE SWEPT FREE OF SEDIMENT AT THE END OF EACH WORKDAY. 14. UPON COMPLETION OF ALL GRADING.MA"UILT SURVEY IS REQUIRED TO VERIFY TWIT PROPOSED FLOODPLMN MITIGATION VOLUME MEETS OR EMCEEDS FLOODPIAN FILL VOLUME. m � o 00 Lu G W E ag Is a O Yea �w 19 0 Q �2x G3 m So OR 5k C1 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Planning & Zoning Commission FROM: Joe Janish, Community Development Director SUBJECT: Public Hearing: Interim Use Permit (IUP) — Construction of an Accessory Structure Prior to Principal Structure — 83 Old Constance Blvd NW - PID 13-32-24-11-0004 (Applicant — Chris Hogie & Katelyn Kiekbusch) DATE: November 12, 2024 The applicants are looking to construct an accessory structure prior to their principal structure (Home) at 83 Old Constance Blvd NW. The property is zoned R-1 — Single Family Rural Residential. This process falls under an IUP. DISCUSSION The applicant desires to construct a 50 foot by 80 foot steel building with a sidewall height of 16 feet. Title 12 Chapter 6 regulates Accessory Structures, uses and Temporary Structures. 12-6-3-A: Accessory Structure Height: limits accessory structure heights to the height of the principal structure, and in the R-4 zoning district the maximum accessory structure building height shall not exceed (15) feet. 12-6-4-A-c: Lots 5 Acres And Larger — In residential districts other than the R-4 district, on lots of five (5) acres and larger, the maximum allowable area of accessory structures shall be limited only by the setbacks and maximum impervious land coverage requirements of this code. 12-6-5: LOCATION AND SETBACK REQUIREMENTS: The applicant's site layout shows the accessory structure and proposed home location. This would place the accessory structure behind the proposed home (constructed later). The accessory structure would meet the setbacks as proposed. Setback Required Proposed Front Yard 60 feet Approximately 820 Side Yard 5 feet 10 feet Rear 5 feet 280+ feet City Code would allow for an existing accessory structure to remain without a principal structure for 12 months. The applicant has acknowledged a 12-month time period to construct their home. If at that time, the applicant has not constructed their home, the accessory structure will need to be removed from the property or seek another IUP. The applicant is aware the new home will need to be as tall as or taller than the accessory structure. The applicant has also been made aware that City Code 12-9: Home Occupations, restricts the use of the accessory structure for residential purposes only. No commercial or business -related activity is permitted within the structure. The plan set for the accessory structure will also be stamped by the Building Department indicating "THIS BUILDING IS FOR PRIVATE RESIDENTIAL USE ONLY No Commercial Use is Permitted" The applicant has provided septic borings that have been reviewed by the Building Department to show that a septic system for a future home can be constructed on the property. The septic site is located south of the proposed accessory structure. The septic design would allow for a bathroom in the accessory structure. The septic location will need to be protected as part of the construction and going forward. Interim Use Permit Standards The Planning and Zoning Commission shall recommend an interim use permit and the Council shall issue such interim use permit only if it finds that such use at the proposed location: Will not create an excess burden on parks, streets, and other public facilities; The proposed project will not create an excess burden on parks or other public facilities. While the lot has been vacant for many years it has been expected to have a home and outbuilding on the lot at some time in the future. Will not be injurious to the surrounding neighborhood or otherwise harm the public health, safety, and general welfare; The applicant is proposing to construct an accessory structure prior the home. The applicant's accessory structure will be for residential purposes only. No commercial or business -related activity is permitted within the structure. The home will be constructed within 12 months. Will not have a negative effect on the values of property and scenic views; The applicant is proposing new construction. The new construction will meet current building codes, zoning codes. Neighboringproperty owners to the east and west, also have "larger out buildings". Will not impose additional unreasonable costs on the public; The applicant is required to obtain all necessary permits. The cost of the project falls onto the property owner. The owner will be required to enter into a Land Use Agreement indicating placing the property owner responsible for any costs the City may incur if they do not comply with the IUP. These costs could include legal, and or demolition costs associated with enforcement of the IUP. Will be subjected to, by agreement with the owner, any conditions that the City Council has deemed appropriate for the permission of the use, including a condition that the owner may be required to provide appropriate financial surety to cover the cost of removing the interim use and any interim structures upon the expiration of the interim use period. ACTION REQUESTED The Planning and Zoning Commission is asked to hold a public hearing and make a recommendation to the City Council regarding the interim use permit request. Jct lly s b 'tted, nish Community Development Director Attachments: Draft Resolution of Approval Draft Resolution of Denial Site Location Man Proposed Grading Plan Proposed Building CC: Chris Hogie - Email Katelyn Kiekbusch — Email CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION GRANTING AN INTERIM USE PERMIT FOR CONSTRUCTION OF AN ACCESSORY STRUCTURE PRIOR TO PRINCIPAL STRUCTURE AT PID 13-32-24-11-0004, LEGALLY DESCRIBED AS: The East 300 feet of the West 630 feet of the East Half of the Northeast Quarter of Section 13, Township 32, Range 24, in Anoka County, Minnesota lying Northwesterly of the center line of County Road No. 60, also known as Constance Boulevard, as now laid out and travelled across said East Half of the Northeast Quarter. WHEREAS, the applicant, requested an interim use permit to construct a 50 foot by 80 foot accessory structure prior to a principal structure; and, WHEREAS, the Planning and Zoning Commission held a public hearing on November 12, 2024; and, WHEREAS, the Planning and Zoning Commission finds the request would not have a detrimental effect upon the health, safety, and general welfare of the City of Andover; and WHEREAS, the Planning and Zoning Commission recommends to the City Council approval of the interim use permit. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby approves the interim use permit to allow for the construction of an accessory structure being constructed prior to the principal structure on the property with the following conditions: 1. The applicant shall obtain a appropriate permits for all activities on the property including but not limited to building permits and septic permit. 2. The applicant shall obtain approved interim use permit by City Council for land reclamation for construction of driveway and pond. 3. Applicant shall protect the septic areas from damage during construction of accessory structure and into the future. 4. Applicant shall obtain asbuilt of driveway and pond and receive confirmation of approval of said asbuilt by the City of Andover prior to the City of Andover issuing permits for accessory structure. 5. Applicant shall enter into Land Use Agreement as approved by City Attorney. 6. Applicant acknowledges accessory structure is not to be used for commercial purposes. 7. Applicant shall have 12 months to construct a home from the date of approval of this resolution. Adopted by the City Council of the City of Andover on this 191 day of November 2024. CITY OF ANDOVER ATTEST: Michelle Harmer, Deputy City Clerk Sheri Bukkila, Mayor CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION DENYING AN INTERIM USE PERMIT FOR CONSTRUCTION OF AN ACCESSORY STRUCTURE PRIOR TO PRINCIPAL STRUCTURE AT PID 13-32-24-11-0004, LEGALLY DESCRIBED AS: The East 300 feet of the West 630 feet of the East Half of the Northeast Quarter of Section 13, Township 32, Range 24, in Anoka County, Minnesota lying Northwesterly of the center line of County Road No. 60, also known as Constance Boulevard, as now laid out and travelled across said East Half of the Northeast Quarter. WHEREAS, the applicant, requested an interim use permit to construct a 50 foot by 80 foot accessory structure prior to a principal structure; and, WHEREAS, the Planning and Zoning Commission held a public hearing on November 12, 2024; and, WHEREAS, the Planning and Zoning Commission finds the request would have a detrimental effect upon the health, safety, and general welfare of the City of Andover; and WHEREAS, the Planning and Zoning Commission recommends to the City Council denial of the interim use permit. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby denies the interim use permit to allow for the construction of an accessory structure prior to the construction of a principal structure on the property with the following conditions: NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees with the Planning and Zoning Commission and denies the interim use permit to allow for the construction of an accessory structure prior to the construction of a principal structure on property for the following reasons: 1. 2. 3. Adopted by the City Council of the City of Andover on this 191 day of November 2024. CITY OF ANDOVER ATTEST: Michelle Harter, Deputy City Clerk Sheri Bukkila, Mayor DDWt Site Location — 83 Old Constance Blvd. NW (Parcel ID: 13-32-24-11-0004) Date Created: October 29, 2024 Disdaimer The provider makes no representorion or worronries with respect to the reuse of this dom. RECEIVED CITY OF ANDOVER iASP MAT LIFARING C W RSE- 7CLASS 5CAAVEIR`dYIN1 ,A. GEOTECN RECCMMENDRMEAN (PER --------------� j FUITASLE CO ClED wEGRAEE DRIVEWAY CROSS SECTION N.T.S. .._ \ f ....a,e __J.A.7 'LL L LOW PO NTSTA: 1.00.00. ELEV: MASS $ $ V.C.•SODO $1e $u 1 TIE INTO MST. ROAD CL CROS501f Hxvmlo] \ ��T'� tSIF Oi ISM RIPE O4 EXISTING SURFACE N� m &m Wm &x 3 I f— — 9]]o I M NW SE L04POHAHO FOOTPRINT SXOM1 FOP REFERENCE L waVEWA. NEAR, DR V.ETV/ ./ V.RY I 1 LEGEND: O M� PROPOSED RIP RAP PROPOSED CONTOUR PROPOSED STORM SEWER UNITS OF GRADING - SILT FENCE PROPOSED PIARED END SECTION TEMPORARY SILT FENCE PROPOSED BIOLOG PERMANENT WETLAND IMPACT FLOODPIAIN FILL VOLUME (205 C.Y I 0 50' 100' SC4® FLOODPLAIN FILL VOLUME (ALL VOLUME ABOVE BBB.B' NOT ADDED TO TOTAL M1WNM ADDED FLOODPW N VOLUME (213 C.Y.) \ yEO3] NY \ / TA LP OF SILT FENCE d B101.06 I !L nort m� 5e PROPOSEDFLDoovwNROUNM LKOIDFooWlL111ED PxovosEo oNIYEYA,rVN M..� �. sAT iEHCEWNaLw hno r f ti'.�.e :„".;Y' R g •� �( IF F .UAAwEo 1.11 RELcw. / FANP EDFLQODP41ry AD NA.RYIBI.SI pp LOWPIAM ELEV IR%RI A�ASX. DEPERWMEN] ♦ \ a DINPACT �A w Tes _ 'AF LOW POINT STA: 4+1 LDE, ELEV. 900.11' M STA', 4.80.00. ELEV. MEW K-19,1B. AG. •S21W LOW POINT STA:2 64.43, ELEV: DECLINE M STA 2.25.00, ELEV: SEEM K-E AL AM. - IBM 0.1r, J L]L Ie'm HOPE oo. L CROSSwOINY.ME]. CLlF OF ICE HRNL . a ceosslNCHNN.w]w I] Lf Of If0 NNE 00. n cRosvw wvwr. HmiDOFA m eFA !+00 2+50 3+00 3+50 4+00 4+50 5+0 SCALE: HORIZONTAL 1"SD' VERTICAL 1 =5' GRADING GENERAL NOTES: 1. THE CONTRACTOR SHALL NOTE ANY DISCREPPMIES BETW£ENEXISTING CONDITIONS IN THE FIELD REPRESENTED WITHIN THE PLANS AS SHOWN AND ALERT THE ENGINEER BEFORE BIDDING THE PROJECT AND BEGINNING CONSTRUCTION. Z CONTRACTOR SHALL LOCATE AND VERIFY ALL UTILITIES WMICH MAY AFFECT THIS WORK AND NOTIFY THE OVMER OF ANY CHANGES. CONTACT LOCAL UTUTY COMPANIES FOR EXACT LOCATIONS PRIOR TO BODING THE PROJECT AND COMMENCING WORK. 3. CONTRACTOR SIALLTMLE NECESSARY PRECAUTIONS TO PREVENT SILT AND DEBRIS RUN-0FF WRING GRADING OPERATIONS B.E. SILT FENCE. STRAW BALES. ETC.I. 4. CONTRACTOR SWILL VERIFY CRITICAL ELEVATIONS TO ENSURE CONFORMANCE WTH GRADING PUMP. PARTICULARLY WITH EKISTING STRUCTURES ANWOR PAVEMENTS TO REMAIN. MEET MISTING GRADES ALONG STREETS, PROPERTY UNES, AND DRIVEWAY ENTRANCES. RESTORE ALL PAVEMENTS THAT REMAIN TO THEIR ORIGINAL IF NOT BETTER CONgTION. NOTIFY OWNER OF ANY CONFLICTS PRIOR TO BIDDNG THE PROJECT. 5. TURF ESTABUSHMENT AREAS SHALL RECEIVE MINIMUM OF 4'DEPTH AS MEASURED IN PEACE OF TOPSOIL TOPSOIL SHALL BE FURNISHED ARD INSTALLED BY THE CONTRACTOR ALL GRADED SLOPES GREATER THAN OR EQUAL TO 5:1 SHALL BE HYOROSEEDED, EROSION CONTROL BLANKETED, OR MULCHED TO HELP STABILIZE THE SLOPES BY GENERAL CONTRACTOR, & PROPOSED SPOT ELEVATIONS ARE TO THE TOP OF CURB UNLESS NOTED OTHERWISE. ELEVATION OF FLOW LINE IS ST BELOW TOP OF CURB UNLESS OTHERWISE SHOWN, ]. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR DETERMINING QUANTITIES OF CUT. PILL AND WASTE MATERIALS TO BE HANDLED, AND FOR AMOUNT OF GRADING TO BE DOPE IN ORDER TO COMPLETELY PERFORM ALL MW INDICATED ON THE DRAWINGS. IMPORT SUITABLE MATERIAL AND EXPORT UNSUITABLE I EXCESS J WASTE MATERIAL AS REQUIRED. ALL COSTS ASSOCIATED WITH IMPORTING AND EXPORTING MATERIKS SHALL BE INCIDENTAL TO THE CONTRACT. S. FAILURE OF TURF DEVELOPMENT: IN THE EVENT THE CONTRACTOR FAILS TO PROVIDE AN ACCEPTABLE TURF, THE CONTRACTOR SHALL RESEED OR RESOD ALL APPLICABLE AREAS, AT NO ADDTIONA1. COSTTO THE OWNER, TO THE SATISFACTION OFTHE ENGINEER. 9. CONTRACTOR SHALL STRIP TOPSOIL ANOM UNSUITABLE MATERIAL WITHIN EXTENTS OF DRIVEWAY PILL. 10. PERIMETER CONTROL SHALL BE COMPLETED WITH DOUBLE LINED PERIMETER CONTROL AROUND THE GRADING EXTENTS SHOWN. PERIMETER CONTROL TYPE TO BE DETERMINED BY CONTRACTOR. 11. CONTRACTOR SIIML REMOVE PERIMETER CONTROL AMEN ADJACENT AREA IS REVEGETATED. 12. SOILS AND SOIL STOCKPILES WILL BE STABILIZED WITHIN 24 HOURS OF INACTMTY. 13. STREETS WILL BE SWEPT FREE OF SEDIMENT AT THE END OF EACH WORKDAY. N. UPON COMPUFTON OF ALL GRADING. AN AS-SULT SURVEY IS REQUIRED TO VERIFY MHAT PROPOSED FLOODPILMN MITIGATION VOLUME MEETS OR EXCEEDS FLOODPLNN FILL VOLUME. ILI a W U) w oW IL s WE � LL 0 U4 a mm Da m w C1 z se z GENERAL STRUCTURAL NOTES 1. Building Codes used for Design: a. 2020 hlhmesme Smte Building Code' 2013 International Building Code b. Building is INC Type 4 2. Foundation: Or All foundations shall bear.. natural undisturbed sail If. compacted fill. All footings are designed using soil bearing capacity 3.000 PSF. 3,000 PSF Soil Bearing is an..ad valu<at 5 foot depth. b. Rccemmendatioo for subeuning soils into f0ODng ants, mot be approved by a (3smachniuxl Engineer. e. If soil at the bon.m of the fotings w detailed is ofc,owdorable bearing value, the ArewuRt's or Engivur s odree slut] be notified as core. d. All exterior null footngs shill have a minimum soil cover of 3'-8"measured from the bottom of the fooling uNess oenvlse noted. 3. Design Loads' a. Live Loads Common Ares,, Cortidors&Stairs 40 PSFI b. Ground Sn.w Wad, 50 PSF as 115 MPH c. Wind Wads, Risk Category 11, pi=OJ, Exposure B d. Dead Wads -Plus 50 PLF Parutio. Loads --Plus drilling mow and unbalanced loads, moor pundit, on the mofhs, been allowed. 4. Design Stresses: a Concrem 28 Day Strength. Type Mix: Location: 3500 PSI SOL Weight Interior Slabs L Walls 4000 PSI Sod, Weight Air Entrained ERadw Slabs &Wags 3000 PSI SOL Weight Footings S. Pm Enginemcd Wood Trusses 0 All Lumber fin wood tnacses.ball be i.... rdarce nith fromfacrosers wine. mwnmendafions. b. Wood trusses shall have bridging and bracing in accordance wild manuf enters requiremeoh. c. Wood Wears shell be designed fora top chod Eva load as noted Order Design Live Loads plus Snow toads, Drifting, and Unbalanced Leads. per Building Cod< Requirtmemu. d. Line Load deflation limitation for f,.,.a shall be If., Nan LU40. e. Submit complete shop drawings fr approval showing the erection plum, all bearing conditions and connections. Calculadons unified by a Miunesotu Licensed Engineer Dill be required for all w.od trus es, creations and hearing wtachmema. Submit shop drawings to the Buildings Official. E Woad trusses supplier shall demll end bcanng.ftmsses so as not to exceed perpendicular to gtdn loading of wood plates that support the trusses. 6. Dimension Lumber' a. All rvwd members shall be Douglaz Fir, Spruce Pine Fir, or 50uth<m Pine. The grade shall be u specified and Wcot, use %2 Grade Is. All sheathing shall be APA rated sheathing. e AN sills and plow resting on concrete or masonry, which is W coutuct wild the wM or renting on founded... shall In pressure Dazed Southern Pine 92. d. All bolt heads and nub bearing on wood shall have araward cut aeshers. All bolt holes in v.odshall be drilled 1132"Imgerindiameter Nannom' boltdiameter. e. Bolts in wood shall not be less Wan q diancters for the end &4 diameters from the edge ofthe member. f. AN finning anchors, post caps. Sues, hang<rsn sumps, etc, shall be manufanured by Simpson Strong Tic or approved equal. g. Top plaice ofsH wood stud walls to be 2-2. (same width as muds), lap 48Inches nidmmn wit not ].a than (6) I6d nob @wah lap and not more than 16" between nails. Splices on studs only. h. Wood lintels and headers shall have a Ed 3"length ofb<mieg at each cod minimum or widW.fMnuners. i. AN beams and joists our bearing on z.,mticg members shall be firmed wigs "Simpson kD iUS" series joist hangers or a ,m 1. Use type as squired by application shoo on drawings. I. Unless notes, interior and exterior mud walls are to have surds @ 16" o.c. k. Sill plates are bohM to foundation walls with M' anchor bolts @ 4.4".... maximum. Both to extend 15"minimum into grouted mammy. Each sill plate has aminimum of hvo (2) bolts withone (1) bolt located within 12" ofthe end ofeach plate. LEFT ELEVATION REAR ELEVATION Ha•= p-a Ife•= r-Ir 12 T. Backfilling' a No backfillOg and compacting of<arm shall be permitted agdnm the foundation walls and supporting slabs have been poured and have reached 75%of their design strength or udess adequate bracing submined for revimv has bun....od. b. Bogs sides of fo=Ldonwdis Wall be bacMIled simul=wusly so w to pmvent overturning m Iat<r i mov<m<nmfwalls. 0 All grade beams shall be adequately bmad to prevent lelenl movementduring backfilfing and companion. S. Construction and Contra) joints: a Cooauctionjoinb shall he made. detailed on the drawings. b. Maximum spacing for w.w a joints. e. A 15'4" maximum spacing ofconvolpints may rat innm complete control of shrnkage cracks. A closer spacing may be used by request of We connector ifmom complete shrinkage clack control is desired. Contractor to vmfy with the owner. Structural Details Provided by: Becklin & WhftO, Consulting Engineers, In 1391st Ave. E. Ste 200 P.O. Box 471 Cambridge, MN 5500( 763.689.5631 TRUCTURAL REVIEW FOR: g3 Old Constance Blvd. ndover, MN 55304 RIGHT ELEVATION Inv= I'(p FRONT ELEVATION 14-= I'{ RECEIVED OCT CITY OF ANDOVER 4"', �3rewc t"t'-, OR REPORT WAS PREPMEO BY ME OR UNDERMI DIRECT SUPERNSION AND THAT I MA A DULY UCENSED PROFESSIONAL ENGINEER UNDER THE j = LAWS OF THE STATE OF MINNESOTA SD: ��OAM�NN�,+ WIWPMABECBLIN, P.E n�m,nnw 64 dt vL OF 4 9 �r-------------------- -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 8- CONIC. STEMWALL. 3-T TALL i10' I I 2U CONC. FOOTING wa(2) I I I BARSCONTINUOUS I I I II I I II I O UNUX VATED I O 4' CONC. SLAB (5' OPTIONAL) I 4 I 6x6 W2.5xW2.5 WWF I I 2' RIGID INSULATION 6' SANO CUSHION I I I 8' CONC. STEMWALLI3'-2' TALL I 8' CONC. STEMWALL, 3'-2' TALL /#4 VERTICAL BARB 48' O.C. OONTWWTUSG w/(2) 20i10'CO Cp FOOTNGBw/O(2) #9 BARS BARS CONTINUOUS 3'-10 I/ I/2' 12'3' S'-9' 12'-B' S'-B' 12'-3' I I�------------- -------------- ----------- ------- -�I b I I b 5'COIJL. BIAS UNIXL. I SIMPSON ABAW6 POSTSBASIE 1 i 1 T CONIC. PIER TO FROST DEPTH — k Y a a Slmctuml Details Pmvitletl by. BmId n & Whllney Consulting Engineers, In 1391st Ave. E. Ste 200 P.O. Box 471 Cambntge, MN M008 763.689.5631 TRUCTURAL REVIEW FOR: 83 Old Conslance Blvtl. ntlover, MN 55304 80-p 8'-9 8'.9 8'A' 8'-0' 8'O 8'.O V L�T I, 401 4'.p 9'6' IB'p Ib'.a 10-(Y IG.-6' 8'-p 55W 5O p HEREBY CERTIFY THAT THIS PIAN, SPEOFICATON, `�pjA0. Cleo OR REPORT WAS PREPARED BY ME OR UNDER MY FIRST FLOOR PLAN ; �r. OIRECTSUPROFESONPNO THAT PMAWLY ` r NRENSEDPEWSIOIONA-TMTIEER UNDER THE 4ouosFr. /4'=1'�p = I"'�'rs"v`i LAWS OFTHE STATE OF MINNESOTA ;i G ae,& Oi MINM�+' WIWAM A BECKON, P.E. DAM, OCTOBER 2,=4 LID. NO. 1ta9G OF 4 O I O fD. (4-PLY)2x6 FACTORY LAM. POST (iYP.) b MEOi. RM. � (2)1.]Sx9.25'1.9E I b b LVL BEAM ALONG I O OP OF WALL b UN. zrs I CLO 49 f O I I 66'-Ip d � 51NY. I C o N I@ F g 10 (4FLV)2x6 FACTORY b b I v�i n � LAM. POST (TYP.) zG O GARAGE iA�G n uS - I fa V s b N 2/12 VAVU� O b b _ -- I _ I b - b I 6_ in F I � I o I Iz'�xI4'-p OVHD. DR � rO'x 14'-p OVrID. DR — '-p 8'-p 8'-0' 5'6' I 12'-6' S'-6' 12'-6' 3'-9' (2)1.75x9.25.1.9E LVL BEAM ALONG I I I OP OF WALL I I I L (2�1.]Sx14'1.9E LVL HEADER (2)1]Sx14'1.8E LVL HEADER (21.]Sxi4.1.9E LVL HEADE b 6x66P 1TRFATED POSTw/ 2 2x1O BPF SIMPSON ABAfi6Z POST BABE BEAM 12' CONC. PIER TO FROST DEPTH \ I �COLVMN �iRU55 Eu0iR0.uE r cow.x C BWCE SECVRED 16d 9 EL .OILS rW I-L G111 COLUMN BUILDING SECTION d' I at I Ills Provided by: S.�Win & _nitney Consulting Engineers, In 1391s1Ava. E. Ste 200 P.O. Box 471 CBmbddg., MN MODS 763.689.5631 STRUCTURAL REVIEW FOR: 83 Old Constance BNd. rover, MN 55304 C I T ND6W 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.ANOOVERMN.GOV TO: Planning and Zoning Commissioners FROM: Peter Hellegers, City Planner SUBJECT: Public Hearin¢: Consider an amendment to the Planned Unit Development (PUD) — incorporate new uses - unaddressed property located at Bunker Lake Blvd. NW and T" Avenue NW — PID# 30-32-24-43-0072 - Colliers Engineering and Design (Applicants). DATE: November 12, 2024 INTRODUCTION The Planning and Zoning Commission is asked to review a Conditional Use Permit (CUP) for an Amendment to a Planned Unit Development (PUD) to amend the commercial uses for the property as Andover Crossings. On December 28, 2021, the Planning and Zoning Commission recommended the Planned Unit Development (PUD) be approved by the City Council and on January 4, 2022, the City Council approved the Planned Unit Development for this project. A plat was approved for the development known as Andover Crossings, and Commercial Site Plans were approved for the apartment building and senior building on the east side of Inca Street NW and for the Taco Bell located just north of the site. While the subject property was included as part of the PUD, it was left as "Outlot A" on the Plat and thus requires the outlot to be platted prior to development. At this time staff is reviewing the Commercial Site Plan, the request for the Preliminary Plat and a CUP for an automobile service station are also part of tonight's agenda. The subject property is located at the northeast quadrant of 7t' Avenue NW and Bunker Lake Blvd NW, shown as the area outlined in red on the image below. The subject property is currently guided for Neighborhood Commercial and zoned NB: Neighborhood Business, which is the same as the Taco Bell property to the north. This request will modify the PUD as approved on January 4, 2022, to include new uses for the subject property. The proposed PUD amendment does not change any of the existing developed uses or request any other deviations from the original PUD. 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: Tonight's proposed amendment to the PUD layout provides the following: • Elimination of .92-acre restaurant with drive-thru use. • Replaces the .92-acre restaurant/drive-thru use with 2.0-acre automobile service station use (use requires separate CUP). • Elimination of 2.75-acre (22,500 sf ) retail use. • Replaces the 2.75-acre retail use with 1.71-acre retail use. • Elimination of 1.19-acre (8,400 sf) retail use. • Replaces the 1.19-acre retail use with 1.15-acre retail use with drive-thru (drive-thru will require separate CUP) • The three commercial uses in this proposal would also utilize a shared access easement to allow flow between the commercial properties and access points. Visual Comparison of 2022 Approved Plan and Proposed 2024 Proposed Amended Plan: Proposed Amendment Layout *Additional details between the two plans can be found throughout this report. Larger copy attached. What is a Planned Unit Development (PUD) City Code 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 otherwise be achieved through strict application of this code. (Ord. 298, 8-4-2004) DISCUSSION Trees/Landscape The landscaping of parcels is part of the review process for the Commercial Site Plan review process and each parcel is reviewed for consistency with City Code. Since the two southerly parcels are still just concept designs and they do not have specific landscaping plans available. The plans will need to include landscape areas inside of the property lines and not within easement areas where trees/shrubs can be located to meet City Code requirements. The automobile service station does have a specific landscape plan, some of which will be discussed as part of the CUP review which is later on this evening's meeting agenda. The applicant is providing landscape buffering along the northeast corner of the automobile service station property which will help to screen the adjacent apartment residences from headlight glare. Screening will continue to be reviewed on the other two sites within the subject property as part of the Commercial Site Plan process when applications are filed for those sites. Utilities Each of the lots will be served by City of Andover municipal water and sewer. Signage: The discussion from the original PUD noted that the applicant was proposing a sign for the development at the intersection of Bunker Lake Blvd and 7`h Avenue. This sign would allow for all of the property owners to advertise in the area. This includes the apartments and senior living facility, both of which have a monument sign. Each individual business and each residential use can still have their own signage. According to City Code this is a quick overview on signage: Area Identification Sign Standards (Corner of 71hBunker in Neighborhood Business District): Size: Shall not exceed 300 square feet. Height: No taller than the highest outside wall or parapet on the property in which it is located or twenty-five feet, whichever is less. Setbacks: Must be setback at least 10-feet from right-of-way. Location must be identified on preliminary plat or commercial site plan. Neighborhood Business District Sign Standards: Size: The aggregate footage of sign space per lot shall not exceed the sum of three (3) square feet per front foot of building. No single sign shall exceed 100 square feet except for area identification signs (see above). Height: No taller than the highest outside wall or parapet on the property in which it is located or twenty-five feet, whichever is less. Setbacks: Must be setback at least 10-feet from right-of-way. Signs need to be 10 feet from property lines and outside drainage and utility easements. PUD CRITERIA 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 a PUD proposal as identified in City Code 13-3-11. City Code 13-3-9 states the following required findings for the Council to consider when approving a PUD: 1. The proposed development is not in conflict with the goals of the Comprehensive Plan for the City. The Comprehensive Plan shows this property as part Neighborhood Commercial The other part of the Andover Crossings development is guided Urban Residential High Low and has already been developed as apartments and senior housing. Zoning 11014KIPP"I EPWH14ZW I Future Land Use I'm SITE !� 1m1 NC ®Fliiii�i:::; � 6. liy:: 2018 Comprehensive Plan Goals that may be relevant which are found in Chapter 1: Foundation of the Comprehensive Plan. The proposed development is not in conflict with the goals of the Comprehensive Plan for the City. Overarching Goals, Objectives and Policies Goal 1: Maintain and enhance the quality of life in Andover Land Use Goals, Objectives and Policies Goal: Encourage appropriate economic growth and redevelopment. Goal: Reduce maintenance and energy costs for public facilities and infrastructure. Transportation Goals, Objectives and Policies Goal: Provide a safe and efficient transportation system that is cost effective and serves the existing and future access and mobility needs of the City. Goal: Minimize impacts of the transportation system on the natural environment. 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 neighborhood business uses which will complement the residential uses approved in the first phase of the development, providing services that are commonly desirable for residents both in the development and within proximity of the development. 3. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of PUD. The applicant is not proposing to modify or waive any requirements from the approved PUD, they are proposing to change the commercial uses in the neighborhood business area and the use layout that was shown in the original PUD. 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. This development will continue to utilize existing connections to the public roadways. Driveways into the commercial areas will come off the existing private drive and from Inca Street NW. • The City Council will need to determine if the developer's proposal satisfactorily meets these required findings. PROPOSED PUD STANDARDS Deviations from City Code were approved with the PUD for Andover Crossings which would remain as is and would not be impacted by the proposed PUD Amendment. The applicant does not propose any additional deviations as part of this PUD Amendment. Zoning and Lot Standards The subject property includes property zoned NB: Neighborhood Business. City Code requirements for the NB zoning district include a minimum lot size of 22,500 square feet (approximately half an acre) and a minimum lot width of 150 feet measured at the front yard setback line. The proposed commercial lots would meet this lot width requirement, and the lot sizes would be larger than the minimum requirements. Parking Commercial Parking for Commercial vanes depending on the use within the structure. Currently the applicant is proposing 1 parking stall per 200 square feet for retail uses. These details will need to be reviewed for all of the sites at the time of Commercial Site Plan for the properties and prior to obtaining a permit for the building. While City Code 12-14-8 OFF STREET PARKING REQUIREMENTS provides a list of uses and parking ratios, some examples are provided below: 5 Drive in establishment and 1 space for each 150 square feet of convenience food gross floor area, but not less than 15 spaces Motor fuel station 4 spaces, plus 2 additional spaces for each service stall. Those facilities designed for sale of items other than strictly automobile products, parts or service shall be required to provide additional parking in compliance with other applicable sections of this title Office buildings; professional offices and clinics 1. Office buildings and professional Offices 1 space for each 250 square feet of floor area or fraction thereof, but not less than 3 spaces per lot design 2. Clinics (including, but not limited to 1 space for each 150 square feet of dental or medical offices, veterinary floor area or fraction thereof, but not clinics and animal hospitals) less than 3 spaces per lot design Restaurants, cafes, private clubs 1 stall for every 2.5 seats. serving food and/or drinks, bars, on sale nightclubs Retail store and service establishment 1 space for each 200 square feet of floor area Shopping centers: 1. Basic requirement: a. Small centers — 400,000 square 4 spaces per 1,000 square feet of feet or less of gross leasable floor GLA or portion thereof area (GLA) Shared Access & Private Streets The commercial lots within this portion of the development will utilize a shared access easement to ensure that all of the lots have adequate access to the two existing driveway aprons at Inca Street NW. Other Standards With a PUD all standards apply as typical, unless otherwise specified in the PUD request. The applicant is not asking for any additional deviations with this PUD Amendment. Previously approved deviations through the PUD would still apply and all other regulations will still apply at time of development. This PUD will still require the Preliminary Plat process (next agenda item), commercial site plan process (internal review) and a separate Conditional Use Permit for one of the proposed uses. Amendments may arise in the future that the Planning and Zoning Commission, and City Council would have to approve. Owners Association Association documents may need to be amended. PLANNING COMMISSION REQUESTED ACTION After taking public testimony at the Planning and Zoning Commission Public Hearing, the Planning Commission is asked to make a recommendation to the City Council for their consideration on November 19, 2024. Respectfully submitted, Peter Hellegers, City Planner Attachments Draft Resolution of Approval Draft Resolution of Denial City Code 13-3 Planned Unit Development Location Map Applicant's Narrative Overall PUD Site Plan Cc: Jaime Salinas, Colliers Engineering (email only) Nick Parker, Colliers Engineering (email only) Blaine Waters LGA Andover, LLC, 10700 Old County Road 15, Suite 285, Plymouth, MN 55446 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION APPROVING THE CONDITIONAL USE PERMIT / PLANNED UNIT DEVELOPMENT AMENDMENT REQUESTED BY COLLIERS ENGINEERING, FOR ANDOVER CROSSINGS, LEGALLY DESCRIBED AS: PID: 30-32-24-43-0072, legally described as follows: Outlot A, Andover Crossings WHEREAS, the City Council of Andover approved the Conditional Use Permit for a Planned Unit Development (PUD) for the Andover Crossings development through Resolution R003-22 on January 4, 2022, and; WHEREAS, Colliers Engineering on behalf of LGA Andover, LLC has requested a Conditional Use Permit for a Planned Unit Development (PUD) Amendment to amend the previously approved Planned Unit Development, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request meets the criteria of City Code and 13-3-9; as the proposed PUD is not in conflict with the goals of the Comprehensive Plan for the City, 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 recommends to the City Council the approval of the Conditional Use Permit / Planned Unit Development Amendment request, and; WHEREAS, the City Council of Andover has reviewed the request and has determined that said request meets the criteria of City Code and 13-3-9 because: 5. The proposed development is not in conflict with the goals of the Comprehensive Plan for the City. 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: Encourage appropriate economic growth and redevelopment. Goal: Reduce maintenance and energy costs for public facilities and infrastructure. Transportation Goals, Objectives and Policies Goal: Provide a safe and efficient transportation system that is cost effective and serves the existing and future access and mobility needs of the City. Goal: Minimize impacts of the transportation system on the natural environment. 6. 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 neighborhood business uses which will complement the residential uses approved in the first phase of the development, providing services that are commonly desirable for residents both in the development and within proximity of the development. 7. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of PUD. The applicant is not proposing to modify or waive any requirements from the approved PUD, they are proposing to change the commercial uses in the neighborhood business area and the use layout that was shown in the original PUD. 8. 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. This development will continue to utilize existing connections to the public roadways. Driveways into the commercial areas will come off the existing private drive and from Inca Street NW. The owner's association documents may need to be amended for maintenance, etc. for these parcels. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover does hereby approve the Conditional Use Permit/ Planned Unit Development Amendment for Andover Crossings on the above legally described property with the following conditions: 1) Applicant shall address all staff comments and outside agency comments related to the Preliminary Plat, Commercial Site Plans, and all applicable permits to the satisfaction of the City. 2) The applicant shall obtain all necessary permits from appropriate agencies. 3) Upon approval of Andover Crossings II Preliminary Plat, it shall be incorporated into the PUD. 4) This PUD Amendment is contingent upon approval of the Andover Crossings II Preliminary Plat approval. 5) The following changes to the previously approved, PUD uses shall be permitted, any items not addressed within this resolution shall adhere to City Code: a) The .92-acre commercial lot with restaurant and drive-thm shall change to a 2-acre lot with automobile service station. b) The 2.75-acre commercial lot with retail building shall change to a 1.72-acre lot with retail building. c) The 1.19-acre commercial lot with retail building shall change to a 1.16-acre lot with retail building and possible drive-thru. The drive-thm shall require a separate CUP review process. 6) All lots shall follow and adhere to the Commercial Site Plan process and review, and city comments related to said review shall be appropriately addressed. 7) Future plans for the commercial sites which are conditional uses in the City Code shall require a separate Conditional Use Permit (CUP) review process. 0 8) If the City Council determines that no significant progress has been made in the first twelve (12) months after the approval of this resolution, the PUD will be null and void. 9) Owners Association documents are updated. Adopted by the City Council of the City of Andover on this 191 day of November 2024. CITY OF ANDOVER ATTEST: Michelle Harmer, City Clerk Sheri Bukkila, Mayor 10 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA liff5mEnon, A RESOLUTION DENYING THE CONDITIONAL USE PERMIT / PLANNED UNIT DEVELOPMENT REQUESTED BY COLLIERS ENGINEERING, AND LEGALLY DESCRIBED AS: PID: 30-32-24-43-0072, legally described as follows: Outlot A, Andover Crossings WHEREAS, the City Council of Andover approved the Conditional Use Permit for a Planned Unit Development (PUD) for the Andover Crossings development through Resolution R003-22 on January 4, 2022, and; WHEREAS, Colliers Engineering on behalf of LGA Andover, LLC has requested a Conditional Use Permit for a Planned Unit Development (PUD) Amendment to amend the previously approved Planned Unit Development, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request does not meet the criteria of City Code and would 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 not meet the criteria of City Code and 13-3-9; as the proposed PUD is in conflict with the goals of the Comprehensive Plan for the City; the proposed development is not designed in such a manner as to form a desirable and unified environment within its own boundaries; and the proposed development does not demonstrate how each modified or waived requirement contributes to achieving the purpose of a PUD; the PUD is not of composition, and arrangement that its construction, marketing, and operation are feasible as a complete unit without dependence upon any subsequent unit, and: WHEREAS, the Planning and Zoning Commission recommends to the City Council the denial of the Conditional Use Permit/Planned Unit Development request, and; WHEREAS, the City Council of Andover has reviewed the request and has determined that said request does not meet the criteria of City Code and 13-3-9 because: 1. 2. 3. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover does hereby deny the Conditional Use Permit on the above legally described property for a Planned Unit Development Amendment for Andover Crossings due to the following findings: 1. 2. 3. 11 Adopted by the City Council of the City of Andover on this 191 day of November 2024. CITY OF ANDOVER ATTEST: Michelle Harmer, City Clerk Sheri Bukkila, Mayor 12 CHAPTER 3 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) 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) 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. F. 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 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) 9 MR Site Location —7th Avenue NW / Bunker Lake Blvd. NW ;Parcel ID: 30-32-24-43-0072) Date Created: October 29, 2024 Disclaimer. The provider makes no representation or warranties with respect to the reuse of this data. Red Shaded Area: CUP for Gas Station Blue Outlined Area: Planned Unit Development and Preliminary Plat 3421 Paesanos Pkwy, Ste. 200 San Antonio Texas 78231 Main: 877 627 3772 TBPLS Reg. 101945SO • TBPE Reg. F-14909 • TBPG 50617 September 26, 2024 City of Andover 1685 Crosstown Blvd N.W. Andover, MN 55304 Holiday StationStores - Bunker Lake & 7`h Ave. Planned Unit Development Amendment To whom it may concern, RECEIVED OCT 0 7 20M CITY OF ANDOVER Engineering & Design We would like to respectfully request an Amendment to the record Planned Unit Development for Andover Crossings (copy included with this request). This proposed Amendment is to update the uses on the three lots located within the 4.87-acres called out as Cutlot A on the Andover Crossings Final Plat (copy included with this request). The uses were previously noted as a 0.92-acre lot to include a Restaurant with drive -through use, a 2.75-acre lot to include a 22,600 SF retail use, and a 1.19-acre lot to include an 8,400 SF commercial use. The amendment will now include a change from the 0.92-acre lot to a 2-acre lot. The previous use on this lot is proposed to change from a restaurant with drive -through to an Automobile Service Station. There are no deviations from the standards in the City Zoning Regulations for the Automobile Service Station and all requirements per code are intended to be met. In addition, there are no deviations from the standards set forth under the previously approved PUD for Andover Crossings. Per code, an Automobile Service Station, Bulk Fuel Storage greater than 1,000-gallon storage capacity, and outdoor display, storage, and sales require a Conditional Use Permit within the NB Zoning. A separate Conditional Use Permit application will be submitted for these items. The 2.75-acre lot will be changed to a 1.716-acre lot. The use for this proposed lot remained the same as retail use. The area for the amended retail building has changed from 22,600 SF to 8,621 SF. The use is for a general retail trade and services building which is permitted within the existing zoning. All code requirements for this retail lot are intended to be met. The 1.19-acre lot will be changed to a 1.156-acre lot. The original proposed use was for an 8,400 SF two-story commercial development. The deviation from the original use is now a 6,896 SF Retail use that includes a Coffee Shop with a drive through. This use will require a Conditional Use Permit for the portion of the Coffee Shop development that will have a KFW Engineers + Surveying is now Colliers Engineering & Design Accelerating success. — Project No. 23006343A October 3, 2024 Page 2 12 Engineering & Design drive -through under the NB zoning. Please refer to the attached PUD Amendment exhibit which also includes the two existing storm ponding areas that will serve these three uses. In our professional opinion, the request for the PUD Amendment remains in harmony with the spirit and intent of the city code as it will not adversely affect the health, safety, or welfare of the public and meets the criteria for granting a PUD Amendment as outlined below. • The proposed development is not in conflict with the goals of the Comprehensive Plan of the city. • The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. • The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of the record PUD for Andover Crossings. • 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. We appreciate your time and consideration of this request. If you should have further questions or require additional information, please feel free to contact me using the contact information below. Sincerely, Colliers Engineering & Design, Inc. V-=\-- Jaime Salinas, P.E. Project Manager Email: Iaime.Salinas@Collierseng.com Phone: (210) 979-8444 rAd 51 IWU&T 3. U - E 3 i.1 �CA II p II I I I I I I <I _ I cOx¢.EN.LnE.N II 1 l� + � IL( -(i-EYf 0• PCCESS 6rtuM xOVS BUNK6RxUN�BO�UE�ARO NW N w E 30 0 30 w 01 uLERu.nE unoru URE I �I al — o BRWINOJS LINEANDCURVETABLE IINEWCURVEb LENGTH OIRECnONNELTA RADIUS Lt 61.2% NW-37426YE ct 2N.466 0023oo lR0000 Colliers Engineering & Design �mfflersenglneerfng.com wn xn Formerl,X wn as �^ � �nwi ¢oeuv mry ��a pumm�xunn�.n w� s Ec i<oivEa xexaeu 9n w.w<ruu N a PRELIMINARYPLAT ENGINEERING PLANS FOR LGAANDOVER,LLC BLOCKS LOT 2,3, & 4 CITYOFANDOVER ANOKACOUNTY MINNESOTA SiNANTON1011(FlN ® $nanM wlo!M18�2.,1 En&i ed, e:i10.9raabN &DBSIgn J.— SITE PLAN C3 C I 1 Y O F NDOVE 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304. (763) 755-5100 FAX (763) 755-8923. WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners FROM: Peter Hellegers, City Planner SUBJECT: Public Hearing: Consider a Preliminary Plat — Andover Crossings II - unaddressed property located at Bunker Lake Blvd. NW and 7' Avenue NW — PID# 30-32-24-43- 0072 - Colliers Engineering and Design (Applicants). DATE: November 12, 2024 INTRODUCTION The Planning and Zoning Commission is asked to review a Preliminary Plat for the undeveloped property at the northeast comer of 71° Avenue NW and Bunker Lake Boulevard. This property was left as Outlot A in the Andover Crossings plat, so the property needs to be platted prior to being developed. This is the second of three items for the properties in this area on the agenda for this evening. The Planned Unit Development and this Preliminary Plat are for the area outlined in blue on the map on the following page. There is also a CUP application for an automobile service station (gas station) which would just impact the most northerly portion of this property shown in red on the map on the following page. DISCUSSION Conformance with Local Plans and Ordinances 1. The property is located in the Metropolitan Urban Service Area (MUSA). 2. The property is part of an area with an approved Planned Unit Development. Street Access Public street access to development would be provided from Inca Street NW and from a northbound right - turn shared access drive that runs between the Taco Bell site and the northern edge of this site. Sewer and Water Access City Water and Sewer were already brought to the area with the development of the first phase of the development. Lower Rum River Watershed Management Organization (LRRWMO) The property is located within the Lower Rum River Watershed. The City of Andover continues to have correspondence with the LRRWMO and the applicant with regard to their permit. 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 Tree preservation and landscaping were reviewed as part of the original PUD and specific landscaping will be reviewed by ARC as part of the Commercial Site Plan process for each of the individual commercial lots. Park and Recreation Commission Recommendation The Park and Recreation Commission reviewed the plat as part of the original planned development and recommended cash in lieu of land. Lots As presented all the lots meet the minimum lot width, depth, and area requirements of the City of Andover: City Requirement Lot 1 Lot 2 Lot 3 Lot Area .52 acres 22,500 s 2.0 acres 87,106 s 1.7 acres 74,754 s 1.2 acres 50,343 s Lot Width 150 ft 330 ft 180 ft 170 ft Lot Depth 150 ft 260 ft 440 ft 295 ft Public Hearing Notice Properties within 350 feet of the project received legal notices by mail. A notice was published in the Anoka County Union Herald. Two public notification signs were placed on the property, one near the corner of 71h Avenue and Bunker Lake Blvd and the other on Inca Street NW. PLANNING COMMISSION REQUESTED ACTION After taking public testimony at the Public Hearing, the Planning Commission is asked to make a recommendation on the proposed Preliminary Plat to the City Council for their consideration on November 19, 2024. Respectfully submitted, Peter Hellegers, City Planner Cc: Jaime Salinas, Colliers Engineering (email only) Nick Parker, Colliers Engineering (email only) Blaine Waters LGA Andover, LLC, 10700 Old County Road 15, Suite 285, Plymouth, MN 55446 / (& email) Attachments Draft Resolution of approval Draft Resolution of denial Location Map Staff Review Comments Preliminary Plat Plan rd CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA 1Wo 7 A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "ANDOVER CROSSINGS II" FOR PROPERTY, LEGALLY DESCRIBED AS: PID: 30-32-24-43-0072, legally described as follows: Outlot A, Andover Crossings WHEREAS, Colliers Engineering on behalf of LGA Andover, LLC has requested approval of a preliminary plat for Andover Crossings II to replat that portion that was Outlot A from Andover Crossings and; WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and; WHEREAS, pursuant to published and mailed notice thereof the Planning and Zoning Commission has conducted a public hearing on said 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 Andover Crossings II with the following conditions: 1. City of Andover staff comments dated November 1, 2024, 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. Appropriate easements shall be provided. Separate documents shall be required for each lot, to be recorded with the final plat. Adopted by the City Council of the City of Andover on this 19' day of November 2024. CITY OF ANDOVER ATTEST: Michelle Harmer, City Clerk Sheri Bukkila, Mayor CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION DENYING THE PRELIMINARY PLAT OF "ANDOVER CROSSINGS II" FOR PROPERTY. LEGALLY DESCRIBED AS: PID: 30-32-24-43-0072, legally described as follows: Lot 1, Block 1, Andover Crossings II WHEREAS, Colliers Engineering on behalf of LGA Andover, LLC has requested approval of a preliminary plat for Andover Crossings II to replat that portion that was Outlet A from Andover Crossings and; WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and; WHEREAS, pursuant to published and mailed notice thereof the Planning and Zoning Commission has conducted a public hearing on said 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 Commission and denies the Preliminary Plat of Andover Crossings II due to the following reasons: 1. 2. 3. Adopted by the City Council of the City of Andover on this 19' day of November 2024. CITY OF ANDOVER ATTEST: Michelle Harmer, City Clerk Sheri Bukkila, Mayor 0 r]wm Site Location -7th Avenue NW / Bunker Lake Blvd. NW ;Parcel ID: 30-32-24-43-0072) Date Created: October 29, 2024 Disclaimer: The provider makes no representation or warron_ies with respect to the reuse of this data. Red Shaded Area: CUP for Gas Station Blue Outlined Area: Planned Unit Development and Preliminary Plat 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 . (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Jaime Salinas, Colliers Engineering FROM: Peter Hellegers, City Planner SUBJECT: Review 92 - Comments for Holiday at Andover Crossings: Commercial Site Plan (CSP), Conditional Use Permit (CUP), Preliminary Plat, and Planned Unit Development (PUD) Amendment for the property at 142xx Inca St NW (PID: 30-32-24-43-0072) DATE: November 1, 2024 City staff has completed a review of the submittals stamped received on October 7, 2024, for the Commercial Site Plan, Conditional Use Permit, Preliminary Plat, and amendment to the Planned Unit Development for Andover Crossings. City staff conducted a completeness review of the CUP, Preliminary Plat and PUD and found that all required materials had been submitted and your application is complete for review. Pursuant to Minnesota State Statute 15.99, the 60-day deadline for those applications is December 6, 2024. Staff also reviewed the Commercial Site Plan and there are several items that still need to be addressed before the Commercial Site Plans can be approved. Staff have provided the following questions and review comments on the proposed plans. Engineering Department En in�gDepartment comments for Review #2 are attached: Fire Department Fire Department comments from Review #2 are as,follows: A. Holiday Review #2: no new comments at this time. B. In regard to the plans for Andover Crossing II. I would like to see the truck driving template applied to the entire parking lot. Possible additional fire hydrants may need to be discussed. Planning Department Planning Department comments from Review #1 are as follows: I. Preliminary Plat C. Sheet 1 of 2 for the Preliminary Plat (Honsa Surveying) includes references to the plat as "Holiday Station Store Andover" but the plat is titled Andover Crossings II. II. General / Miscellaneous D. Please note the materials to be used for the gates on the trash enclosure shown on the legend of sheet A2.2. The materials for the trash enclosure will need to match the building materials from sheet ACl .1 and the gates will need to be opaque. E. Additional comments pending further/additional review Please note that it is a requirement that the Developer responds to each of these items in writing when re -submitting the revised plans/plat to the City. A digital copy will be emailed to you so that so that you can type responses below the original comments. If you should have any questions, please contact meat p.hellegers(E�andovermn.gov or 763-767- 5147. Sincerely, cz14'z H Peter Hellegers City Planner 1685 CROSSTOWN BOULEVARD N.W. + ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 . WWW.ANDOVERMN.GOV MEMORANDUM TO: Joe Janish, Community Development Director FROM: David Berkowitz, Director of Public Works/City Engineer Jason Law, Assistant City Engineer DATE: October 29, 2024 REFERENCE: Holiday Station / Commercial Site Plan / Review #2 The following comments are regardinn Review #2: 1. (Review #1) Need to obtain the necessary permits from the Lower Rum River WMO (Grading, Storm Water Design and Erosion Control), MPGA and IVIGES (Sanitary Sewer-, MDH (Water Main), and/or any other agency that may be interested in the site. Provide copies of permits to City. Comment kept for tracking. LRRWMO permit applied for. ACHD no comments, provide copy of permit to City. 2. Refer to attached redlined 0&M agreement for necessary revisions. 3. (Review #1) Sheet C001: There's an existing sanitary sewer stub missing as circled in the redlines. Not done. Response stated it was added to the plans but is missing from Sheet 2 as originally marked up. See redlines for location. 4. Sheet C100: Angle sidewalk near east entrance to Inca Street to avoid the 90 degree bend. Review if 25' monument sign needs to slide slightly to provide room for sidewalk. 5. Sheet C110: Extend a 6" watermain stub to the south property line to loop with parcel to the south. Not done. Stub intended for looping watermain providing redundant service to Holiday site as well as lots to south. It is not intended as the primary service for lots to south. 6. (Review #1) Sheet C110: The outlet for Pond IB-CI needs to provide skimming with a reverse grade pipe into a manhole, refer to City Details 417F or 418F. Extend FES-3 to 871.5 to provide skimming out of pond. Update storm sewer table accordingly. 7. Sheet C110 and C503: Storm sewer pipe past first pipe run (CB leads) shall be a minimum of 15" diameter. Revise pipes out of ST IM #02 and ST IM #05 as redlined. Update storm sewer pipe sizing calculations as well. Add note to flared end detail on sheet C503. 8. Sheet C110: All proposed sump structure elevations are listed as 4' below the rim elevation. They should be 4' below the outlet elevation. 9. Sheet C110 and all applicable sheets: Revise Pond IC-62 NWL to 872.97, consistent with as- builts for basin outlet. Also update basin HWL per revised stormwater calculations. 10. Sheet C110: Revise Pond IB-CI NWL to 873.26, consistent with the proposed IE for the Pond Skimmer structure. Also update basin HWL per revised stormwater calculations. 11. Sheet C110: HDPE flared ends are proposed for all locations. This is OK, however, make note that they need to be ground anchored per manufacturers recommendations to avoid floating. Also, trash guards shall be installed and attached to FES. 12. Sheet C120: Smooth out pond contours for Pond IB-C1 where they depict a ridge along north side and V shaped valley in southeast corner. 13. Sheet C501: Fill out Detail 417F information for Pond IB-C1 outlet. 14. Carry all comments for "Development" plan set to "Preliminary Plat Engineering" plan set. 15. (Review #1) When site grading is completed an as -built grading plan shall be submitted to the City for review using Anoka County coordinates and elevation datum. Developer's engineer shall certify that the site is in compliance with the approved grading plan prior to City approval. Comment acknowledge, kept for tracking purposes. 16.Identify in comment letter any changes made to plans since previous submittal not addressed in response comments. 17.Additional comments pending further review. The following Comments are regarding the Stormwater Report Review #2: 1. (Review #1): It is recommended to concurrently submit drainage submittals to the City and Lower Rum River Watershed Management Organization for review. As Pond IC-61 discharges into Anoka County storm sewer system, the stormwater model and plans need to be submitted for their review as well. Anoka County provided approval. LRRWMO permit submittal is under review. LRRWMO review comments are attached for reference and must be addressed with next submittal. Note under LRRWMO Comment 7 the DWSMA is for the City of Anoka, not Andover. 2. (Review #1) For IB-C2, verify the contour areas. How did the 876 contour area increase by 1500+/- SF when filling a portion of this contour with the wall is proposed? Response stated Pond lB-C2 is being regraded to have more volume than the pond shown with previously approved SWMP for Andover Crossing. However, the only location showing grading expansion is the extreme northeast corner of Pond IB-C2, and this doesn't account for the reduction in the pond volume due to the proposed wall encroaching into the pond. Verify the pond stage -storage contour information and update accordingly in the stormwater model. It is OK to encroach into existing pond volume as long as the basin HWL does not exceed that as determined in the original SWMP for Andover Crossings of 875.46. 3. On the first page of the report as well as Exhibit B1 update flows based upon model revisions. 4. Pond IB-Cl in the stormwater model has NWL inconsistent with the plans. Make sure plans and model match.Set Weir Structure A (the EOF) in the model at the HWL if it changes with revisions. 5. Revise Pond IC-62 outlet and weir elevations in stormwater model to match attached as -built. Update revised HWL accordingly in plans if it changes. 6. The HWL calculated for IB-C2 on the Hydrograph No 11 (page 27) is inconsistent with the plans. Update plans accordingly. 7. Per City standards, 12" storm sewer pipe (not including roof drains) is only allowed as the first pipe leaving a CB, beyond that minimum pipe size shall be 15" or larger. This impacts pipe runs 8 and 21 in Hydraflow tables. In addition, each of these pipes are surcharged, also requiring a larger pipe diameter. Revise pipe sizes according and update plans and model output tables. 8. Additional comments pending further review. Note: It is a requirement that the Developer respond to each of these items in writing (get digital copy from City and type responses below original comment) when re -submitting the revised plans to the City. If you have any questions, feel free to contact Jason Law, Assistant City Engineer at (763) 767-5130 or David Berkowitz, Director of Public Works/City Engineer at (763) 767-5133. KNOW ALL PERSONS BY THESE PRESENTS: M4T LGA µOOVFA. LLC., A MINNESOTA UTAMD WBRM COMPMT, OWNER OF TIE FOLLOWING DESCRIBED PROPERLY: ONROT & µMAER CROSSINGS ACCORDING TO THE P1 T ON ME µ0 DE RECORD IN ME OFFICE OF TIE COUNT( RECORDER, MOM COUMY. MINNESOTA NAG CAUSED ME NANG TO BE SURVEYED AND PIATIEO AS HOUDAY STATION STORE µDJVTR AND DOM HERENY DEDICATE TO THE PUBUC MR PUBLIC USE ME PUBUC WAY µU ME DBNNAGE M) URUTY EµEMEMS. IN WITNESS WHEREOF SND LCA ANDOVER. U.C., A NNNUCTA UMNEO LMIU Y COMPMY, HAS CAOFM THESE PRESFMS TO BE SIGNED HI' ITS PROPER OFFICER THIS DAY OF 2024. SIGNED. LGA ANDOVER. LUC BY ,HOES M. WATERS, CHIEF UMMER STALE OF MINNESOTA COUNTY OF MIS INSTRUMENT WAS ACKNOWIEOGED BEFORE ME ON THIS _ MY OF 2024, BY .14VER M. WATERS. CHIEF MANMER OF LGA ANCOVER. UD, A MINNESOTA LIMMD UMM COMPANY. ON BENNY OF TIE COMPANY. (SICNANRE) NOTAY NANE (PRINTED) NOTAY PUBLIC MY COMMISRON EXPIRES _ __- I DENNIS M. NONNI CO HEREBY CERTIFY RNT THIS PLAT WAS PREPARED BY ME UGENSED 4ND SURVEYOR IN ME STALE OF MINNESDTk RMT THIS PIAT IS G< TMT ALL M MEMARC& DATA µD IMEIS ARE COMEMY DESIGNATED ON THIS HAVE BEEN. OR WRL BE CORREMY SET WITHIN ONE YFAR: MAT ALL WA. 801 STATUTES, SECTION 505A1, SUED. 3,1S OF ME DATE OF MIS CERTIFICATE µE WAYS µE SHOWN µ0 LABELED ON MIS PUT. DATED THIS DAY OF 202C BY DENNIS M. HONSA. UGM'M VND SURVEYOR MINNESOTA LICENSE NO. 22440 STATE OF MIN... COUNTY OF MIS INSTKUMEM WAS ACKNOWI DGED BEFORE ME ON THIS _ DAY OF 2024. BY DENNIS M. WHIM. (SIGMURE) NOTARY NAME (PRIMES) NOTMy PUBLIC MY COMMGSRON EXPIRES ANDOVER CROSSINGS II CRY COUNCIL CRY OF ANDOVER MINNESOTA M5 PIAT OF HOLIDAY STATION STORE µCOVER WAS APPROVED µD ACCEPTED BY AXE CRY COUNCIL OF AXE CITY OF µCMEN, MINNESOTA AT A REGULAR MEEIMG THEREOF HELD MIS _ OAY OF 2024, AND MID PIAT IS IN COMPI-MICE WNH ME PROVISIONS OF MINNESOTA STAMTB. SECTION SP5.03. BUBO. 2. CRY COUNCIL CRY OF ANDOVER. MINNESOTA SY: IM COUMY SUR R I HEREBY CEFCRF! MAT IN ACCORDANCE WIN MINNESOTA STAR N. SECRON 505.021, SUBD. 11, MIS PUT HAS BEEN REVIEWED ANDAPPROVED MIS _ MY OF 202M IM MID M. 21EGUABER MOM MUM SURVEYOR COMM ALDRONMEASUNM PURSUANT TO MINNESMA STAMPER, SECTION 505.021, SOON. 9. TABS PAYABLE IN ME YEAR 2024 ON TIE .0 HEMMSEFORE SC DERIBED PAVE BEEN PND. ALSO, PURSLPM TO MINNEEOTA STAMPER, SECTION 27212. THERE ARE NO DELNOUENT TAKES AND TRANSFER ENTERED THIS _ DAY OF .204. B: B: PROPERTY TAX µMIN151RATOR MUM RECORDER/RECISRAR OF TIES CDUNIY OF µOVA STATE OF MINNESOTA I HEREBY CERRFY TUT MIN PUT OF HOUOAY STATION STORE µDOT WAS FlIED IN ME OFFICE OF ME COUNTY RECORDER/REGISTRAR OF MUM FOR PUBUC RECORD ON MID _ D4Y OF 2024. AT _ NCLOCK -M. µ0 WAS DULY RECORDED AS OOCUMEM NUMBER W. BY COUNTY RMOROEfl/RMISRUR OF TIRES CITY OF ANDOVER COUNTY OF ANOKA SECTION 30, TNP. 32, RGE. 24 RECEIVED OCT 0 7 2024 CITY OF ANDOVER HONSA SURVEYING 1592 PACIFIC AVENUE, IDMN, MN (651) 492-6725 I uaa•oo'n�T 250.•15 r 1 " O I I •' "J. f-- F - I D' ANDOVER CROSSINGS II DRAINAGE AND UT. EASEMENTS y ME SHOWN THUS: h NOT TO SCALE ) 1 —1 s o BEING 5 FEET IN WIDTH ADJOINING LOT TINES AND pl 10 FEET IN WIDTH ADJOINING STREET LINES, I UNLESS OIHEAWISE INDICATED AS SHOWN ON PUT w 60 LEGEND O DENOTES 3/4 INCH 9Y IB INCH IRON PIPE MONUMENT SET µ0 MARKED BY LICENSE NUMBER 22M0. • DENOTES 3/4 INCH IRON PIPE MONUMENT FOUND, (IF MONUMENT HAS AN IOENTMNG LICENSE NUMBER, THAT IDENRMNG LICENSE NUMBER IS SHOWN MIOINING THE SYMBOL). DENOTES CONTROLLED ACCESS PER MOM COUNTY HIGHWAY NIGHT OF WAY PUT N0. 82 AND MOM COUNTY HIGHWAY RIGM OF WAY PUT H. Y2. ME SOUTH UNE OF OURAT 'A', ANDOVER CROSSING IS ASSUMED TO NAY£ A EWING OF SOUTH 69 DEGREES 08 MINUTES 21 SECONDS WEST EASED ON NAO 1983, 2011 INUSMEM. CITY OF ANDOVER COUNTY OF ANOKA SECTION 30, TWID. 32, RGE 24 VIC oNIT3' LAP I I} I� •�'' ' srTE I� L� �_ J CITY OF µDONSR COUNTY OF µOKA SECTION 30. TWP. 32 RGG 24 I 1 Ix Im IN 1 I '1 I 1 "'4 1 13 `� Nil LOT AREA = 87.106 SO. FT. \532fi�' 1 L, cy n N II onl oe a-eO9O t10` \ T — \ ]D 0 30 60 90 SCALE IN FEET SCN£: 1 INCH = 3o FEET 35301 o ,A 1 \ N9C00'00'EI� J yl �• W\ r j II N89'0.9'16'E 14019 ,P,W\ r � i� _, i m ID F0o1 DRAINAGE µ0 URUry EASEMENT----- PER µDONER--- CROSSING i 0]_ vk 'Y 39WON'F �6 �4T - F%N_90'0_0'M_'_E_r I$ _.L_____________ _____________________ 59.ID 1 __ ___________�__ _____K_.14__ ----'CO'E ,! �' N9000'CO'E i e�"IIN Jz `.i ! ` �U ``\ , 'uW ��° p N90'00'00'E �I •(� 324.12 '1� i I I � O r B L 0 C K ,v vp4 of Ni C m f \ 15 " IQ. ly I 1 I 1 11 1 i I 1 NI„ 3 "- 2 mi AREA, - w.39] so. Fr. ---'---I-- ry LOT AREA ]4.]39 50. F1. II rvry 4gAr/z i i 1 ''� I I I 1 s0 ` � sa9a6'vw I 1 I I z]a.n 58908'21w `^ 5 SLOPE FASEMENi PER DOG. ND. 2069191.006 k210]]20002 SWIM 21 w 6.6.24LY RIGHT Of ACCESS a ..r.r u_r• .. r`'`. i`... ..........::1.iu. r.,r 111 ......rlTr ..Ti'1.T ._ r` ir, ru..�rri i'`.'i r.... rr. i:i`... i`. il. .. ....r.ir rn... r•iil.l ruvrr. ..r ♦I'p,r r.. i3.T 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: Peter Hellegers, City Planner SUBJECT: Public Hearing: Consider a Conditional Use Permit (CUP)— automobile service station / bulk fuel storage / exterior storage -unaddressed property located at Bunker Lake Blvd. NW and 71 Avenue NW — PID# 30-32-24-43-0072 - Colliers Engineering and Design (Applicants). DATE: November 12, 2024 INTRODUCTION The Planning and Zoning Commission is asked to review a Conditional Use Permit (CUP) for an Automobile Service Station with bulk fuel storage and exterior storage, for the subject property located in the northeast quadrant of 7' Avenue NW and Bunker Lake Blvd. NW. The subject property is currently guided for Neighborhood Commercial and zoned NB: Neighborhood Business. City Code 12-12 requires a conditional use permit for the proposed convenience gas station. Additional review criteria from the City Code are discussed in this report and relevant sections have been included as attachments. The project will also be required to complete the city's commercial site plan process to finalize the site plan. *The subject property is located at the northeast quadrant of 7' Avenue NW and Bunker Lake Blvd NW, shown as the area in red on the image below (south of 14254Inca Street NW). Parking Parking for commercial uses varies depending on the use within the structure. Currently the applicant is providing two parking stalls at each of the eight pumps (2/service stall) plus 1 parking stall per 200 square feet of floor area for the retail/convenience store building. Parking is reviewed in commercial areas as each use obtains a permit for the building. Required Proposed City Requirement Proposed Site Stalls Stalls Fuel Pumps 2/service stall 8 service stalls 16 16 Retail Store 1/200 s.f. floor area 5,200 s.f. floor area 26 26 While City Code 12-14-8 OFF STREET PARKING REQUIREMENTS provides a list of uses and parking ratios, some examples are provided below: Motor fuel station 4 spaces, plus 2 additional spaces for each service stall. Those facilities designed for sale of items other than strictly automobile products, parts or service shall be required to provide additional parking in compliance with other applicable sections of this title Retail store and service establishment 1 space for each 200 square feet of floor area Building Setbacks The proposed building, canopy and fuel pump islands will comply with the NB: Neighborhood Business Zoning District building setbacks required by City Code 12-3-5. Building Exterior Building and dumpster enclosure elevations are attached. Exterior building materials are primarily a tan "tuffblock" (fiber cement) cladding on all sides of the building. The north side (front) of the building includes two colors of "tuff block", with a ledgestone cladding base that wraps up the front corners of the building. The north side also has all the windows on the building. The building would also have a flat roof with parapet which may provide some screening of rooftop mechanicals, additional rooftop screening may be required. Logo signs are shown on all sides of the building and all signage will need to be reviewed by staff through a separate sign permit review process. Trash Enclosure The trash enclosure will be constructed from the same materials as the principal building to appear as part of the building and will include opaque gates to ensure the area is screened. The attached site plan and elevation illustrate the proposed trash enclosure. 2 Rooftop Mechanical Equipment Any mechanical equipment mounted on the roof or ground will be required to be screened to comply with City Code 12-14-5. Traffic Circulation The site is designed to allow vehicles convenient access into the site from the shared access off of 7' Avenue or from Inca Street NW. Internal circulation allows for easy access to the fuel pumps and parking area for the convenience store. In addition, since the PUD for this plan shows two future commercial sites to the south and southeast of the proposed the design of the site allows for traffic flow within the parking lots of each of the three commercial lots within this phase of the development instead of forcing the traffic back onto Inca Street. A driveway/access easement would be applied to the three parcels covering the two driveways to Inca Street NW and the main access lanes. Liquid Storage Tank City Code 12-12-2 requires that liquid storage tanks in excess of one thousand 1,000 gallons are required to obtain a Conditional Use Permit. The applicant is proposing to have 52,000 gallons in three underground storage tanks with a spill containment system. Hours of Operation City Code 12-12-4 requires the hours of operation to be regulated by the conditional use permit. The applicant is requesting that this facility be allowed to operate twenty-four hours a day, seven days a week. Lighting All lighting is required to be shielded to prevent glare. The applicant has proposed lighting to be recessed into the underside of the canopy and roof of the building as well as shielded pole mounted lights along the perimeter of the parking area. Additional details for each type of fixture are reviewed through the Commercial Site Plan process to ensure adequate shielding will be provided. Exterior Storage and Sales City Code 12-12-4 requires any exterior sales area be regulated by the conditional use permit. The applicant has requested approval of exterior sales similar to many of their other locations. This includes the potential for pallets of salt, washer fluid at the pump islands, as well as exterior ice chests for ice merchandising, cage for prefilled propane tanks (filled off site), Redbox kiosk, and Amazon lockers, on the north side of the building. Landscaping A preliminary landscaping plan is attached with the site plan. The proposed plant quantities exceed the requirements of City Code 12-13-6 as shown in the notes on that plan. The right -of- way trees shown along Jay Street need to be moved to make room for a sidewalk. Final adjustments to the landscaping plan will be made through the commercial site plan process. Signage Building signage is shown on the attached building elevations. Any signage on the gas canopy would also count against signed for the property. In addition, a 25' tall pylon sign is shown toward the northwest comer of the site. All signage will be reviewed through a separate sign permit process and sign permits will need to be obtained before signs can be placed on the property. PLANNING COMMISSION REQUESTED ACTION After taking public testimony at the Public Hearing, the Planning Commission is asked to make a recommendation on the proposed Conditional Use Permit to the City Council for their consideration on November 19, 2024. Respectfully submitted, Peter Hellegers, City Planner Cc: Jaime Salinas, Colliers Engineering (email only) Nick Parker, Colliers Engineering (email only) Blaine Waters LGA Andover, LLC, 10700 Old County Road 15, Suite 285, Plymouth, MN 55446 / (& email) Attachments Draft Resolution of approval Draft Resolution of denial Location Map City Codes 12-12-2, 12-12-4, 12-14-3, and 12-14-5 Applicants Narrative Staff Review Comments Preliminary Site Plan Set / Elevations 0 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION APPROVING THE CONDITIONAL USE PERMIT REQUESTED BY COLLIERS ENGINEERING, FOR AN AUTOMOTIBLE SERVICE STATION WITH BULK FUEL STORAGE AND EXTERIOR STORAGE AND, LEGALLY DESCRIBED AS: PID: 30-32-24-43-0072, legally described as follows: Lot 1, Block 1, Andover Crossings II WHEREAS, Colliers Engineering on behalf of LGA Andover, LLC has requested a Conditional Use Permit for an automobile service station with bulk fuel storage (underground) and exterior storage (pump islands and at the front of the store), and; WHEREAS, pursuant to published and mailed notice thereof the Planning and Zoning Commission has conducted a public hearing on said conditional use permit, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request meets the criteria of City Code and 12-15-7; 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 recommends to the City Council the approval of the Conditional Use Permit request, and; WHEREAS, the City Council of Andover has received the recommendation of the Planning Commission, and reviewed the request and has determined that said request meets the criteria of City Code and 12-15- 7, and; NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover does hereby approve the Conditional Use Permit for an automobile service station with bulk fuel storage and exterior storage on the above legally described property with the following conditions: 1) Approval of the conditional use permit shall be contingent upon approval of the preliminary and final plat, completion of all conditions of approval and recording of the final plat with Anoka County. If any of these actions should fail to be successfully completed the conditional use permit shall be null and void. 2) The applicant shall be required to successfully complete a commercial site plan in compliance with City Code 12-15-4. 3) Applicant shall address all staff comments and outside agency comments related to the CUP, PUD, Preliminary Plat, Commercial Site Plans, and all applicable permits to the satisfaction of the City. 4) The applicant shall obtain all necessary permits from appropriate agencies. 5) The hours of operation shall be twenty-four hours a day, seven days a week. 6) Exterior storage shall be limited to pallets of salt, washer fluid at the pump islands, as well as exterior ice chests for ice merchandising, cage for prefilled propane tanks (filled off site), Redbox kiosk, and Amazon lockers, and small trash recycling containers the locations of these items to be approved by the City as part of the Commercial Site Plan. 7) .If the City Council determines that no significant progress has been made in the first twelve (12) months after the approval of this resolution, the PUD will be null and void. as defined in City Code 12-15-7D. Adopted by the City Council of the City of Andover on this 19' day of November 2024. CITY OF ANDOVER ATTEST: Sheri Bukkila, Mayor Michelle Hartner, City Clerk CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION DENYING THE CONDITIONAL USE PERMIT REQUESTED BY COLLIERS ENGINEERING, FOR AN AUTOMOTIBLE SERVICE STATION WITH BULK FUEL STORAGE AND EXTERIOR STORAGE AND, LEGALLY DESCRIBED AS: PID: 30-32-24-43-0072, legally described as follows: Lot 1, Block 1, Andover Crossings II WHEREAS, Colliers Engineering on behalf of LGA Andover, LLC has requested a Conditional Use Permit for an automobile service station with bulk fuel storage (underground) and exterior storage (pump islands and at the front of the store), and; WHEREAS, pursuant to published and mailed notice thereof the Planning and Zoning Commission has conducted a public hearing on said conditional use permit, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request does not meet the criteria of City Code 12-15-7; and would 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 recommends to the City Council the denial of the Conditional Use Permit request, and; WHEREAS, the City Council of Andover has received the recommendation of the Planning Commission, and reviewed the request and has determined that said request does not meet the criteria of City Code and 12-15-7 because: 1. 2. 3. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover does hereby deny the Conditional Use Permit on the above legally described property for a Conditional Use Permit for an Automobile Service Station with bulk fuel storage and exterior storage due to the following findings: 1. 2. 3. Adopted by the City Council of the City of Andover on this 191 day of November 2024. CITY OF ANDOVER ATTEST: Michelle Harmer, City Clerk Sheri Bukkila, Mayor iD6 R� Site Location -7th Avenue NW / Bunker Lake Blvd. NW (Parcel ID: 30-32-24-43-0072) Date Created: October 29, 2024 Disclaimer: The provider makes no representation or warranties with respect to the reuse of this data. CUP for Gas Station m1a: Planned Unit Development and Preliminary Plat CHAPTER12 REQUIREMENTS FOR SPECIFIC CONDITIONAL USES SECTION: 12-12-1: Two -Family Home Conversions (Splits) 12-12-2: Liquid Storage Tank 12-12-3: Exterior Storage 12-12-4: Automobile Service Station 12-12-5: Accessory Dwelling Unit (ADU) 12-12-1: TWO-FAMILY HOME CONVERSIONS (SPLITS): A. Two-family home conversions (splits) may be permitted following issuance of a Conditional Use Permit (which shall be reviewed and pertinent data regarding the unit shall be provided, including, but not limited to, submission of a survey setting out each individual lot and its location along said party wall). Each dwelling unit shall be provided with individual sewer stubs, individual wells or sources of water, separate power supply to each living unit, one hour fire separation between living units, and that a party wall agreement and covenant document, including an arbitration clause, shall be entered into by all affected parties. These upgrades to the structure and providing the city a copy of the party wall agreement and covenant documents by the applicant must take place prior to release of the resolution approving the two-family home split. B. In the event a two-family home is lacking the required garage space and/or the minimum housing unit size, the applicant must obtain a variance or bring the unit up to current standards. In the event a unit falls below the nine hundred sixty (960) square foot minimum and is more than fifty percent (50%) destroyed (as determined by the building official), the unit will be required to be rebuilt to meet the minimum of nine hundred sixty (960) square feet and also have a garage that meets the minimum size requirement. This would become a standard condition of any variance to structure size (if it were granted). If the building is improperly located on the lot such that it requires a variance to setbacks, a variance would be required to be granted or the unit will not be allowed to be split. (Ord. 8QQQQQQ, 10-1-2002) 12-12-2: LIQUID STORAGE TANK: A. Conditional Use Permit Required For Certain Materials: All uses, including pipelines associated with the bulk storage of oil, gasoline, liquid fertilizer, chemicals and similar liquids shall require a Conditional Use Permit in order that the governing body may have some assurance that fire, explosion or water or soil contamination hazards are not present that would be detrimental to the public health, safety and general welfare. All tanks that could contain hazardous and/or flammable liquids having a capacity in excess of one thousand (1,000) gallons shall be required to obtain a Conditional Use Permit and a permit from the Fire Department prior to installation. Exceptions are noted below. All public agencies (including school districts, city, county and state) shall be entitled to apply for a Conditional Use Permit for a tank regardless of the zoning district that they are located in. B. The governing body may require the development of diking around said tanks, suitably sealed, to hold a leakage capacity equal to one hundred fifteen percent (115%) of the tank capacity. C. Prohibitions All liquid storage tanks not listed as a Conditional Use in the Uses table (refer to Section 12-14) or as an Exception (as noted in Section 12-12-2 D.) shall be prohibited. D. Exceptions. The provisions of this subchapter do not apply to: 1. Existing home heating oil tanks, including those located in basements, cellars, if the storage tank is located upon or above the surface of the floor; 2. Septic tanks. 3. Small (20-30 lb.) propane tanks used on barbeque grills. E. Installation, Alteration, Repair or Removal Permits. 1. The installation, alteration, repair or removal of any liquid storage system governed by this subchapter requires permits issued by the Fire Chief pursuant to the provisions of the Minnesota State Fire Code and any other applicable code, ordinance, statute, rule or National Fire Prevention Association Standards; 2. Permits and fees. The issuance of permits and the collection of fees shall be in accordance with the fee schedule adopted by the City Council in the amount provided by the fee resolution, set forth in this code; The Fire Chief may deny a permit to persons not capable of performing pursuant to ordinance requirements. (Amended Ord. 314, 10-4-2005) 12-12-3: EXTERIOR STORAGE: In all districts excluding residential districts, the governing body may order the owner of property to apply for a Conditional Use Permit to conduct an open storage use, including existing uses, provided it is found that said use constitutes a threat to the public health, safety, convenience, morals or general welfare. (Amended Ord. 8, 10-21-1970; Ord. 380, 4/21/09) 12-12-4: AUTOMOBILE SERVICE STATION The regulation of automobile service stations strives to achieve compatibility of these stations with adjacent and abutting land uses. In addition, such regulation is intended to protect the public health, safety and general welfare by mitigating and potentially detrimental aspects of automobile service stations, including potential traffic hazards, noise, light glare at night, outdoor storage of merchandise, indiscriminate advertising, environmental health hazards, and the like. Automobile service stations shall be subject to the following: A. All new buildings, the site, tanks, piping and dispensing stations, shall comply with the current provisions of the Minnesota State Building Code, Minnesota State Fire Code, and all provisions related to underground liquid storage systems required in Section 12-12-2 of this code. (Amended Ord. 438, 6-3-14; Amended Ord. 463, 6-21-16) B. Building permits shall not be issued for new construction or remodeling of facilities unless Fire Department approval has been received. C. Hours of operation will be approved by the City Council. D. The site plan shall show parking areas for customers, employees, service vehicles and those needing repair and no other areas of the site will be allowed vehicle parking. No vehicle shall be parked awaiting service longer than ten (10) days. Inoperable vehicles are regulated per section 6-5 of City Code. E. Pump islands are subject to setback requirements. F. Exterior storage and sales shall only be allowed as approved through the Conditional Use Permit. (Amended Ord. 314, 10-4-2005) 12-12-5: ACCESSORY DWELLING UNIT (ADU) CHAPTER 14 PERFORMANCE STANDARDS SECTION: 12-14-1: Purpose and Scope 12-14-2: Enforcement 12-14-3: Exterior Storage 12-14-4: Refuse in All Districts 12-14-5: Screening 12-14-6: Landscaping in All Districts 12-14-7: Glare in All Districts 12-14-8: Off Street Parking Requirements 12-14-9: Off Street Loading and Unloading Areas 12-14-10: Traffic Control 12-14-11: Drainage 12-14-12: Guesthouses 12-14-13: Dwelling Units of Employees on Premises in Residential Districts 12-14-14: Dwelling Units in Commercial and Industrial Districts 12-14-15: Visual Standards 12-14-16: Coin Operated Machines 12-14-17: Residential Building Standards 12-14-18: Interim Performance Standards 12-14-1: PURPOSE AND SCOPE: The performance standards established in this chapter are designed to encourage a high standard of development by providing assurance that neighboring land uses will be compatible. The performance standards are also designed to prevent and eliminate those conditions that cause urban blight. All future development shall be required to meet these standards. The standards shall also apply to existing development where so stated. (Amended Ord. 8, 10-21-1970) 12-14-2: ENFORCEMENT: The City Administrator or their designee shall be responsible for enforcing these standards. (Amended Ord. 8, 10-21-1970) (Amended Ord. 314, 10-4-2005) rl14-3: EXTERIOR STORAGE: A. Residential Districts: All materials and equipment not stored within a building must be fully screened (as outlined in Section 12-14-5) so as not to be visible from adjoining properties, except for the following (Amended Ord. 380, 4/21/09): 1. Clotheslines and recreational equipment. (Amended Ord. 314 10-4- 2005) 2. Building materials currently being used on the premises of a property with an active building permit or landscaping materials to be incorporated into a project on the premises of a property with an active remodeling/beautification project not to exceed six (6) months within a calendar year. (Amended Ord. 314 10-4-2005; Ord. 380, 4/21/09; Ord. 392, 5/18/10) 3. Agricultural equipment and materials if these are used or intended for use on the premises. 4. Special mobile equipment permitted only when being used in conjunction with a temporary service including, but not limited to emergency events or a construction, remodeling, or landscaping project benefiting the premises or the temporary, general loading or unloading onto the premises. B. All Districts except Residential Districts: The City Council may require a Conditional Use Permit for any exterior storage of the following: 1. If it is demonstrated that such storage is a hazard to the public health, safety, general welfare, or morals, or has a depreciating effect upon nearby property values, or impairs scenic views, or constitutes a threat to living amenities. (Amended Ord. 8, 10-21- 1970; Ord. 380 4/21/09) 12-14-4: REFUSE IN ALL DISTRICTS: A. Interpretation: All exterior storage not included as a permitted accessory use, a permitted use, or included as part of a Conditional Use Permit, or otherwise permitted by provisions of this title shall be considered as refuse. B. Storage Of Refuse: All waste material, debris, refuse, or garbage shall be kept in an enclosed building or properly contained in a closed container designed for such purposes. All non-residential uses shall have trash enclosures built of materials that match the principal structure and have an opaque gate made of wood or metal (metal chain link with slats is not acceptable). (Amended Ord. 314, 10-4-2005) C. Vacant Land: The owner of vacant land shall be responsible for keeping such land free of refuse and weeds. D. Existing Uses to Comply: Existing uses shall comply with this provision within six (6) months following enactment of this title. (Amended Ord. 8, 10-21-1970; amd. 2003 Code) 12-14-5: SCREENING: A. Exterior Storage: Screening from residential properties and public streets as visible from ground level shall be provided with an architecturally compatible opaque fence with a minimum height of six feet as measured from the surface of the exterior storage area. Plant material shall be provided on the outside of the fence for aesthetic appeal. Additional fence height and/or berming shall be required if a six-foot fence would not block direct vision of the exterior storage. (Amended Ord. 380, 4/21/09) 1. Landscaping products and merchandise displayed for sale in limited quantities may be exempt from this screening requirement provided that a Conditional Use Permit and commercial site plan approval have been achieved and the approved plan provides specified locations, appearance and maintenance criteria and prevents conflicts with traffic circulation and emergency access. B. Loading Docks: Screening of loading docks from public streets and residential properties shall be provided to the top of the loading door(s). Such screening shall be provided with a wing wall constructed from the same materials as the principal structure whenever possible. Other views into the loading dock from public streets and residential properties shall be screened with a combination of berming, fencing and landscaping to a minimum height of six feet except within sight triangles at intersections with public streets. C. Mechanical Equipment: 1. Rooftop mechanical equipment shall be screened from public streets and residential properties with a cornice, parapet, or other architectural feature to the fullest extent possible. Any remaining protrusions of rooftop equipment above these features shall be painted to match the principal structure. 2. Ground mounted mechanical equipment shall be screened from public streets and residential properties with landscaping or a fence or enclosure that is architecturally compatible with the principal structure. D. Multiple Frontage Residential Lots: Screening between the rear yard and the adjacent street shall be provided to achieve a minimum height of six feet at plant maturity as measured from the surface of the adjacent street. Such Screening must consist of: 1. Existing vegetation 2. A compact evergreen or deciduous hedge 3. Deciduous and coniferous trees 4. A landscaped berm 5. A combination of the above E. Buildings: The sides and rear of non-residential buildings and residential structures containing more than two (2) units shall be screened from residential properties within 200 feet, to a minimum height of six feet at plant maturity as measured from the grade of the residential property line. Such screening shall be provided with the following: 1. Existing vegetation 2. A compact evergreen or deciduous hedge 3. Deciduous and coniferous trees 4. A landscaped berm (Amended Ord. 314 10-4-2005) 5. An architecturally compatible opaque fence 6. A combination of the above F. Parking Areas: Screening from residential properties shall be provided to a minimum height of six feet as measured from the surface of the parking area. Screening from public rights -of -way shall be provided to a minimum height of three feet. Parking area screening must consist of: 1. An architecturally compatible opaque wall or opaque fence. 2. A landscaped berm 3. Two staggered rows of evergreen trees with trees in each row spaced a maximum of 12 feet. Such trees shall not be used to satisfy minimum tree requirements. 4. A combination of the above. G. Trash Enclosures and Compactors: Trash collection shall be provided on the interior of the principal structure whenever possible. When exterior trash enclosures are necessary such enclosure shall be constructed from a masonry product that is compatible with the principal structure. Such enclosure shall exceed the height of all waste receptacles stored inside and shall provide adequate space for recycling. The trash enclosure shall have an opaque metal or wood gate. Chain link fencing shall not be allowed. Trash enclosures shall be screened from public rights -of -way and residential properties with coniferous trees equal in height to the trash enclosure at the time they are planted. (Amended Ord. 314, 10-4-2005) 12-14-6: LANDSCAPING OF NONRESIDENTIAL PROPERTIES: A. Purpose and Intent. The City of Andover recognizes the health, safety, aesthetic, ecological and economic value of landscaping and screening. The provisions of this section are intended to: Add visual interest to open spaces and blank facades; 2. Soften dominant building mass; 3. Provide definition for public walkways and open space areas; 4. Ensure significant tree canopy shading to reduce glare and heat build-up; 5. Improve the visual quality and continuity within and between developments; 6. Provide screening and mitigation of potential conflicts between activity areas and more passive areas; 7. Protect and improve property values; 8. Improve air quality and provide a buffer from air and noise pollution; 9. Enhance the overall aesthetic conditions within the City; 10. Limit sight line obstructions and drainage conflicts; 11. Reduce the potential for criminal and illegal activities; and 12. Prevent conflicts with utilities. B. Landscape Plans: A landscape plan shall be submitted with any Commercial Site Plan Application as described in City Code 12-15-4; C. Minimum Number of Trees and Shrubs. Except for single and two family uses, development must at a minimum provide the following numbers of trees and shrubs in addition to any trees and shrubs required for screening in Section 12-14-5: ' 3421 Paesanos Pkwy,. Ste. 200 San Antonio Texas 78231 Main: 877 627 3772 TBPLS Reg. 10194550 • TBPE Reg. F-14909 • TBPG 50617 RECEIVED OCT 0 7 2Q24 Engineering & Design CITY OF ANDOVER October 3, 2024 City of Andover 1685 Crosstown Blvd N.W. Andover, MN 55304 Holiday StationStores - Bunker Lake & 71h Ave. Conditional Use Permit Request Summary To whom it may concern, We would like to respectfully request a Conditional Use Permit for an Automobile Service Station that includes Bulk Fuel Storage along with some exterior storage within the Neighborhood Business (NB) district. Per the City of Andover's City Code, Title 12 - Zoning Regulations, Chapter 11 - Commercial/Industrial Permitted, Permitted Accessory, Conditional, Interim and Prohibited Uses Table, Automobile Service Stations in compliance with City Code 12-12-4, Bulk Fuel Storage (tanks greater than 1,000-gallon storage capacity) in compliance with City Code 12-8-2, and Outdoor display, storage, and sales are allowed as a Conditional Use in the NB district. The proposed development will include a 5,200 SF building, 8 fuel dispenser pumps, 3 fuel storage tanks that total 52,000 gallons of fuel which will utilize a spill containment system, and a potential for exterior ice merchandisers, propane cages, redbox kiosk, and Amazon lockers. The Automobile Service Station would operate as a 24-hour service station and will meet all the city code requirements outlined in section 12-12-3 for Exterior Storage, and section 12-12-4 for Automobile Service Station. In addition, the development will include associated onsite improvements such as sidewalk, drive aisles, ADA Parking spaces with an accessible route, dumpster enclosure, and landscape to meet city code. The project is located on the east side of 7th Ave approximately 385' north of the Bunker Lake & 7t' Ave intersection. Existing public water, sanitary sewer, and storm facilities are currently provided to the site and no public extensions are anticipated. Access to the development will come from existing driveway aprons located to the north and east of the project lot. A cross access connection to the future south development is also proposed. The site is currently vacant and has been cleared and mass graded to include two existing water quality/detention facilities. KFW Engineers + Surveying is now Colliers Engineering & Design Accelerating success. Project No. 23006343A October 3, 2024 Page 2 12 Engineering & Design In our professional opinion, the request for the Conditional Use Permit remains in harmony with the spirit and intent of the city code as it will not adversely affect the health, safety, or welfare of the public and meets the criteria for granting a Conditional Use Permit as outlined below. • The effect of the proposed use upon the health, safety, moral and general welfare of occupants of surrounding lands. • Existing and anticipated traffic conditions including parking facilities on adjacent streets and lands. • The effect on values of property and scenic views in the surrounding area. • The effect of the proposed use on the Comprehensive Plan. We appreciate your time and consideration of this request. If you should have further questions or require additional information, please feel free to contact me using the contact information below. Sincerely, Colliers Engineering & Design, Inc Vz--s- Jaime Salinas, P.E. Project Manager Email: Iaime.Salinas(@Collierseng.com Phone: (210) 979-8444 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Jaime Salinas, Colliers Engineering FROM: Peter Hellegers, City Planner SUBJECT: Review #2 - Comments for Holiday at Andover Crossings: Commercial Site Plan (CSP), Conditional Use Permit (CUP), Preliminary Plat, and Planned Unit Development (PUD) Amendment for the property at 142xx Inca St NW (PID: 30-32-24-43-0072) DATE: November 1, 2024 City staff has completed a review of the submittals stamped received on October 7, 2024, for the Commercial Site Plan, Conditional Use Permit, Preliminary Plat, and amendment to the Planned Unit Development for Andover Crossings. City staff conducted a completeness review of the CUP, Preliminary Plat and PUD and found that all required materials had been submitted and your application is complete for review. Pursuant to Minnesota State Statute 15.99, the 60-day deadline for those applications is December 6, 2024. Staff also reviewed the Commercial Site Plan and there are several items that still need to be addressed before the Commercial Site Plans can be approved. Staff have provided the following questions and review comments on the proposed plans. Engineering Department En inegering Department comments for Review #2 are attached: Fire Department Fire Department comments from Review #2 are as follows: A. Holiday Review #2: no new comments at this time. B. In regard to the plans for Andover Crossing II. I would like to see the truck driving template applied to the entire parking lot. Possible additional fire hydrants may need to be discussed. Planning Department Plannine Department comments from Review #1 are as follows: I. Preliminary Plat C. Sheet 1 of 2 for the Preliminary Plat (Honsa Surveying) includes references to the plat as "Holiday Station Store Andover" but the plat is titled Andover Crossings II. II. General / Miscellaneous D. Please note the materials to be used for the gates on the trash enclosure shown on the legend of sheet A2.2. The materials for the trash enclosure will need to match the building materials from sheet ACI.I and the gates will need to be opaque. E. Additional comments pending further/additional review measenote that itis a requirement that the Developer responds to each of these items in writing when re -submitting the revised plans/plat to the City. A digital copy will be emailed to you so that so that you can type responses below the original comments. If you should have any questions, please contact me at p.hellegers(cDandovermn.gov or 763-767- 5147. Sincerely, Pz?�4 H=�154" Peter Hellegers City Planner 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 - (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV MEMORdNDI M TO: Joe Janish, Community Development Director FROM: David Berkowitz, Director of Public Works/City Engineer Jason Law, Assistant City Engineer DATE: October 29, 2024 REFERENCE: Holiday Station / Commercial Site Plan / Review #2 The following comments are regarding Review #2: 1. (Review #1) Need to obtain the necessary permits from the Lower Rum River WMO (Grading, Storm Water Design and Erosion Control), , MDH (Water Main), and/or any other agency that may be interested in the site. Provide copies of permits to City. Comment kept for tracking. LRRWMO permit applied for. ACHD no comments, provide copy of permit to City. 2. Refer to attached redlined O&M agreement for necessary revisions. 3. (Review #1) Sheet C001: There's an existing sanitary sewer stub missing as circled in the redlines. Not done. Response stated it was added to the plans but is missing from Sheet 2 as originally marked up. See redlines for location. 4. Sheet C100: Angle sidewalk near east entrance to Inca Street to avoid the 90 degree bend. Review if 25' monument sign needs to slide slightly to provide room for sidewalk. 5. Sheet C110: Extend a 6" watermain stub to the south property line to loop with parcel to the south. Not done. Stub intended for looping watermain providing redundant service to Holiday site as well as lots to south. It is not intended as the primary service for lots to south. 6. (Review #1) Sheet C110: The outlet for Pond IB-CI needs to provide skimming with a reverse grade pipe into a manhole, refer to City Details 417F or 418F. Extend FES-3 to 871.5 to provide skimming out of pond. Update storm sewer table accordingly. 7. Sheet C110 and C503: Storm sewer pipe past first pipe run (CB leads) shall be a minimum of 15" diameter. Revise pipes out of ST IM #02 and ST IM #05 as redlined. Update storm sewer pipe sizing calculations as well. Add note to flared end detail on sheet C503. 8. Sheet C110: All proposed sump structure elevations are listed as 4' below the rim elevation. They should be 4' below the outlet elevation. 9. Sheet C110 and all applicable sheets: Revise Pond IC-132 NWL to 872.97, consistent with as- builts for basin outlet. Also update basin HWL per revised stormwater calculations. 10. Sheet C110: Revise Pond IB-CI NWL to 873.26, consistent with the proposed IE for the Pond Skimmer structure. Also update basin HWL per revised stormwater calculations. 11. Sheet C110: HDPE flared ends are proposed for all locations. This is OK, however, make note that they need to be ground anchored per manufacturers recommendations to avoid floating. Also, trash guards shall be installed and attached to FES. 12. Sheet C120: Smooth out pond contours for Pond IB-C1 where they depict a ridge along north side and V shaped valley in southeast corner. 13. Sheet C501: Fill out Detail 417F information for Pond IB-C1 outlet. 14. Carry all comments for "Development' plan set to "Preliminary Plat Engineering" plan set. 15. (Review #1) When site grading is completed an as -built grading plan shall be submitted to the City for review using Anoka County coordinates and elevation datum. Developer's engineer shall certify that the site is in compliance with the approved grading plan prior to City approval. Comment acknowledge, kept for tracking purposes. 16.Identify in comment letter any changes made to plans since previous submittal not addressed in response comments. 17.Additional comments pending further review. The following Comments are regarding the Stormwater Report Review #2: 1. (Review #1): It is recommended to concurrently submit drainage submittals to the City and Lower Rum River Watershed Management Organization for review. As Pond IC-B1 discharges into Anoka County storm sewer system, the stormwater model and plans need to be submitted for their review as well. Anoka County provided approval. LRRWMO permit submittal is under review. LRRWMO review comments are attached for reference and must be addressed with next submittal. Note under LRRWMO Comment 7 the DWSMA is for the City of Anoka, not Andover. 2. (Review #1) For IB-C2, verify the contour areas. How did the 876 contour area increase by 1500+/- SF when filling a portion of this contour with the wall is proposed? Response stated Pond IB-C2 is being regraded to have more volume than the pond shown with previously approved SWMP for Andover Crossing. However, the only location showing grading expansion is the extreme northeast corner of Pond IB-C2, and this doesn't account for the reduction in the pond volume due to the proposed wall encroaching into the pond. Verify the pond stage -storage contour information and update accordingly in the stormwater model. It is OK to encroach into existing pond volume as long as the basin HWL does not exceed that as determined in the original SWMP for Andover Crossings of 875.46. 3. On the first page of the report as well as Exhibit B1 update flows based upon model revisions. 4. Pond IB-Cl in the stormwater model has NWL inconsistent with the plans. Make sure plans and model match.Set Weir Structure A (the EOF) in the model at the HWL if it changes with revisions. 5. Revise Pond IC-62 outlet and weir elevations in stormwater model to match attached as -built. Update revised HWL accordingly in plans if it changes. 6. The HWL calculated for IB-C2 on the Hydrograph No 11 (page 27) is inconsistent with the plans. Update plans accordingly. 7. Per City standards, 12" storm sewer pipe (not including roof drains) is only allowed as the first pipe leaving a CB, beyond that minimum pipe size shall be 15" or larger. This impacts pipe runs 8 and 21 in Hydraflow tables. In addition, each of these pipes are surcharged, also requiring a larger pipe diameter. Revise pipe sizes according and update plans and model output tables. 8. Additional comments pending further review. Note: It is a requirement that the Developer respond to each of these items in writing (get digital copy from City and type responses below original comment) when re -submitting the revised plans to the City. If you have any questions, feel free to contact Jason Law, Assistant City Engineer at (763) 767-5130 or David Berkowitz, Director of Public Works/City Engineer at (763) 767-5133. DEVELOPMENT PLANS FOR HOLIDAY STATION STORE LLC - NTI NEC BUNKER LAKE BLVD & 7TH AVE NW PROJECTCONTACTS CIVIL ENGINEER OWNER COWERS ENGINEERING & DESIGN, INC. HOLIDAY STATIONSTORES LLC 7050WSAGINAWHWY#200 4567 AMERICAN BOULEVARD W. LANSING, MI4B917 SLOOMINGTON. MN 5M37 CIVILENGINEEB: RICHAROBLASEY,P.E. MATRI UESHOUT 5174327-8670 952-8308097 ARCHRECT: AMY SIGNOR, RA, AIA 518-556-3632 SURVEYOR GEOTECHNICAL ENGINEER HONSASURVEYING AMERICAN ENGINEERING TESTING 1592 PACIFIC AVENUE 550 CLEVELAND AVE S EAGAN, MN 55122 SLANT PAUL, MN 55114 DENNIS HONSA MARK BUNT, PE INDI ! 651d926725 ift 701361-1257 8 UTILITY AND JURISDICTIONAL CONTACTS N PLANNING ROADS & ENTRANCE 9 CITY OF ANDOVER A CI7YOFANDOVE11 1685 CROSSTOWN BLVD. NW 1685 CROSSTOWN BLVD. NOV P ANDOVER,MN55304 ANDOVER. MN SD04 11 PETER HELLEGERS DAVID BERKOI 763-767-5147 7631 JAKE GRIFFITHS $ 763-767-5142 ELECTRIC CONNEXUS ENERGY WATER AND SANITARY SEWER 14601 RAOSEY BLVD. CITYOFANDOVER RAMSEY, ON W537 ,( 1685 CROSSTOWN BLVD.NW 76S323-4215 ANDOVER. MIN 55304 763328.2650 STEVE WMNHOLD 783-76MIN GAS CENTERPOINTENERGY IMENTATION j STORMWATERANDSOIL ER OSIONANOBEOSDSN AVEENUENUE UET A CITYOFANDOVER BOX BRIM 16M CROSSTOWN BLVD. NW MINNEA9140 MN 55459-0038 MINNEAPOLIS, ANDOVER. MN 55301 600.778-9140 9&q33 STEVE MINNOW 812-3215200 763-767-5180 ANDOVER, MN 55304 N SFFE LOCATION MAP xnroecee SEPTEMBER 26, 2024 PROPERTY INFORMATION LEGAL DESCRIPTION: OUTLOT W. ANDOVER CROSSING ACCORDING TO THE PUT ON FILEAND OF RECORD IN THE OFFICE OF THECOUNTY RECORDER, ANOKACOUNTY, MINNESOTA. PROPERTY IS ABSTRACT. DRAWING INDEX HEETNO DRAWING TITLE VIVUANNU NO 1 COVER SHEET GOOD 2 SURVEY C001 3 DEMOLITION PLAN Colo 4 ESC PLAN C040 5 SITEPLAN C700 6 PAVING &JOINTPLAN C701 7 UTILITYPLAN Clio 8 GRADING PLAN C120 9 LANDSCAPEPLAN C730 10 PHOTOMETRIC PLAN C140 11 LIGHTING DETAILS(I OF 2) C141 12 LIGHTING DETAILS (2 OF 2) C142 13 SITEDETAILS C500 14 STORM DETAILS C501 15 WATER & SANITARY DETAILS C502 16 ESC DETAILS C503 #N #LAN# 1& BUILDING SITE DETAILS C505 RECEIVED 01-I C d 2024 CITY OF ANDOVER Engineering & Design ewe Illersenglneering.<am wi9�ntimwmn...uwwi„ CaullrAu] Oavlgbn PROFE9810NAl9EAl PN9RurmN.uncxARee RNINA T PNOJ9CEMNNIIPER J. NAMNA7 ovum NANr9vE J. SAUNAS v J. NT J. 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SU F INAW YF COYPMY MO CWCIE N SICAES ING TMi W6 A TRUE µ. SWE RE OUNCE RAWIX C£ A R IN'M. WE ' ABY.£ PFl1 PMPERfY LCMYNm W C A SC. RENOUNCE WYPµ! ONE ON M. ERECTEPnE14E PEA LMr OWN, T I MI. 21NT ITS URS, L ., FldPµEO Bf YE M LOSE w ERECT SUPEIM9CH Jx0 ttAE A4 A GILT UCE C I VND 9AT NJ E IN WE V195 Cf WE ATURNWE, b URU STIN µD WEAFOR CNMWIRD I O6WOEINYE OWCEWIIX n STABLISHED AND IttFlm BIG Y AND AUSS IN 2021 µD MCIIIOES ONE 1 I3.S.. .. 6� 11 � OP BR E A ".I. PJRa1WT ro WE ACCNVLT TTSRnIPX AS IOPIED BT uEk AND Iffi5 ARA EJFER oX WE alE OF WE CFRIUYAIKKI NCNES WE SOU Mr OF HOh4aR. 2ay. ...::_ m7 DENNIS Y. Rp1S1 YIIJ60TA UCO6E NO. uAw FEW IpNBA .Rh . JOB NO. 127167 ANDOVER HONSA SURVEYING 139E PMYRC .1E. FAGW. YN .12z IRS) xaIZ.JM_ w I.aMSCLLEGW Engineering & Design Y, O,fflemenghteean6.Eam QP,berc aJe, u,..THL9kPUNpe.. lae..uriwxwwRar9wlm wMhmggYsn4menewamvu M�btiewµmkpq� maYa[negi¢p D.0 Reaw DOEmPuol PROFESSIONAL SEAL PROFESSIONAL IN CHANCE R. BUSH PROJECT MARANON J. SALINAS QUALITY CONTROL J. SSALINAS e J. MILLS O YE B6/26/2024 PROJECT NAME NTI - ANDOVER NEC BUNKER LAKE BLVD & 7th AVE W ANDOVER, MN 55304 NORTHERN BU PROJECT NUMBER 23006343A SNEETTIRE SURVEY SWEET NUMBER Cool 2of76 S: i F PROJECT DATA PROJECTNPME: 1KUOAY STAiNWSTORES- ANWVEH IRA. NEC LOWER WfE AND A TM AYE NN APPUICANP. HOLCAYSTANDROURE5LLC NATMEW U DEl 4NO MERICANWULENTEMBLODWNGTON.MN5510) PROJECTAGORE55: NEC SUNYER WE BM& TM AGE W. AAWYFR, AN 5590] PROIECTCESCRIPTION PROPOSAL FOR A N EW CONVENIENCE STORE WIN ASSOCIATED NEL SALES WN510TINS CFA5,M3 SF. CON ENIENCESTORE. A810SSP F. HIGH EDO DIESEL CANOPY WIN G) FUEL NM PS ANDA53EOSRFUEL CANOPY WIN(8) NEL PUMPS. NE CONJFNIENDS STORE WILL SELL BEER AND WINE FOR OFFSHE CONSUMPTION NE FACILITY W M OPERATE 24 HOURS. PAROEUSITEAREA, U. S1.-f2.0.b ACRES GETB-CKS REQUIRED PRONGED FRONT: <IY III SIDE: IV 6P REAR: NIA NU EHGTING EONING NBNEIGHBORHOOD BUSINESS PARCEL NUMBER IV32N43mR LLAX Sul. HEIGM: 21'S PRONOE HG ALLOAGEN MAC TO EL CANOPY HEIGHT: I.-PROMCEU PARKNG: REWIRED: PROVIDED STORE: WE OFFSTREET FAVORS SPACE FOR FACH IN B,/310APIIPµHING: n$P AWARE FEET OF FLOOR AREA GASPACES) STAND. TOTAL=26 SPACES 11(M81 25P TOTAL PARGING PRONGED: 26 SP Al LOT (GARAGE M.4WSF 3ENUMBI,SBSSF-MMALLOWED) GENERAL NOTES: 1. NE UNDERGROUNDSTWCNP6µ0UTILR1E95HOWN ONNE5EF4N5MAVE BEEN PLOTTED FROM AVAILABLE SURVEYS AND RECORD MAPS. THEY ARE NOT CERTFIED TONEACCURACYOFNEIR LOCATION MACH COMPLETENESS IT IS THE CONTRACTORS RESPONSIBILITY TO MOODY NO LMATIOH AND EXTENT OF ALL UNDERGROU N D STRUCTURES AND ANTES PRIOR TO ANY DIGGING OR CONSTRUCTION AUNT BE IN MEN MENHY 2. MECCNIRACTOR SHAD PERFORM AL- WORK IN COMPLIANCE ANKLE H OF FEDERAL REGULATIONS. PART ION. SAFETY AND HEALTH REGULATIONS FOR CONSTRUCTION I05HA} 3. ALL ROADS AND PRIVATE DRIVES SHALL BE KEPT CLEAN OF MUD. DEBRIS ETC. AT ALL TIMES 4. REFER TO ARCHITECIUM DRAWINGS FOR PRECISE BUILDWG DIMENSIONS. 5 NE CONTRACi0R5 LCONSULT NE CONSTRUCTION MANAGER BEFORE DEVIATING FROM THESE PLANS. 8. IN -TRENCH EXCAVATIONS, CONTRACTOR MNST LAY NE TRENCH SIOE SLOPES BACK TO A WE SLOPE. USE A TRENCH SHIELD OR FREDIC SHEETINGµD BRACING. ]. ALL EXISTING SURFACE APPURTENANCES DUE WATER VALVES. CATCH BASIN FIGURES AND GRATES. MANHOLE COVERS( W MII N N E PROJECT LI HITS SHALL BE ADJUSTED TO FINISHED GRADE. B AREAS DISTURBED OR DAMAGED AS PART OF ME PROJECTS CONBTWCTON THAT ME OUTSIDE OF THE PHI MARKA0RR AREA SHALL BE RESTORED. AT NE CONTRACTORS E?PENSE TO NE SATISFACTION OF NE CANNERS REPAIR ENTATR£ 9. THECONTIUCTORBHALI CALL'811 AT LEAST 3 WORKING DAYS (EXCLUDING ABSORBED AND HOJDAY51 FNWTOCONBTRUCTION. 10 A - WORK SHALL BE CONE IN ACCORDANCE AN NE APPLICABLE CODES. ORDINANCES, DESIGN STANDARDS AMID STANDARD SPECIFICATIONS OFNE AGENCIES MICH HAVE THE REEPWSIOIUTYOF RENEWING P W S µ0 SPEOFICATIONS FOR CONSTRUCTION OF AL HEMS INCLUDED IN WE BE PLANS. It UNLESS SPECIFICALLY STATED, THE CONTRACTOR$HALL APPLY FOR AND ORTAI N ALL NECESSARY PERMITS AS REQUIRED FOR CONSTRUCTION OF THIS PROJECT PRIOR TO TH E BEGINNING OF WOW(FROM NO PREY W SLY MENTIONED AGENCIES. 12 NE CONTRACTOR MAL BE REQUIRED N ASSUME SOLE RE5PON510NTY FOR JOB SITE CONDTNOW DURING NE TWICE OF CONSTRUCTION OF NE PROJECT, INGUUDING NE SAFETY OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT SHALL BE MADE N APTLY CONTINUOUSLY ME NOT BE UMNED TO NORMALWCRONGHWRS. 13, WHEN ANY EASTING OTJOY 0.EWINESA0JLL5TMENT OR RELOCATION. NE CCNTRACTORSHALL NOT ME ROPER UNITY COMPANY MR COORDINATE NE WORK ACCORDINGLY. THERE BNALL BE NO GIIJM MADE By ME CONTACTOR FOR ANY COSTS CAUSE BY DELAYS IN CONSTRUCTION DUE TO NE ADJUSTMENT OR RELOCATION OF NO LRJEG. 14 NE CONTRACTOR ISADDY NATNE FILMS AND SPECIFICATIONS NAT REFINE IS BUILDING FROM ARENEVERYIATESTPIµSAND SPECIFICATIONS MAT HOLE BEEN APPROVED BY ALL APPLICABLE PFRMITJBSUING AGENCIES AND NE ONARL AN.ITEMB0.WSTRUCTEDBYNECW'IMCTORPRIORTO RECEMNG NE FINAL MPRJVAL ANO PEiM n.NG TO BE ADJUSTED 0R REDONE. SHALL BE GONE AT NE GGYMM UCTIZ EYPENGE. 15, SHOULD ME CONTRACTOR ENCOUNTER CONFLICT BETWEEN THESE PLANS AND SPECIFICATIONS. GOWER AMONG THEMSELVES OR WITH NE REQUIREMENTS OF ANY AND NL REV IENNG AND PERMIT -ISSUING AGENCIES, HEAME SHAJL SEEK CLARIFICARON IN NSURNGFRGM MECCNSIROCION MANAGERBEFORECOMMENCEMENTOFCCNSTRUCROH. FNWRETODOCOBHALLBEATTHESOLE EXPENSETONECOMMACIOR 18. THE COMPACTOR SHALL FURNISH ASBUILT DRAWINGS INDICATING ALL CHANGES AND DELMTIXNS FROM APPROVED DRAWINGS, t). ALL SIGNS AND TRAFFIC CONTROL MEASURES DURING CONSTRUCTION AND MNNTENANCE ACTIVITIES SHALL B E CONSIMOTED µD INSTALLED PER TH E LATEST EDITION OF NE MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES (MU.T.C.D) WITH STATE BAFFLEMENT. 18. ALL WORK MARTIN NE PUBLIC RIGHT OF WAY SHALL WNFOBN TO NE STANDARDS OF ME CITY OF µDOV ER AND NE MINNESOTA DEPARTMENT OF TRNNSFORTATCN. RETAINING WALL NOTE: RETAINING WALL TO BE DESIGNED BY A STRUCTURAL END NEERµD TO BE RENEWED AND PERMITTED WITH NE BUILDING PERMIT KEY NOTES t. SUILDINGAREA 2 NOTUSED a NOTUSED t. LANDSCAPEARFASEElLANDSCAPEPLANS E MY HIGH PYLOV SIGN SEE ELECTRICAL PLANS FOR PONER REQUIREMENTS e. SURFACE POND FOOTPRINT T. CONCRETE 510EWALK, SEE OETML SHEET CAS & E-MMICALMANSFORAPPROPOSEOLOCATgN. CONNGENORTOCWRDINATE'MNPOWER COMPANYTOOEIENJINERNALLCCATON. 9. TRASH ENSLWURE PER HOLIDAY STATIONSTOPES. REFER TO ARCH PI 10. CONCRETE CURB AND GUTTER. SEE DETAL SHEET CYO ti N USED 12. PARKING HOUR POLLS PIMPS. SEE LIGHTING PLAN C140 µD GOP MR WE DETAILS 13, SMIDN" SIR ME GROSSING AM HAND PAR, SEE DUAL SHEET CAI 14. ACCESSIBLE RADIUS STAGE AND SICNAGE, SEE USUAL SHEET CAS 15. YES) PIPES LOCATION. SEE FUEL SHEETS FOR MORE INFORMATION NU FUEL CANOPY AREA, SEE FUEL GREETS FOR MORE INFOPMATW 17. COOMVNSTOHAGEGABWET IB. FUEL SNRAGE TANKS FOR FNINGAS PLANS IS. 4- GUARD MST. SAKE 0 EVE VRED FLAN FOR SPACING AT AOA SPACES(, SEE DETAIL SHEET GEIS 20. EMERGENCY SHUT-OFF ENTER, SEE FUEL PLAN 21. OUTDOOR WIDE PANTED STRIPES FOR NCYA IWG AREA SERE DETAIL SHUT USES 22 MELIWAN D COLLAPSE, SEE FUEL CANOPY PLANS 23. APPRWIMATE UGTE OF UTILITY PI PE TROUNL REPLACE PAVEMENT FULL SECTION OF EXISTING FAVENET 24. RIP RAP OUTLET MUCH 25 HAVENER DIRECTWAL MARROW R. NOTUSED 21. NOTUSED 28. BD I XING ENTPANCE SECTION M. TAMA CO RB FROM S' TO V REYEAL IN 5 FEET 30. "YOULE.N. 31. DISPENSER DIRECTION& SIGN 32 REAR ROOF ACCESS 53. RETAINING WALL WITH HMO FAILING(DESIGNED BY OTHERS) S1. NQTUSED 35. STOP SIGN DO 1) 36. STOP SIGN (RI'1) WITH CROPS( N G TRAFFIC DOES NOT STOP SIGN ANHP) 37. 1T WNITESTCPSAR OU 4- DW US YELLOW STRIP( NG 39. NOLEfi NNNSIGH(R3RI 40. S X S CROSSWALK ADVANCE SITE LEGEND: ---- PROPERLYJNE - - - - - - PROPERTYLWESETRACR AOJACENTPROPERTYLINE EASEMENTUNE ON REYNOTE ONUMBEROFPARpNGSPACES CONCRETE FARM EAPINGLIGHTM E 0 NGPWJERMUS b EWSTNGTRAFFICUNE -£- WSTNGELECTNGUNE EASTNGOYERHEADILTILNT OEXLSTINGMANHOE A SWING N Engineering & Design WANoVIIIMP V'tP'eNT,l GWPO Eei�IVA�X IMPUNe tuw oa w� y W i n w ra wp w n Tanta nw.µBbM�Prv� wNwe�m�A nrK W b9<^'WWAmu uae�lim Gale RrmM DVMVNI PROFESSIONAL SEAL PRGFUNDI ONLL IN CNARBE R. BLASEY PROJECT MANAGER I SALINAS QUALITY CONTROL J. SALINAS WO BY BJ. MILLS DATE 06/26/2024 PROJECT NAME NTI - ANDOVER NEC BUNKER LAKE BLVD & 7th AVE W ANDOVER, MN 55304 NORTHERN BU PROJECT NUMBER 23006343A SHEET TITLE SITE PLAN SHEET NUMBER C100 5 of 18 STORMWATER MANAGEMENT SUMMARY STORM EVc'NI PPE-OEVELOPMFM RVNOFF FAIE(CFS) PoSi-0EVELOPMEM RUNOFF ppiE(CFS) HYEµ J. LID 1bYFAR 634 S34 IODYEAR 10% IN $LOAM EVENT PREDEVFLOPMENT RUNOFF RATO(CFS) POBTDEMELOPMENT RVNOFFFATE {CFS) ?YEW 0.09I DZO 16YEµ 4.12 IZB 1OSYEµ 8. ]3fi UTILITY NOTES: UTILITY LEGEND: 1' pLLNVAKMµSHIP, A1MFAlAI$,µ000N$THUCIION PRACiICE53NP1LCONFORMMME STORMWATERBESLMANAGEMEMPE&OSCES(WP) — � —PROERIYUNE —�� COOLER MAIN REQUIREMENTS OF CITY OF ANDOVER OR ME AGENCY HAVING JURISDICTION OVER ME APPLICABLE PRE-WEATMEM: CATCH BASTE WM PRESERVERS ASSIPATOR MLm ---- ADJACEMPROPERTYUNE SANITARYSEWER 3, COMNg MISRESPONSIBLEWRREPNRSOFOMAGETOANYE%ISTNGURLRYWWNG SVPFACE MENTION POND, INFILTRATION PoNG CONSFRULTCN AT N00.lSTiOTNEOWNER NEW ® SµRANYSEWERMANHOIE 3. ALL FILL MATERIAL IS TO BE IN RACE AND COMPACTED BEFORE INSTALLATION OF PROPOSED LRRIRER p J STORM SEWER • CLFAIMUT 4, CONTRACTOR SHALL NOTIFY ME UTILITY COMPAN I ES 721gURS BEFORE CONNECTNG TO MY EXIS➢NGLINE p W 1 INLET MANHOLE WITH —xC— ELECTRIC S. INTHE EVENT OF A VERTICAL CONFLICT BETWEEN WATERLINES. SµITµY UNES. MOIW LINES AND PRESERVER GMUNESLEYJSPWMDPROPoBED),THECONTU MSHNLNOTIFYTIEMGINFFAASSWNM THECOMPICTIS015C0YTNEO STORM MANHOLE GAS B. TOPS OF PASTING UTILITY STRUCTURES BHNM BE AOJISTFDTO FINISHED GRADE. VALVINEAS BO% --- TELECCMMUNICATIONS >. F%ISTINGUIILTIIESSHALLBF VFFUFlFp INFIELD PRI0Ri01NBTALLATIONOFµYNEW UNE$ UTIU]YCROSSING S. CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO WECONSTRUCIICN REOUIREAUMS OF WE UNIMOWNERS, 9 TILE CONTRACTOR C SPECIFICALLY CµRONED VAT WE LOCATIONµOAIR ELEVATION OF METRO MUTESMBHOWNONWMEP SISBASEDWPEWROSOFMEVANOMMIFIY'WMMIM, µDNMEAE PoSSIBLE.MFASURFMFMSTA lNMERR.MEWFORMMONISNOTTOSERELED ON ASBEINGEMCTORCOMPMTEMEWNIMLTORMJSTWLLMEM OMATEMUW CWMIESATL nHOURSBEFORE µYEXGVAnQ TOR UESTE%ACr FIELDLCC nMOF F� MUTIE6.ITSHALLSEMERESPoNSSIMOFNEWNIRALIORTOREMMI LELSTNG IL UTLNIEBWNICHWNFUCTWTHMEPROM WIMFRWEMENISSHOWNONMEPIANS. ' M. WNTUCIORMALL WORANAT: WIM ALL UTACY COMPANIES FOR INSTAUATION REWIRFMENTS µD IOF g I It. CONIRACIB3BHAM REFER TO ARCHITECTURAL PLANS AND SPECIFICATIONS FOR ACMAL LOCAT ON µ0 FLEVATTCTIALL CATTILYEVTECRU TOWRE`NINCLUDE ELEVATION OUTOR µ0 RREPROTECrp , TA NE,M0YBENER SENTOTEMTM. WSAND DRUM TAMATIN OFU TIMES,IN PARNERAS TO IDCOCE. EL,IASCOHAMANING ASTOAWIO CONFLICTS µ0 MUM CROPERDPTIS \ I FROPFROFPUIS TAMWELL.ASWCROINS IIILTY REATQYACHI VIS)AS NG y I LOCATOR µ05CNE000NCFOR TEJNSCg1NFC110x0 FRICRTO WNNECTINGTO EXISTING MIMES SCHEDULING MEN TO NACTING TO I IZ. ME CONTRACTOR SHALL CONDUCT ALL REWIRED TESTS M ME SATISFACTION OF ME RESPECTIVE IT LRY COMPAN I ES AND ME M ERS INSPECIING AUMORMES, '.M, a)!w I � is WHIMCTOmS E � OA ERYr NGJrMSDIUIMINMEuIESTSTMDTKOFOSHA XE ILA%I PROCCEO�URES0.THECONTRAGFORMALLUSESUPPOUSYSTEMSSLOPBIG SENCHING.ANNOOMER MEµSOFPROTECiN1N.MI5T01NLLUDEBUTNOTUNIMDFORAWES MDEGRE6 MMALL E%CAVATIONANDMENCHING.WMMCTORISRESPONSIBMTOCMKYWMPERFOR RACE CGIfrRIA FOR OSM faa)AM REken'W 114. WNTNACLOAN MR SHAM. FIELD k£iIFYALL E%ISIING PIPESIZES µ0INVESTS ElEVATdA56EFgiE ORDERING MHOLE AND CATCH BASIN STRUCTURES. ' UA16TPEfIRYM 15. ALLOLITESBELN RAVES ARSHAM BE SACGRANULAR MATERIAL (OR ' APPROVE)OYEOMOR) AND CUMPACTED TOO5°d OFRJNMI MGM UMR VAUGHT. \ 16. ALL RIM ELEVATORS IN OURLNN AREAS µE APPROXIMATE ONLY AND 941L 6E AWUSTED BY ME CONTRACTOR AFTER FINAL GRAVES ME ESTABU SHED. 17. STORM SEt4ER PIPES WTNIN 1V OFTHE FUMING OR AT WATER LATERAL CROSSING. AND ALL _ SANRARYB7SISTAPE HEOULE40) IN ACCORDANCE ASTM E HI CCOMANDE VI TH WGSTORM SEWER PIPE6SHAlI BE TOPE INACLgIDµLE N1111 RDEL SE AIMING AM OMINAND AMF5.REMAIN p0.5Hi0 M25(µ0 gSTM FLMIfi SLµOPROi STORM SEWER PIPE TABLE START START INV END END INV SIZE LENGTH SLOPE MATERIAL co.I Tux w] mu uw E]40/0A HDJE CW 0]!Ot MI BMAG T3}M OSYAHGFE MwOs enesB T WS IT. RIM. HE EN I>IAT FVC W8 UTM`� I, .0.E7•A HOPE coB 1n11 G.. A., To- wZ FWY... M]2H LYR RADGAAR 0]}]0 M) IT 11MIP HOPE .. OW HOPE PL3 TIES VJI f 4YI HDPE tt M ELI AND6n518 fISY 1. HOPE PLS T!9 Ohi T!IM T9W I.WX HGEA qE ON. 1SCG HwE PC] T4]E W! BRAE &Sf 1. HIE 034 T!ae f Imx .lMNS T3L SrNpOE .1. GRAB n aTx STwW Nz 1. HDPE Fas M. MM GRIN STWpS T}60i ., XDPE ©r Engineering & Design W W W.<olliersengineering.eom Wnpexxrmvepuplugxgarmaa V k+�644wNI�w.nwrv+mem�nbra coU4amaaavw.�J�tarAbR.n414]n wleftNxN DewlPom PROFESSIONAL SEAL PROFESSIONAL IN CHARGE R.BLASEY PROJECT MANAGER J. SALINAS GGAUTY CONTROL J. SALINAS OWWN BY J. MILLS RATA 06/26/2024 PROJECT NAME NTI - ANDOVER NEC BUNKER LAKE BLVB & 7th AVE W ANDOVER, MN 55304 NORTHERN BU PROJECT NUMBER 23006343A SHEET TITLE UTILITY PLAN SHEET NUMBER C110 7 of 18 \ I I T-Ewen L as } m \�\\ 11 u•> w PI ]�/ I ILL I I I I I \ I BnelaWsz J— I�\ y I \\ B,MGExcT wTx R 2 L /1 I ®*.Hate �P •I L\ . I � rv.el / i go-eI A \ i \ ! l I \ Y : II ]w.anm I BVABnzs 1r\ F 4f.1' 7c • I< I I Iy. nval N l ^I. I IIAI i`DI III JII I Bi nN / � I MIA ��IA 1-4 III ia(I ICI I � m e IP -II I II IGeea if III IM'•Bnu a ]LOLL 'IE m, I' W I I II m.tmto,Nc. TP'Hue I I i w-an,.r I \ I j I TO SOLI uvAmN=B I I I� 11 1 I FEMA ELEVATION CERTIFICATE NOTE GRADING LEGEND: 1. UPp ESTA LI5HMENTOFFINIMMFLMR00NRt OR5HNL00NTAGr ---PROPER UAE THE ENGINEERMIDSURVEYORTOH WMAVETORVERIFYFINISHEDFLOOR ELEVATIONMOCOMPLE MDFREMEFEMAF ATIONCEMPCAM - - ADJACEMPROPERTYUNE TOTALAREAS PROJECTSITEIPROPER ARFA2.03AG ITS— PROPoSEOMAJORCOMOUR DISNRBµCE AREA, 2.W1 AC —>6— PROPOSED MINOR CONTOUR FXI$(INGIMPE0.NOUSAREA. O.tOSAC PROPOSED IM PERNWAREA S A E B TM PµCELy.1.1 IS AC TC IS C=T151 4 flO1 CURB PROPOSED TOP OF I.. OFCVRE STORMWATE4BESTMµAGEMFM%LAC¶CES(RMP) 'TW9N^IR'L PROPOSED TOPOFWALLMOTTCM OFWPIL Pfl"A""A"ST:CATCNSASINSVTHPRESERVERMW EMUM$pMMERµDDl551PAi0R .11.I3 PROPOSED SPOT ELEVATOR SVPFACEOETFfTNONFIXJD,INFIL1RATgY pglO RETAINING WALL NOTE: RETAINING WALLTO BE DESIGNED BYASTRUCTURALEMINEERµD TOBE RENEAWANDPERMITIFDWTMTHE BUILANGPERMT /8n. NB9' 22' 04'E 250.45' _ _ ` �- fl 55 I,aVri nry 3ci3>,.n SF t H O \ EAL etrB]ee. Ci BP t .ctt .:� L N)&5]Tc �L •P �, .�a r•�,• ] go-li]A aiePS � n P iiil Y � i e •• \ � i4Yn.]0 \ I ° !' •'g so- .'I a80a>&b 4 snag•„ X. �— ic-a C ]a BACAGENCY 1. I e4 "AS-1 �'. •P ", rec�.e H y..•�•ES" p•'..H, e � I 0 UIOMCT SEf:VICE STATION AP LOT] � �_� 2.0)AC.RES M���6LIMFY� WIN IF-____-/ 5200 SQ. FT. (R3.4.1) O rc•e m r > eH.e, FULSGDKYGVEAFLOW xEG=11]3 ENI ELEVATION XH II.i3 PROPoGED HIGH HOW ELEVATION XTG->I.]3 PROPOSED TOP OF GRATE ELEVATION 4'SW PROPOSEOSLOPE mD\ - -V- - FXISRNGCOMOUfl --LIP-- HIGH POINT BONDS EXSTING BASIN � I —sr—EXISTING siOPM LIRE OEXISTING MANHOLE 3 I IOU. W O II I eY\ Q 1\ \ Z JI OZI I �.J rUl'.JD[JU GRADING NOTES 1. REFER OMOSIONMDSEDIMFNTCONIRMPLµ PoRREOUIREDMOSION µDSEDIMEMCONMOL MEASURES. 2. CCMRACTORSXNIBERESPONSIBIEFORMEMAINI MCEMDMMOVALOFTEMCIPMYSEOIMEMAPOH CONTROLS EROSION CONTROL MEASURES SHALL NOTED REMOVED BEFORE VEGETATION HAS OCCURRED Engineering COMPLETELY. g g 3. ALLSILTFENLETOBEREPULEOVmFNEV nEYBECINAEMOGGOMINOPERAMMOMX LBEREPULED &Design ATAMINIMUNOFEVFRY3 MONTHS. 4, THE CIXRMQOR SHALL BE RESPONSIBLE FOR RESTORA ON OF TOPSOIL TO ALL DISTURBED AREAS. IT IS ME w .collfemengfneern&mm CONHNCiOR'S RESPONSOLNYTO MAINTAIN EROSION CONTACT MEASURES ATALLTNES, 5. SILTFUN .JUTEMFSH,µDATRFA0.510NLOMRMBL *n WILLBEU5E00NSMUSLOPESµO INIEREVERNECESSµYTOCdMMERQIICUMOSILTATIONOFUISTINGOMINAGEBYSTEWMORCERE0 4gpOMl4ln NyuetMnuep Fvei BYTHE ENGINEER OR SPECIFIED ON PUNS. tiwµM1we,wnnwEwam y B. TIE CQ`rtRACTOR SHALL DESIGNATE A MEMBER OF MISSION PRO TO BE RESPONSIBLE TO MONITOR EROSION ww�Man�m�i CONTROL. RECISION CONTROL STRUCTURES. MEE PROTECRIXIAND PREWWATON THROUGHOUT rq.=glorvy. CONSTRUI WSaIPLm ]. PLLOISTJfO AREAS SXKLBEPROTECTED FROM DESIGN EONFA BYMULCH ORTEMPgiAiYSEEDING Dab.0 NITXIN]OAYAYS OFDISNPBµ'LE B. Aft SITE SOLOING MUST BE PERFORMED TO INSURE PWTN DRMNAG E ACROSS THE ENTIRE NOT. THROUGHOUT ME PERIOD OF LONNAMETHRINµD AFTER PROTECT COMPLETION 4 ERMON COMM MEASURES WILL BE IMPIEMENTEO IN ACCORDANCE W,TH MEMINNESOTA STORMWATER MANUAL AND ME CITY OF MEOWS REQUIREMENTS. 10, INGENE2LL, Eµ ARETS ME PAVEM ENT CONSTRLCTON SHOULD BE PERFWAEO IN ACCORDANCE WITH ME LATEST MINNESOTA DOT STANDARD SPECIFICATIONS FOR CONSTRUMON UNLESS OMFRW BE NOTED. H. REMOW ANY MCTNG TOPSOIL, ORGANIC POSS, UNSUITABLE FILL. VEGETATION. TIMES AN CIA ER DELETERIOUS MATERIALS TO EWCLSE ME MENAGE WIL, MEE MOTS SHOULD BE COMPLETELY REMOMO. I EXCAVATE To ME OEM OF ME FINAL SUBGPADE ELEVATION TO ALLOW FOR GRACE CHANGES AND ME PLACEMENT OF THE RECOMMENDED PANTMEM SYSTEM. 13. ON 5 DF FILL NAIFAIAI Cµ BE USED IN ACCORDACE W11H ME G EOTECX NICAL IN V ESiIGATQY REPO Ri.IF iXE SPECIFIED COMPACTION REQUIREMENTS CAN SE ACXIEYEO, IF ON SITE MATERIAL N USED, R N.A. E µE EPEE OF FM2SN SOR, ORGANICS. O4 OTHER DISKIDERTHOUS MATERIALS. 14. TXE FRI SUBGRADE SHOUD BE THOROUGHLY PTNESMMLED USING A L0AWO TANDEM ANTE TRUCK UNDER THE OBSERVATION OF GEOTECHNICALA SASKI ENT ENGI NEER LOOSE OR YIELDING AR EM THAT CANNOT BE MECHANICALLY STAB I LSO SHOULD BE REHEARD AN D REPLACED WON FNGIADORED FILL OR AS DICTATED BY FIELD COMMON& 16. ME AGGREGATE BASE SHOULO BE CONTACTED TO ACXIEYE A MINIMUM OF 95 PERCENT OF ME MAXIMUM MODff LED PROCTER DRY DENS RY. THE BASE NO SUBGRADE COMPACDM' SHOULD FXMMD ANIMISM OF 12 INCHES $MIND ME PAVED ECCE OR BACK M CURD. 16, SHE IS LOCATED WMiN ME BOUMARYOF ME LOWEA NJM RNER MO. V. MAXIMUM FINISHED SLOPES SHALL BE 4:1 MAX PROFESSIONAL SEAL OOLPFOEP/fye� SEQUENCE OF CONSTRUCTION NOTES: C NOM MIS=ISNOTINI MCMDIUATAMEMM µDMEµSTOMEWWMCTOA. ITOME = FL SUGGESTED PROCESS FOR CONSMUCTON ACNNRES IN EAGER TO MIMMUE THE AMOUNT OF Wh EROSION TO ME SHE AND TO COMPLY YOM ME REGUWFNEMS OF ME SOI L SIGNER ARE Na ELI 1<� SEDIMENTATION MATTEL PERMT. AS PART OF ME PERMIT CLNOMONS. ME CQVTRACLQL WILL BE HELDMTHKSCXEAAEµDTOTHEEPWOAµOSEMMEMCIXNROL0..W. R TIIECON]PACTCP '."FOR MINME. BEAT, THEY MAYAMENO THIS SCHEOULEµOgR PLAN , BUT A RENSEO NNITTEN SEWENCHO r rr rrr,rrr SCHEDULE µDAM SOIL PROBES AM MUST BE SUBMI RED TOME CITY OF µDONEE NSLIC f MALS OVARROM FDA APRIO VAL PRIOR TO MNATING TO THIS SCHEDUE µ W R RAN. PROFESSIONAL IN CHAROB STEP I: PRIOR TO ANYLANDOISMRBANCE ACTMTY. ME OWNER µ DAR OPERATOR SHALL BE REQUIRE) TO R. BLASEY MTNNASTORMWATERESC PERMT PROJECT MANAGER sTEP2: A PRELONSMUCNON MEDIUMS IS MURMURED MOTTO COMMENCING CONSTRUCTION J. SALINAS QMALITY CONTROL sTEP3: INSTALL TEMPORARY SOL EROSION WMRM MEASURES AMID MEEAAASCAPE FMIECOON MEASURES, J. SALINAS STEP4 INSTALL CQNSMLCTMI EATS EVER'M1NIERE PROPOSED CONSMUGnoN ACCESS WILL TAKE PLACE DRAWN BY J. MILLS STEPS ROUGHGAAANG: STRIPPWGMUSTO ILMGTOPSOILAREASTATWLLNOTSENRMERDIS SEED gAIR MARTENALSHAWLLETURGEHEMRBENSTRUCTION SH&L BE SttKRFR DI MEPRIMMEDIATELY SEEDED SAM SH"ONMEORAWNGS�CH EXCESS IEYFIEDON M.ER 06f2612024 DISPOSEDOFOWSHE INA LEGAL MANNER STO XWIEES SHALL BE TEMPORARILY STABU]ED SAM SILT FENCEMSNNTEMPOPMYSEEDING. PROJECT NAME SMFA INBTALLLCNLRETEWASHORTPRFIS. NTI - ANUOVER STEP]: UNDERGROUND UHLMEES. EXCAVATED MATERIAL FOR HOLMES SMALL EDXER BE STOCKPRM. LE4FE0 ON SITE, OR DISPOSED OF OFFSRE IN A LEGAL ANSWER. NEC BUNKER LAKE .1. SUART.G Nsmvcnav BLVD & 7th AVE W S1FP 8: FlNALGRAOING(N: AREAS OUTSIDE MEINFLUENCE OFFURMFACONSTNCTQN ACIMRE55HNL BE TRIAL GAMES AND STABILIZED WTH PERMANENT SEED AND MULCH. ARM OF 3:I OR GREATER SLOPES pNDDVER, MN 553D4 SHALL BE CDVEREO WITH EROSION CONTROL BLANKET. RESTORE TOP SOIL. STFP,Q PAIRS. NORTHERN BU STEP IC FINALGPAOINO DIS RSED AREAS. EXCEPT UNDERBESEEDEOµD AS ME BED ] DE -COMPACTED INACIMN. ALL DISTURBED PAFAS. FXCFPi UNDER W S AREAS PAE TO BE DECONPACf FD i018' OEM STOP 12 TEMPORARY SOIL EROSION CONTROL MEASURES ME TO BE REMOVED WREN PERMANENT MEASURES ARE IN PUCE AND ME AREA 15 STABILD E0 SAM ]OX VEGETATOE GROWTH OR PERMANENT MILLER COVER STEP 13: CIERI SEOIMENTOUT OF DETENTION AND INFILTAMNFONDS AND PRI PERMANEMSEMINGµ. MoS1G`G BR BLANKET. CONTINUED MAIA EMANCE OFALL PERMANENT FAOSION AND SEDIMENT CMRROL MEASURES MALL BE ME RESPON.1 ALT)'OFMEMNIER. WIMENMCERMMNSIBILRIMSHAJLBECOMEAPMTOFAMISALESOR EXCHANGE AGgEFNFMFORMEV DONWr11CHMEPERMANFMER IONMOMDLMMTMNTRMMEASURES MELOLAMD. PROJECT NUMBEq 23006343A SHEET TIRE GRADING PLAN SHEETNUMBER Q 10 4B mFr. C720 8 of 18 8: I'•MBCLLEBM F.. ,F� RIM.,Ne1[.Ie.A,.I�I.a d 1ING— ev.NeewlnaearH— a+wowranemrc "Itm REBOUND rmnmpwnxwmwa EF� ®�ID RI.GA rt[s [ Pt�az¢ PLANT SCHEDULE CIRCLE K CODE CITY BOTANICALNAME COMMONNAME MAT. WID. MAT. HT. INSTSIZE COND. 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Law XFAW ARMS 1B AIONIAMEWNCAGPA'EIATA' GLGSSYPLMJLCXdtMMGy ].6 a'-E' a'd' .CAN (1).Ep. 55) UFRHG.SFUFN OM1O Ii OIERNLLALCHICE4A pVSXXWEYSVCIQE 3-q 3-] 25'J' OCAN LY'DEM WELLFUPNISNED.SPACEEYFNLV.DENSE PHW 4 PXI1A➢FJPNUSCORGRAGUE SWEETMOGLOpPNGE ID-11 Itl.1Y ]d Pc. DENGEL L.ICHEUNNSHEgSYNNMNMU EVERGREEN SHRUBS JUGS lz JLNIORUSXPFITSMANA'SEAGFENR CEAGRUSUN UNIPEA 6'-B 1'-6' 3.Si "CAN VIELLNRHISNEp, CFI6E5YMMElXIG1 �- BEILAeEOANewsxw6E m0Rm NM70PSOL 1 CGwACIE➢DEPM). ._. .. .. _ BOB,I A. r _ - 1 # A ... n c-- 5,200 SF C-STORE wcME BED. RYONSIB IGN E. MULCHSEDLINE.TYP.- Hwmwb MdLLM. l li I I I I IE I I uIDVOC -NYP. avP--- H7i�[ , to WRy a 1 SEED SCHEDULE'W (WET DITCH) LANDSCAPE NOTES: p SAME 1. PLLPLAMMMUSTUERBUMG.VI...UPNDFREEOFPESiS PN..ISLA5E. ® 2 STANDARDS SET FORM IN'4MERILAN STJJJUARD FOR NURSERY STOCK. ANSI. M I MTE5T EDITION), r I.waw•an�rr-sar�swl (Psf1U6•__._ Raadlw. .._..- 1 v MAN rsu MMEMBI ONE, S[LLL, rw L4.. _ a•YW .....1.. ._914 I ®EBO• -. J/I.ELOIwMFII _Jl1 ..,JB !IM111Fnn— ells— wrvebafu[e p.•urowy w v Aw:£Mbw___!AW FY_IMVFC_ _____ Manae.YCr .. .Je s l!_ABBB II Pa6 XBREMEBEI 61Ntrs1 _aYV YA _A IbOaO.R! ielLnM- !wn�_Pwn• ..I !!e ._ Abf __FNi _P1A [n\1eYn REPRESENT GUIDELINE SPECIFlCATIGNS ONLY AND "ALL CONSUME MINIMUM OUANYREOUIflEMEHTS •4� MENAHTANTERW. ---� S. FLLL RANTS MUST BE RANDY UNDER CLIMATE ODNURIONE MAT EXIST AT ME PROJECT SITE AND GROWN AT A NURSERY AT ME YME HARDINESS ZONE AS ME PR W ECT LOCATION, A. NO SUBSMUIIWS SELL BE PEAHRLED DFMOIR PRIORMMN APPRWALOF OWNERS AIA LyI REPRESENIINE. b. AL. TREES MUST BE5TMIGM MUNKEO, INJURY FREE, AND FtAl HEADED. & ME CONTRACTOR 15 RESPONSIBLE FORKAIIN GUµTIUE55HOAM ON THESE PLANS BEFORE FRJONGMEWORK nn T. ANYDISCREPANCf W11X WPMITIES. LOCATIONS AND I OR FIELD CONOITIPNS SHN.L BE BROUGHT TO JM ME ATTENTION!, OF THE OWNERS REPRESIMATNE OR LWOSCME ARWBELT PRIOR TO INSTAUAUON. & MULCHµL151 MDF4NIINGSWtAWNPAFASWITHWUMGROUNDHM DBA UMCH. MULCH SMALL BE AGED A JR.OF ONE (1) YEAR FOR PARTIAL DECOMPOSITION. IT SHALL BE SCREENED IMS EXCLUDE PARTLLES LARGER MAN ONE (1) INCH IN DIAMETER MATERAL SHALL BE COMFVSED OF BARK n<I AND HIM A LMVNCCD CONTENT DOOR NO HIDDEN WWPS FROM CONSTRUCUON DEBRIS. PALLET50R r PRE53UiEME4 DLUM0 MDBEFPEEOFW W.SHM,MDGREEHL MATTER ITSHALLBE NAMRNLY DARK&3WM M C0.0R N.ONTO MULCHM BE ACLFPIFD MULCH DEPTH SHNLSE FOUR NI NOTES MR. ...ENMSE IBRECTFD. MULBHSXALLBEESEC 4ED. ge!_pµil 0. ANY PLANT BERM DIES TNWS&LONRJ.OR DEFOLIATES (POW TO FINALACCEPTµCE OFMEROW SHRUBS PROMPTLY REMOVED FROM ME SITE ADD REPLACED WITH MATERIAL OF ME SAME SPECIES. CLAMMY AND SCE MEETING NL PLANT UST SPECI RCATON& -JA 10. ME CONTRACTOR IS RESPONSIBLE FOR FULLY MAINTAINING ALL PLANT MATERIALS(INCLUDING, 011T NOT UNITEDTOWATERING, SPRAYING. MULCHING. FERTLBING, AND REMOVAL OF STARES MO GOND) MO -SEE 1. I.RBAGIAWNAREASUNRFlNALAOIC1.CESYMEOWNER. 11. ME CONTACTOR SHALL COMREIELY SUARNOEE ALL PLANT MATER& FORA PERIOD OF ME(I)YEAR -FOB -XB~ BENEDENG COME DAIS OF FRVLACCEPTµCE. ME CONTRACTOR SHALL PROMPTLYMA4E AJ1 HERACEMEIR BEFORE ME END OF ME GUARANTEE PERIOD. yyA :N 12 ALLAJI DISTURBER BY UHLISY MSTNIATON AND SITE GRADING KNNTY SHALL RECEIVE APPROVED TOPSOL 00 A COMPACTED DEPTH OF FOUR PI INCNE& UNLESS OTHERMSE SPECIFIED BY THE _AMO BOMBS NP TOFGSNPIY.BEPINE GRADED. SERUM MULCHED AND WATERED UNRAMTSTAND 60BTAINED. IS, NITOPSOILS4PLL BE SCREENED LOAM SURFACE SOIL µ FREE OF STONES AGO HAW ME FOLMING MINIMUM REOUTAEMEMS: M µORGANIC CONTENT OF.I. EI SMAGDISYRM'GEC6gIS510 H]S P . [) SCLUSIESALTSOFILWPPMORLE55 NOTO tl) MA%IMIMLLATCONIFM0F1SRp% 1. 1XEANDESS.RNAEIM0110%&AM.WTSIMYWGSEFD.. 14 ME CONTRACTOR IS RESPONSIBLE FOR PRONDING. AT THEIR EXPENSE, A CERTIFIED SOIL MST usE WSIRFm'ATAfPOIIOFS. 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