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HomeMy WebLinkAboutMarch 26, 2024 PLANNING AND ZONING COMMISSION MEETING – MARCH 26, 2024 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Godfrey on March 26, 2024, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Karen Godfrey, Commissioners Scott Hudson, Bert Koehler IV, Nick Loehlein, Jon Shafto, Pat Shuman Jr. and Ryan Winge Commissioners absent: None Also present: Community Development Director Joe Janish, and City Planner Peter Hellegers PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES February 28, 2024 Regular Meeting Staff noted a correction to page 3, line 42, Gevaro was misspelled. Commissioner Koehler noted misspelling of his name on page 3, line 23, removing the “IV”. Motion by Shafto, seconded by Koehler, to approve the minutes of the February 28, 2024 Regular Meeting as revised. Motion carried on a 6-ayes, 0-nays, 1-present (Winge), 0- absent vote. PUBLIC HEARING: Planned Unit Development – Andover Senior Campus – PID# 23- 32-24-32-0006 and 23-32-24-33-0002 (Applicant – JA Wedum Foundation). Community Development Director Janish reviewed the Planning and Zoning Commission is asked to review a Planned Unit Development (PUD) for Property that will be known as Andover Senior Campus. On May 24, 2022, the Planning and Zoning Commission and on June 7, 2022, the City Council reviewed a Sketch Plan for this project. The Commission and Council also saw a revised sketch of the most recent Comprehensive Plan Amendment Regular Andover Planning and Zoning Commission Meeting Minutes – March 26, 2024 Page 2 in November 2023. On March 4, 2024 the City Council amended the Comprehensive Plan and rezoned the property. Mr. Janish indicated the property on a drawing. The PUD is requested by J.A. Wedum Foundation and the property is currently planned for a senior residential project with an age restriction of 55 years or older. Mr. Janish provided an overview of the project:  1.5 acres of Neighborhood Commercial, up to a 10,000 square foot building.  A total of 217 age restricted units are proposed. o Two brownstone buildings (16 units each). o 9 slab on grade cottages. o 176 units in a single, multi-story building; consisting of 110 independent living units, 40 assisted living units, 24 memory care units and 2 guest suites for visitors. Andover’s 2018 Comprehensive Plan indicates that properties for multi-family developments are to be a Planned Unit Development (PUD). 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. The property is within the Metropolitan Urban Service Area (MUSA) Boundary and is guided and zoned for Neighborhood Commercial and Residential High Density (20-25 units per acre). Lot 3 is zoned NB. 1.5 Acres, Lot 1, 2, and 4 zoned M-3 Multi-Family High Density 11.84 Acres. Mr. Janish explained a comparison between sketch and proposal. Mr. Janish reviewed Street Improvements including Internal Roadways, Crosstown Blvd th NW, 150 Lane NW, Bluebird Street NW, and Crosstown Blvd NW and Bluebird Street NW. He also reviewed Trees/Landscape, Utilities, and Signage. A rendering of the buildings was provided along with construction materials. The PUD Criteria according to City Code 13-3 Planned Unit Development was reviewed with required findings. 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. 3. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of 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. Mr. Janish reviewed the Proposed PUD Standards and noted the applicant is requesting flexibility in the bulk area standards including size, dimension, and density. A table depicting the proposed conceptual PUD standards was provided. The Zoning and Lot Regular Andover Planning and Zoning Commission Meeting Minutes – March 26, 2024 Page 3 Standards were reviewed including Lot Area, Side Yard Setback, Rear Yard Setback, Parking Stall Width, Number of Underground/Garage Parking Stalls, Shared Access & Private Streets, Building Height, Other Standards, and Owner’s Association. Mr. Janish noted the other 55+ Buildings in Andover are Arbor Oaks, The Farmstead, and Estates at Arbor Oaks. The number of parking spaces was indicated for each. Mr. Janish reviewed the lot area and noted City Code would require the site to be larger by roughly 4 acres based on bedrooms. An additional 4 acres would not meet the density of 20-25 units per acre as identified in the Comprehensive Plan. The cottages have a side and rear yard setback of 10’ proposed from 30’. This is 10’ from the property line they are creating. The brownstones are proposed for a 10’ setback from the property line. All units will be operated under an association as well as the commercial property. The underground parking width requested is 9’. The commercial site is planning for 1 stall per 250 sf. For the overall development there is 1.4 parking stalls. Mr. Janish reviewed shared access and private streets stating there is one owner for residential properties, fire turning radius works, ingress and egress easements are needed at time of final plat. The owners association provides a mechanism for maintenance and replacement of common elements of the development, including on the commercial property. City Code 12-3-5: Minimum District Requirements: B. Maximum Height, allows principal buildings to exceed the height limits imposed by provisions provided it is determined that: A. Adequate fire protection and other safety features are provided - The buildings would be fully sprinkled with a NEPA 13 system, including standpipes and coordination with Andover Fire on appropriate access for specific equipment, and distances are the provisions. B. The height and bulk of the building will not destroy a scenic or appropriate view, will not shut off light and air from surrounding properties, or otherwise be detrimental to the public – A shadow study had been conducted and does not cast shadows onto existing homes. Building uses several stories to minimize massing near residential properties. IL/AL/MC building meets or exceeds setbacks for the zoning district. C. In no event, however, shall any building occupy more than the permitted percentage of lot area as provided in this title – IL/AL/MC building occupies 16.2% of the lot. Drawings were shown for the building height. The Pitched and flat roof would both be approximately 47’ – 2” in height by City Code. City Code exempts parapet walls extending not more than 4’ above the height of a building. 54’ overall height 3 stories with pitched roof and 49’ 5” overall height 4 stories flat roof. A comparison was shown to existing buildings within Andover. The applicant is proposing a double sided, lit monument sign entrance at Crosstown. th Smaller unlit signage directing visitors to appropriate buildings onsite, including 150 noting the entrance is for staff, and deliveries. Sign on the building wall is anticipated to be higher than 10 feet but not higher than 47 feet. Regular Andover Planning and Zoning Commission Meeting Minutes – March 26, 2024 Page 4 For trees and landscaping 531 trees have been identified for removal. Grading and stormwater are the cause of removal. Emerald Ash Borer is also present. Irrigation will be required and 101 trees, 768 shrubs, 504 annuals/perennials and 343 potted grasses will be planted. A diagram of the buffering from the commercial property and from the parking area was shown. The berm may need to be modified after the roundabout is created to deal with stormwater. The Park and Recreation Commission recommended cash in lieu of park land dedication to the City Council. Mr. Janish reviewed the stormwater information. The current report is 138 pages in length. The Planning Commission is requested to take public testimony and make a recommendation to the City Council for their consideration on April 2, 2024. Also included for Commission consideration were Draft Resolution for Approval, Draft Resolution for Denial, 2018 Comprehensive Plan Goals, City Code 13-3 Planned Unit Development, Applicants Narrative, Staff Comments, Chapter 11 Neighborhood Business Uses, Building Height Comparison, Brownstones Elevations, Cottages Elevations, Commercial Elevations, IL/AL/MC Elevations, Overall PUD Site Plan and Preliminary Plat Plan Sheet (a total of 73 pages). Mr. Janish stated two emails were received by Staff regarding this matter. They were provided to the Commission. Commissioner Koehler asked Mr. Janish about screening for air conditioning units on top of the roofs. Mr. Janish stated the mechanical equipment on the roof is not included in the height of the building. There are two options either the screening or the painting of the mechanical equipment on a roof. Commissioner Koehler asked if the builder would be able to put solar panels on the roof and Mr. Janish stated the code would allow for that. Commissioner Koehler asked if the fire equipment could reach the top of the buildings. Mr. Janish showed the access and how the aerial apparatus could be used to fight the fire. Commissioner Koehler asked if there is a maximum size for the sign and Mr. Janish stated 100 sf sign is the code and it could be lit. Commissioner Loehlein asked about the deviations from Code being reviewed this evening. He referred to row 3 – the sf per bedroom falls within the range; row 12 – the number of parking spaces exceeds the requirement for elderly housing; and row 15 – building height and why it shows 49’ 5” for all three types of housing. The lot area for 2 bedrooms are short as being 2,430 and should be 2,500. Mr. Janish reviewed the parking spaces requirement of 1 stall per unit. The building height for the independent living is 49’ 5”. Commissioner Shafto asked about the timing. When is the roundabout going in vs. when the PUD would go in. Mr. Janish stated it is his understanding the applicant would like to Regular Andover Planning and Zoning Commission Meeting Minutes – March 26, 2024 Page 5 start construction in Fall of 2024. In 2025 and 2026 the roundabouts will be constructed as the PUD is close to being completed as not to close off Crosstown for both. Commissioner Shuman asked about the double-sided lit sign on Crosstown and Hanson. He asked if there were size restrictions on this sign. Mr. Janish stated it would be under 10’ in height and 100 sf. Chair Godfrey opened the public hearing at 7:40 p.m. Mr. Janish summarized the two emails received. The first email was from Steph Ludgins, 15163 Bluebird, they are concerned about the development. They do not want a 4 story building or a senior facility when the others in town are not full. They suggested putting the development off Hanson and Jay street. The neighborhood will be disrupted. This is not a good area for this development. th The second email was from Eugene Benson, 1292 149 Lane NW, feels the pros of the development outweigh the cons. He prefers this development to a strip mall. His concerns are the SE quadrant of the roundabout and the impact on the Bluebird Street. The trail on the South side of Crosstown is narrow. He questioned parking and the proximity to some of the buildings. The 3 unit townhome does not fit well in the neighborhood. He suggested all townhomes be of the 2 unit style. Ms. Sarah Kern, 1301 American Boulevard, Bloomington, architect for the project, stated they are looking at a Spring 2025 start. The interior road will not have parking. Guests would park on driveways of the townhomes. There will not be any mechanical units on top of the 4 story building. Mr. Craig Hendrickson, 4951 Drake Street, asked what the impact will be on property value. There are a lot of changes to try to make this development fit. The location is not a good fit with current traffic patterns. A facility like that produces a lot of business traffic in and out of the development. A 4-story building will affect the wind. This parcel has been for sale for a long time at a very high price. There are better areas in the City for this project. Ms. Jan Klensing, 15150 Avocet, she is concerned about the roundabout with all the foot traffic in the area of kids going to school or the YMCA. It is a very busy intersection with people walking. Ms. Kari Boswell, 15035 Drake Street, stated it is frustrating that they have questions they want addressed but do not receive any answers. The neighbors have been very clear they do not want this development. Things are pushed through without concern to residents’ comments. Previously it looked like the development was not as high or large. Has this changed. The resident’s are strongly affected by this. She finds this highly offensive. The developer is getting everything they are asking for. She would like some answers. Regular Andover Planning and Zoning Commission Meeting Minutes – March 26, 2024 Page 6 Mr. Mark Smith, 5402 Parkdale Drive, explained the applicant changed from JA Weedam Foundation as the owner and it continues to be Silvercrest. Mr. Steve Koons, 1973 Sloan Place, Maplewood, developer on the project, explained the JA Weedam Foundation is a non-profit that owns senior buildings. Silvercrest will be the manager/operator of the project. Property values should continue to increase as they have been. A traffic study was done that determined there would not be a significant impact to the traffic there. The roundabout will assist in traffic movement. Mr. Janish stated other senior buildings when constructed did not show any decrease in surrounding property values. At one time there was a 3 story co-op building in the plan that has since been removed. There are now fewer cottages from 32 units to 9 units. The roundabout will take a look at how to move pedestrians from one side to the other side. This is looked at by the City’s Engineering Department. Chair Godfrey asked if the City will have public hearings before the roundabout construction begins and Mr. Janish stated there will be neighborhood meetings. Mr. Janish stated the traffic study was updated and shows a lower number of trips with fewer units. Mr. Craig Hendrickson shared the frustration about the lack of dialog with the residents. He does not feel they have any impact on this. They have been paying taxes but don’t have opportunities to share with the City of what they want. Chair Godfrey closed the public hearing at 8:05 p.m. Commissioner Koehler stated that when the Commission first reviewed a sketch plan for the proposed development, there were 232 units in the project and commercial space of up to 12,000 square feet. Since that time the applicant has responded to feedback and scaled their project back by decreasing the total number units in the project. Mr. Janish stated the applicant reviewed the comments received during previous review and modified their proposal to address those comments. Commissioner Koehler stated there has been a sign on the site advertising it for sale for commercial development for at least 20 years. Mr. Janish stated that is correct and that development of this site has been contemplated by the City through its comprehensive plan for decades in various forms and that the applicant recently conducted comprehensive plan amendments, which were approved by the City, that provide for commercial and residential development on this site. Commissioner Koehler asked if when the site was guided for 100% commercial development, could 40% of the site could have been covered by commercial buildings that were 35’ in height. Mr. Janish responded that is correct. Mr. Koehler stated that the current proposal provides for 16% land coverage and asked if that was a decrease from the 40% allowed by the City Code. Mr. Janish stated that is correct. Motion by Loehlein, seconded by Shuman, to recommend the City Council approve the Planned Unit Development, Andover Senior Campus, PID# 23-32-24-32-0006 and 23-32- 24-33-0002 (Applicant – JA Wedum Foundation). Regular Andover Planning and Zoning Commission Meeting Minutes – March 26, 2024 Page 7 Commissioner Koehler stated he has some concerns about the number of parking spaces. Mr. Janish stated the parking is 1.1. Motion carried on a 6-ayes, 1-nay (Koehler) vote. This will come before the City Council on April 2, 2024. PUBLIC HEARING: Preliminary Plat – Andover Senior Campus – PID #23-32-24-32- 0006 and 23-32-24-33-0002 (Applicant – JA Wedum Foundation) Community Development Director Joe Janish reviewed the Planning and Zoning Commission is asked to review a Preliminary Plat for Andover Senior Campus. He reviewed Conformance with Local Plans and Ordinances: 1. The property is located in the Metropolitan Urban Service Area (MUSA). 2. The applicant has proposed 1.5 acre Neighborhood Business (NB) lot and the remaining property is Multiple Dwelling High Density (M-3) District. This is consistent with the most recent Comprehensive Plan Amendment. 3. The Planning and Zoning Commission reviewed a Planned Unit Development for this property as the prior agenda item and the Preliminary Plat (if approved) will be incorporated as part of the PUD. Mr. Janish showed on a drawing where the ponding areas would be for the site along with the stormwater piping. Mr. Janish noted the proposed street access is consistent with the PUD. Each of the lots will be served by City of Andover water and sewer. The applicant has submitted their information into Coon Creek Watershed and continues to work through their process. He continued to review Coordination with other Agencies, Tree Preservation/Landscaping, and Stormwater Requirements. The lots are in compliance with the PUD. Included for Commission consideration are Resolution of Approval, Resolution of Denial, Staff Review Comments and Preliminary Plat Plan Set. Chair Godfrey opened the public hearing at 8:18 p.m. Mr. Janish summarized the two emails received. The first email was from Steph Ludgins, 15163 Bluebird Street, they are concerned about the development. They do not want a 4 story building or a senior facility when the others in town are not full. They suggested putting the development off Hanson and Jay street. The neighborhood will be disrupted. This is not a good area for this development. th The second email was from Eugene Benson, 1292 149 Lane NW, feels the pros of the development outweigh the cons. He prefers this development to a strip mall. His concerns are the southeast quadrant of the roundabout and the impact on Bluebird Street. The trail Regular Andover Planning and Zoning Commission Meeting Minutes – March 26, 2024 Page 8 on the South side of Crosstown is narrow. He questioned parking and the proximity to some of the buildings. The 3 unit townhome does not fit well in the neighborhood. He suggested all townhomes be of the 2 unit style. Chair Godfrey asked Mr. Janish to explain the difference between the Planned Unit Development and the Preliminary Plat. Mr. Janish stated the PUD is a Conditional Use Permit that provides an overlay for the zoning district. The PUD is a deviation from the Codes to allow for the applicant to do something slightly different. If zoning requirements are met the applicant is entitled to the rights of development. The recommendation to the City Council is to modify with deviations from the Code. Mr. Dennis Moline, 15062 Crane Street, asked if the documents they see on the screen are available on the City’s website. He would like to look at the documents closer. Mr. Janish stated on the public hearing notice is information on how to contact staff with further questions. The link to the packet is also available upon request. Chair Godfrey closed the public hearing at 8:30 p.m. Commissioner Hudson asked about the full access on Bluebird and if there is any deviation between preliminary plat and final plat. To minimize headlights shining into the windows of the nearby houses would be desired. Mr. Janish stated he will follow-up with the applicant. Chair Godfrey referred to the presentation which indicated for Crosstown and Bluebird it stated the applicant will provide coordinated participation in the construction of the roundabout. Mr. Janish stated it means there will be language included in potential cost participation. Administration is working with the applicant on the development agreement. Motion by Loehlein, seconded by Hudson, to recommend the City Council approve Preliminary Plat, Andover Senior Campus, PID #23-32-24-32-0006 and 23-32-24-33-0002 (Applicant – JA Wedum Foundation). Motion carried on a 7-ayes, 0-nays vote. OTHER BUSINESS Mr. Janish stated the Legacy at Peterson Farms recommendations to Council were approved. Commissioner Koehler asked for an update on the AT&T antenna. Mr. Janish stated he has heard April. ADJOURNMENT Motion by Chair Godfrey assumed a motion to adjourn the meeting 8:40 p.m. Motion carried by unanimous consent. Regular Andover Planning and Zoning Commission Meeting Minutes – March 26, 2024 Page 9 Respectfully Submitted, Debbie Wolfe, Recording Secretary TimeSaver Off Site Secretarial, Inc. PLANNING AND ZONING COMMISSION WORKSHOP MEETING MARCH 26, 2024 The Workshop Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Godfrey on March 26, 2024, 6:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Karen Godfrey, Commissioners Scott Hudson, Bert Koehler IV, Nick Loehlein, Jon Shafto, Pat Shuman Jr. and Ryan Winge Commissioners absent: None Also present: Community Development Director Joe Janish, City Planner Peter Hellegers DISCUSSION – PLANNING & ZONING COMMISSION TRAINING CD Director Janish reviewed the following will be covered during the workshop: Planning and Zoning Procedures Open Meeting Law and Remote Meeting Participation Policy Meeting Cadence Other Topics/Questions A copy of the Planning and Zoning Commission Procedures was provided for Commission review. The Procedures include: General Information, Summary of Items Reviewed by the Planning and Zoning Commission, Applying Law, City Code, Making Recommendations Based on Findings of Fact, The Open Meeting Law, Remote Meeting Participation Policy, and Typical Planning and Zoning Meeting Cadence. These were reviewed in detail by Staff. Commissioner Koehler asked if the Commission is waiting for feedback from the applicant is the 60 days extended. Mr. Janish stated the City could request an extension or the applicant can provide an extension. Mr. Hellegers stated once all materials and information is received the 60-days start. During the 15-day review period, Staff determines if all information is received. Action cannot be taken on applications if it is not in line with the Comprehensive Plan. Regular Andover Planning and Zoning Commission Meeting Minutes – March 26, 2024 Page 10 Commissioner Hudson asked if action within 60 days is either recommending approval or denial of the request. Mr. Janish stated that is correct. The Comprehensive Plan is the guiding document that a City uses. There is guidance from the Met Council. Commissioner Koehler asked how many times an interim use permit can be renewed and Mr. Janish stated there is not a cap. There was a discussion about revising a PUD. All findings of fact are based on the Code. ADJOURNMENT Motion: Chair Godfrey assumed a motion to adjourn the meeting 6:45 p.m. Motion carried by unanimous consent. Respectfully Submitted, Debbie Wolfe, Recording Secretary TimeSaver Off Site Secretarial, Inc.