Loading...
HomeMy WebLinkAboutJuly 23, 2024 PLANNING AND ZONING COMMISSION MEETING – JULY 23, 2024 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Godfrey on July 23, 2024, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Karen Godfrey, Commissioners Scott Hudson, Nick Loehlein, Chuck Naughton, Jon Shafto, Pat Shuman Jr., and Ryan Winge. Commissioners absent: None Also present: Community Development Director Joe Janish, City Planner Peter Hellegers, Planning Intern Abigail Turner PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES June 11, 2024, Regular Meeting City Planner Hellegers noted on page 2 line 19 it should read: “Mr. Janish . . . “. Motion by Loehlein, seconded by Shuman, to approve the minutes of the June 11, 2024, Regular Meeting as presented. Motion carried on a 5-ayes, 0-nays, 2-present (Shafto and Winge), 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, st approximately three quarters of a mile north of the intersection of 161 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. th Mr. Dean Marquette, 727 170 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 2½ 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 ½ 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. rd Ms. Rhonda Ganske, 2159 153 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 2½ 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 2½ 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 th development and the 167 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 st Mr. Craig Wensmann, Bogart, Pederson & Associates, 13076 1 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 2½ acre lots do not have 2½ 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. st Mr. Scott Wold, SW Wold Construction, 2260 221 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 2½ 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 11 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 2½ 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. Regular Andover Planning and Zoning Commission Meeting Minutes – July 23, 2024 Page 7 PUBLIC HEARING: City Code Amendments – City Code 11-3-6-B-2: Residential Lots Lacking Municipal Sanitary Sewer – City of Andover. Planning Intern Abigail Turner reviewed in administering the City Code, City staff recently found an outdated requirement relative to residential lots lacking municipal sanitary sewer which states: “The building pad shall be required to have a finished grade of at least six feet above the seasonal high-water mark.” Since the adoption of this City Code requirement in the early 2000s, there have been changes to the floodplain and groundwater regulations that make this requirement obsolete. Accordingly, the City of Andover Engineering Department is recommending that this requirement be deleted from the City Code. As this City Code requirement has been outdated for some time, deleting it will not create any substantial policy change. Attached for Commission consideration were a draft Resolution of Approval and a draft Summary Ordinance for Publication. Chair Godfrey opened the public hearing at 8:17 p.m. No one appeared to address the Commission. Chair Godfrey closed the public hearing at 8:19 p.m. Motion by Loehlein, seconded by Shafto, to recommend the City Council approve the Resolution and Summary Ordinance for Publication Amendments to City Code Title 11: Subdivision, Chapter 3: Lots, Section B: Buildability Requirements. Motion carried on a 7-ayes, 0-nays vote OTHER BUSINESS. Mr. Janish stated the Comprehensive Plan Amendment went before the City Council and the Council made a recommendation to submit the amendment to the Met Council. Met Council provided their thumbs up on the project. The adoption of the amendment and the bids were then approved at the same City Council meeting. Chair Godfrey asked about the AT&T Tower. Mr. Janish stated AT&T has reached out to City Staff and indicated they want to add more antennas to the tower which would require going back through the Conditional Use Permit process. ADJOURNMENT Chair Godfrey adjourned the meeting at 8:25 p.m. Respectfully Submitted, Debbie Wolfe, Recording Secretary TimeSaver Off Site Secretarial, Inc.