HomeMy WebLinkAbout2025-03-19• ,6',
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
Andover Planning and Zoning Commission
Special Meeting Agenda
March 19, 2025
Andover City Hall
Council Chambers
7.00 p.m.
1. Call to Order
2. Pledge of Allegiance
3. Oath of Office — Commissioner Roger Grout
4. Approval of Minutes — February 25, 2025, Workshop
5. Approval of Minutes — February 25, 2025, Regular Meeting
6. Public Hearing: Consider a variance for Accessory Structure Construction Requirements —
3149162" d Ln NW; PID 16-32-24-23-0009 — Nick Morter, Minnesota Irrigation/Landscapes
Unlimited Outdoors Inc. (Applicant).
7. Public Hearing: Consider Interim Use Permit (IUP) Request — Mining & Land Reclamation
—16xxx Tulip St NW; PID# 08-32-24-34-0001 — Derrick Whiting (Applicant).
8. Public Hearing: Consider a Planned Unit Development (PUD) of a residential subdivision
on the unaddressed property at 16xxx Ward Lake Drive NW; PID# 11-32-24-41-0003 - SW
Wold Construction Inc. (Applicant).
9. Public Hearing: Consider City Code Amendment — City Code 12-2 adding definition of
"Cannabis Retail Business" & City Code 12-11: Commercial/Industrial Permitted, Permitted
Accessory, Conditional, Interim and Prohibited Uses — "Cannabis Retail Business" — City of
Andover (Applicant)
10. Election of Vice Chairperson (effective next meeting)
11. Other Business
12. Adjournment
AC I T Y O F
NNDOVE^
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: Swearing in Commissioner Roger Grout
DATE: March 19, 2025
REQUEST
Commissioner Roger Grout has been appointed to the Planning Commission by the City
Council to fill the remainder of the term of former commissioner Karen Godfrey and will
take an Oath of Office.
The term for Commissioner Grout will end on January 1, 2027.
C I T Y O F
NDOVEA
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
FROM: Peter Hellegers, City Planner
SUBJECT: Approval of Minutes
DATE: March 19, 2025
REQUEST
The Planning & Zoning Commission is requested to approve the following minutes:
• February 25, 2025, workshop meeting minutes.
• February 25, 2025, regular meeting minutes.
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8 PLANNING AND ZONING COMMISSION MEETING — FEBRUARY 25, 2025
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10 The Work Session Meeting of the Andover Planning and Zoning Commission was called
11 to order by Chairperson Godfrey on February 25, 2025, 6:00 p.m., at the Andover City
12 Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
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14 Commissioners present: Chairperson Karen Godfrey, Commissioners Scott Hudson,
15 Nick Loehlein, Chuck Naughton, Pat Shuman, Jr., and
16 Jonathan Weinhold.
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18 Commissioners absent: Commissioner Ryan Winge
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20 Also present: City Planner Peter Hellegers and Associate City Planner
21 Aidan Breen.
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24 CALL TO ORDER
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26 DISCUSSION— PLANNING & ZONING COMMISSION TRAINING
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28 City Planner Hellegers reviewed the following topics for the Commissioner Training:
29 • Planning and Zoning Procedures
30 • Open Meeting Law and Remote Meeting Participation Policy
31 • Meeting Cadence
32 • Other Topics/Questions
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34 Mr. Hellegers reviewed the Comprehensive Plan with the Commission. Commissioner
35 Loehlein asked how the Plan is updated. Mr. Hellegers explained the Met Council's role
36 in developing the Plan. The current plan is in effect until the new plan is approved by Met
37 Council and adopted by the City. Associate Planner Aidan Breen explained the standards
38 of zoning ordinances for a particular property.
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40 Commissioner Hudson asked about Conditional Use Permits and Interim Use Permits. Mr.
41 Hellegers stated the Conditional Use Permit runs with the property and the Interim Use
42 Permit is a temporary use of property until a particular date, until the occurrence of a
43 particular event or until zoning regulations no longer permit it. Mr. Hellegers provided
44 examples of both types of permits.
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Regular Andover Planning and Zoning Commission Meeting
Minutes February 25, 2025
Page 2
1 Chair Godfrey asked about adjusted standards. She has not seen any approved other than
2 for lot width and lot depth. Mr. Hellegers explained.
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4 Commissioner Loehlein asked about the Commission recommending denial. He asked
5 how facts can be considered while working in the parameters of the law. Mr. Hellegers
6 stated the Commission is asked to tie them best as they can and explained how variances
7 come into play. Lot standards, setbacks need to be considered. Mr. Breen stated included
8 in the packet is information on findings required and making recommendations based on
9 Findings of Fact.
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11 Mr. Hellegers explained in detail the Open Meeting Law. The Typical Planning and
12 Zoning Meeting Cadence was also reviewed.
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14 Commissioner Hudson asked about the Remote Meeting Policy. Mr. Hellegers stated the
15 attendees need to be in a public place where others can attend and hear everyone in
16 attendance. It is very challenging to hold a remote meeting.
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18 ADJOURNMENT
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20 Chair Godfrey adjourned the meeting at 6:35 p.m.
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23 Respectfully Submitted,
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26 Debbie Wolfe, Recording Secretary
27 Timesaver Off Site Secretarial, Inc.
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8 PLANNING AND ZONING COMMISSION MEETING — FEBR UAR Y 25, 2025
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to The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was
11 called to order by Chairperson Godfrey on February 25, 2025, 7:00 p.m., at the Andover
12 City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
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14 Commissioners present: Chairperson Karen Godfrey, Commissioners Scott Hudson,
15 Nick Loehlein, Chuck Naughton, Pat Shuman, Jr., Jonathan
16 Weinhold and Ryan Winge.
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18 Commissioners absent: None
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20 Also present: City Planner Peter Hellegers and Associate City Planner Aidan Breen.
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23 PLEDGE OF ALLEGIANCE
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25 OATH OF OFFICE
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27 Commissioners Scott Hudson and Chuck Naughton have been reappointed to the Planning
28 Commission by the City Council and were given the Oath of Office by Chair Godfrey.
29 The terms for Commissioners Hudson and Naughton will end on January 1, 2028.
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31 Commissioner Jonathan Weinhold has been appointed to the Planning Commission by the
32 City Council to fill the remainder of the term of former Commissioner Jonathan Shafto
33 and was given the Oath of Office. The term for Commissioner Weinhold will end on
34 January 1, 2026.
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36 APPROVAL OF MINUTES
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38 January 28, 2025, Regular Meeting
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40 Motion by Commissioner Loehlein, seconded by Hudson, to approve the minutes from the
41 January 28, 2025, Planning Commission Meeting as presented. Motion carried on a 4-
42 ayes, 3-Present (Winge, Shuman and Weinhold), 0-nay vote.
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44 PUBLIC HEARING: Sketch Plan Review for a residential subdivision using a Planned
45 Unit Development (PUD) — Finnes Estates — 888 Crosstown Blvd (PID# 23-32-24-11-
Regular Andover Planning and Zoning Commission Meeting
Minutes — February 25, 2025
Page 2
1 0007) and 15540 Prairie Rd NW (PID#23-32-24-11-0002) — Brian Jansen, Boulder
2 Contracting (Applicant)
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4 Associate Planner Aidan Breen reviewed the sketch plan for a single-family PUD
5 residential development titled Finnes Estates proposed by Brian Jansen of Boulder
6 Contracting. The applicant submitted a narrative for the proposed Sketch Plan which was
7 provided for Commission review. The purpose of the public hearing is to offer feedback to
8 the applicant and not to take any formal action.
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to The City has received an application for a sketch plan showing a 32-lot single-family
11 urban residential development on a 14.24 acre site. The site is bordered by railroad tracks
12 on the west side, Crosstown Blvd on the north side, Prairie Road on the east side, and
13 Prairie Oaks, a single-family rural residential cul-de-sac at 150 Lane on the south side.
14 Neighborhoods to the west of the railroad tracks are fully developed and the
15 neighborhoods to the north, east, and south are zoned R-1 or R-3, but are located within
16 the MUSA and guided for future R-4 redevelopment.
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18 Mr. Breen explained that for this concept to move forward, several actions would need to
19 occur including:
20 • Preliminary Plat.
21 • Conditional Use Permit/Planned Unit Development (CUP/PUD).
22 • Final Plat.
23 • Building Permits.
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25 Mr. Breen reviewed Conformance with Local and Regional Plans and Ordinances, Site
26 Characteristics, Interagency Coordination, and Process. The Sketch Plan would be
27 forwarded to the City Council for their feedback. Based on the feedback received
28 throughout the sketch plan process, the developer would modify the layout and apply for a
29 Preliminary Plat, Rezoning, PUD, and Final Plat, to seek their desired outcome.
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31 Mr. Breen noted the applicant Mr. Brian Jansen of Boulder Contracting, is present at the
32 meeting.
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34 The Finnes Estates Site will be re -zoned to R-4 and a PUD is requested. In 2024, the
35 Comprehensive Plan sewer staging map was amended. This parcel is guided for
36 development in 2020-2025.
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38 The Sketch Plan proposes 32 residential lots on 14.24 acres including 31 new ramblers
39 and two-story homes with basements. Access will be from Crosstown Blvd and Prairie Rd.
4o Trails are planned on Crosstown and Prairie. Turn lanes will be needed at both
41 intersections. A temporary cul-de-sac will be at the southwest end and a road stub will be
42 provided for property to the northeast. Ghost plats indicate it would be possible to develop
43 the adjacent properties indicated on the sketch plan.
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Regular Andover Planning and Zoning Commission Meeting
Minutes — February 25, 2025
Page 3
1 There are no floodplain or wetlands indicated on this site. The property is under the Coon
2 Creek Watershed District. Staff recommends preserving or planting trees on the southern
3 end, but this is not required. Grading may not allow tree preservation. City Code requires
4 4 trees on all lots with new construction.
6 The Park and Recreation Commission recommended cash -in -lieu of land to the City
7 Council. A trail easement will be provided on the south side of Crosstown Blvd. The trail
8 is already planned and is not part of this development.
10 Mr. Breen indicated Outlot A on the drawing. This is provided to allow ghost platted lots
11 125' lot depth. Staff recommends land sale or to be incorporated into platted lots.
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13 The site will be rezoned to R-4 with a variety of lot sizes, some below R-4 minimum. This
14 site can be compared to Fields of Winslow Cove. A PUD is also requested. The purpose of
15 a PUD was explained to the Commission.
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17 Mr. Breen reviewed the findings required to be considered when approving a PUD:
18 1. The proposed development is not in conflict with the goals of the Comprehensive
19 Plan for the City.
20 2. The proposed development is designed in such a manner as to form a desirable and
21 unified environment within its own boundaries.
22 3. The proposed development demonstrates how each modified or waived
23 requirement contributes to achieving the purpose of the PUD.
24 4. The PUD is of composition, and arrangement and its construction, marketing and
25 operation are feasible as a complete unit without dependence upon any subsequent
26 unit.
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28 The Desirable Design Qualities were reviewed.
29 A. Achieves efficiency in the provision of streets and utilities and preserves area to
30 achieve elements of design qualities described in this chapter.
31 B. Provides convenient and safe access for vehicles and pedestrians and all types of
32 activity that are anticipated to be a part of the proposed development.
33 C. Provides a buffer between different uses, adjacent properties, roadways, between
34 backyards of back-to-back lots.
35 D. Preserves existing stands of trees and/or significant trees.
36 E. Provides considerable landscaping treatments that complement the overall design
37 and contribute toward an overall landscaping theme.
38 F. Preserves significant usable space on individual lots or through the provision of
39 open space within the development.
40 G. Provides an attractive streetscape through the use of undulating topography,
41 landscaping, decorative street lighting, decorative mailbox groupings, retaining
42 walls, boulders, fencing, area identification signs, etc.
43 H. The proposed structures within the development demonstrate quality architectural
44 design and the use of high -quality building materials for unique design and
45 detailing.
Regular Andover Planning and Zoning Commission Meeting
Minutes — February 25, 2025
Page 4
1 I. The lasting quality of the development will be ensured by design, maintenance and
2 use guidelines established through an owners' association.
4 The proposed PUD Standards were reviewed comparing the City Code Standards and the
5 Proposed Standards.
7 The sketch plan shown tonight incorporates all comments and feedback received to date.
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9 The Planning Commission is asked to hold a public hearing, take public feedback on the
10 proposed Sketch Plan/Concept PUD, and informally advise the applicant through feedback
1 I on the proposed project. Also provided for Commission consideration were Location Map,
12 City Staff Comments with Applicant Responses, and Sketch Plan/PUD Concept Plan
13 Incorporating Staff Comments.
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15 Commissioner Shuman asked what a building pad is. Mr. Breen stated a building pad is
16 required by Code that a certain amount of grading be done to accommodate the structure.
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18 Commissioner Weinhold asked about the owner's association. Will there be a
19 homeowner's association that will maintain the development after the units are built. Mr.
20 Breen stated City Code requires that any public land or community space is being
21 maintained by a homeowner's association. Generally, it is decided by the homeowner's
22 association itself.
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24 Commissioner Naughton asked about the roads and how snow removal will be handled.
25 Mr. Hellegers stated there would be a temporary cul-de-sac easement and it would be
26 treated as a standard cul-de-sac for snow removal. Examples of how other cul-de-sacs
27 were maintained were given by Mr. Hellegers. Commissioner Naughton asked what the
28 traffic control devices will be for the access roads. Mr. Breen stated he believes it would
29 be a stop sign at this point with turn lanes. A traffic study will be done regarding the turn
30 into the development off of Prairie Road. Commissioner Naughton asked if there are trees
31 removed will they be replanted. Mr. Breen stated the recommendation was for a buffer.
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33 Chair Godfrey opened the public hearing at 7:30 p.m.
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35 Mr. Jason Rud, 15644 Wake Street, Hain Lake, E.G. Rud & Sons, Inc. are the land
36 surveyors working with Boulder Contracting. They have been building homes for the past
37 30 years in the North Metro area. They have had the wetlands reviewed and prepared a
38 sketch plan. Initial comments have been reviewed and implemented in the revised sketch
39 plan. They are requesting some gentle adjustments in lot sizes. These will be custom
40 homes with one builder for the entire project. The owner's association would serve the
41 common elements. Yard maintenance will be done by the individual homeowners. They
42 will work to include means of safety for access to the development.
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44 Commissioner Winge asked Mr. Rud to walk through the deviations in the PUD. Mr. Rud
45 stated a narrative has not been done at the sketch plan phase but will be prepared for the
Regular Andover Planning and Zoning Commission Meeting
Minutes — February 25, 2025
Page 5
1 PUD approval. Mr. Rud stated this is a land -locked parcel so engineering will require a
2 back-to-back drainage study. They will need to accommodate the requirements of the
3 engineer. Variances to some of the lot sizes will allow them to adhere to the drainage
4 requirements. Inter -connectivity to the trails will be provided along with screening.
5 Commissioner Winge asked if the development could be designed without the need for the
6 PUD. Mr. Rud stated the viability of the project would change if the R-4 standards were
7 completely followed.
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9 Mr. David Branson, 15527 Prairie Road, stated he lives across the street from the
10 property. He asked where the road would go into the project on Prairie Road.
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12 Mr. Brandon Riedel, 928 Crosstown Blvd., stated his driveway comes off Crosstown. He
13 stated Crosstown is a very busy road. If stop signs are put in there will be a large build-up
14 of traffic. He was told the speed limit on Crosstown could be increased due to the amount
15 of traffic. He sold the easement for a path that was supposed to be done and questioned
16 what is happening with the path. The drainage pond looks like a large area. His backyard
17 is very small and one of the lots and drainage pond will go up to his fire pit. There are
18 woods that he would like to see preserved.
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20 Ms. Edith Tray, 838 Crosstown Blvd., asked about the wildlife and other things that are
21 there. To the west of her was wetland designated and also on the driveway to her pole
22 barn. She has lived there for 50 years and has a lot of questions. It is a wonderful thing for
23 the City but not for the existing residents. She came to Andover to live in the country. She
24 heard the builder is out of money. She does not want to have to get rid of her pole barn.
25 She also heard there would be a roundabout on Prairie Road. She is not in favor of this
26 development.
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28 Mr. Bobby Miller, 15633 Prairie Road, stated he is indifferent to this development. Why
29 won't there be a park? He has 3 kids directly across the street. A park would be good for
30 the area.
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32 Ms. Cindy Steeves, 773 157 h Avenue NW, stated the intersection is in need of more than
33 stop signs. She has asked the City to survey the corner. It is dangerous for children to
34 cross the Prairie and Crosstown intersection. The corner needs to be surveyed in detail.
35 Many houses are being constructed with many variances. If they don't meet the Code they
36 should reduce the number of houses. No exceptions should be made. Her concern is the
37 City is making too many exceptions for this to go in and the safety of the intersection.
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39 Mr. Sam Warneke, 978 1541h Lane, stated he is south of the proposed project. He has been
40 living here for 20 years. The charm in Andover is the wildlife and woods. He does not like
41 the fact that development is occurring. He does not plan on moving and was hoping to buy
42 some parcels around him for his children.
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Regular Andover Planning and Zoning Commission Meeting
Minutes — February 25, 2025
Page 6
Ms. Edith Tray, 838 Crosstown Blvd., stated she does not want to have City water. She
has a well and she will keep using that. Drainage needs to be addressed. The City water
has chemicals.
Mr. Brandon Riedel, 928 Crosstown Blvd., wanted to show his property on the map. The
pond would be in his backyard. He has been assessed for Crosstown Boulevard utility
improvements. He asked what assessments will be done with newer, expensive homes
going in. Only seven properties on Crosstown Blvd were assessed.
Chair Godfrey closed the public hearing at 8:05 p.m.
Mr. Breen referred to the questions about traffic controls and stop signs, he did not mean
to say that additional controls would be put on Crosstown and Prairie. There are planned
improvements for the Prairie and Crosstown intersection which are still being discussed
with the City Engineers. The City is aware there is a high volume of traffic. Any existing
structures on individual properties will not require any changes. That would only come
into play if a homeowner chooses to make changes to their properties. All would be
grandfathered in. Mr. Hellegers will ask the City Engineer to speak with Mr. Riedel about
the path. Mr. Breen stated there would be no changes to utilities for existing properties.
Chair Godfrey asked who residents can contact with specific questions and Mr. Breen
stated business cards will be put out for residents.
Commissioner Loehlein asked Mr. Breen to review park in lieu of land dedication, which
he described. There are two small parks in Winslow Cove. They are part of the
development but are still under construction.
Commissioner Weinhold noted many of the questions and comments by residents were
related to traffic. He asked Mr. Breen to address the residents' questions. Mr. Breen
suggested residents contact Mr. Hellegers, City Engineering, or himself.
Commissioner Loehlein thanked the residents who came to the meeting. He reminded all
that landowners have the right to develop their property. He is looking forward to the
applicant's narrative for the PUD as the rationale for the PUD mentioned tonight seemed a
bit flimsy.
Chair Godfrey thanked the residents for their comments.
ELECTION OF CHAIRPERSON & VICE CHAIRPERSON
The Commission is requested to nominate and appoint a Chairperson and Vice
Chairperson to be effective at the next Planning and Zoning Commission Meeting.
Commissioner Godfrey is the current Chairperson and Commissioner Loehlein is the
current Vice Chairperson.
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Regular Andover Planning and Zoning Commission Meeting
Minutes — February 25, 2025
Page 7
Motion by Commissioner Hudson, seconded by Commissioner Weinhold to nominate
Commissioner Loehlein as Chairperson and Commissioner Godfrey as the Vice
Chairperson for 2025. Motion carried on a 7-ayes, 0-nays vote.
OTHER BUSINESS
Mr. Hellegers stated the Home Show will be March 8 starting at 8:00 a.m.
The Met Council is looking at increasing the density to 3.5 for Andover. Staff will be
looking at this during the next Comprehensive Plan cycle.
The next meeting will be March 11, 2025.
ADJOURNMENT
Chair Godfrey adjourned the meeting at 8:30 p.m.
Respectfully Submitted,
Debbie Wolfe, Recording Secretary
Timesaver Off Site Secretarial, Inc.
LC I T Y 0 F
NNDOVE^
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning & Zoning Commissioners
CC: Joe Janish, Community Development Director
FROM: Aidan Breen, Associate Planner
SUBJECT: Public Hearing: Consider a variance for Accessory Structure Construction Requirements
— 3149 162nd Ln NW; PID 16-32-24-23-0009 — Nick Morter, Minnesota
Irrigation/Landscapes Unlimited Outdoors Inc. (Applicant).
DATE: March 19, 2025
BACKGROUND
A variance is a way that cities may allow for an exception to part of an ordinance for a specific property.
Minnesota State Statute and City Code provide specific review criteria the City must consider when
reviewing a variance request, these criteria are included later in this report. If a variance is approved, it
becomes a property right which runs with the land.
DISCUSSION
The applicant is requesting variances to build a 1,960 square foot accessory structure with corrugated
steel siding, commonly known as a pole barn, for storage of materials, equipment, and vehicles. The
accessory structure would be built north of the principal structure.
To build this structure applicants are requesting a variance from two sections of Andover City Code:
1) Accessory Structure Construction Requirements established by City Code 12-6-4-C: Construction
Requirements. According to this section of code, accessory structures located on any lot of less than 2.5
acres must be architecturally compatible with the principal structure, use, and neighborhood. City Code
states that architectural compatibility shall be accomplished by integrating some or all of the following
features of the principal structure into the accessory structure:
• Roof pitch, soffits, gables, dormers
• Placement of windows and doors
• Exterior finish colors and textures
• Decorative exterior finishes, siding, wainscot, and veneers
• Decorative lighting
• Landscaping
A steel structure would incorporate the roof pitch, exterior colors, and landscaping from the principal
structure. The exterior finishes (steel walls) would vary from the existing structure, which is made of
reinforced concrete block.
2) Construction standards established by City Code 9-7-3-A: Materials of Construction. This section of
code requires that all buildings in a non -residentially zoned district shall be built of masonry construction,
its equivalent or better. Upon approval of the Andover Review Committee, wood frame construction may
be considered equivalent to masonry. Walls of such buildings facing on streets must be finished with face
brick, stone, glass, wood, or their aesthetic equivalent. Any building wall facing a residentially zoned
district shall not be finished with exposed plain -faced poured concrete or concrete block.
A steel structure would not meet the masonry or equivalent standard set in City Code 9-7-3-A.
Review Criteria
City Code 12-15-9 establishes review criteria for considering variance requests and states that variances
shall only be permitted when they are in harmony with the general purposes and intent of the official
control and when the variances are consistent with the comprehensive plan. Variances may be granted
when the applicant for the variances establishes that there are practical difficulties in complying with the
official control. "Practical difficulties" as used in connection with the granting of a variance, means:
l . The property owner proposes to use the property in a reasonable manner not permitted by an
official control.
2. The plight of the landowner is due to circumstances unique to their property not created by the
landowner.
3. The variance, if granted, will not alter the essential character of the locality.
4. Economic considerations alone do not constitute practical difficulties.
The City Council may also impose reasonable conditions on the granting of a variance request. A
condition must be directly related to and must bear a rough proportionality to the impact created by the
variance. As practical difficulties must be established by the applicants, a letter submitted by the
applicants is attached for review as well as other materials submitted by the applicant in support of their
request.
Below are the applicant's responses to the Variance criteria from an email provided on January 31, 2025:
1. The property owner proposes to use the property in a reasonable manner not permitted by an
official control.
Not sure if this applies to our situation, the use of the property would not change. I would be happy to
discuss any questions with City Council.
2. The plight of the landowner is due to circumstances unique to their property not created by the
landowner.
This is what we are addressing in our variance application. We are in a unique situation being along
Round Lake Blvd where the visibility of the property requires additional requirements and cost to build a
storage building.
3. The variance, if granted, will not alter the essential character of the locality.
This is subjective, but 1 would be happy to discuss with the City Council.
4. Economic considerations alone do not constitute practical difficulties.
Understood.
ACTION REQUESTED
The Planning & Zoning Commission is requested to hold a public hearing on the variance requests,
compare the variance requests to the review criteria of City Code 12-15-9, and make a recommendation
based on findings of fact to the City Council.
Respectfull submitted,
A an Bre
Associate City Planner
Attachments
Draft Resolution of Approval
Draft Resolution of Denial
Applicant's Materials
Photos of Principal Structure at 3149 162nd Ln NW (dated June 2024)
CC: Nick Morter, MN Irrigation/Landscapes Unlimited — Applicant (Email)
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. XXXX
A RESOLUTION APPROVING VARIANCES FOR THE PROPERTY LOCATED AT 3149
162ND LANE NW; PID# 16-32-24-23-0009 LEGALLY DESCRIBED AS FOLLOWS:
LOT 1 BLOCK l HUGHS INDUSTRIAL PARK, SUBJ TO EASE OF REC
WHEREAS, Landscapes Unlimited Outdoors, Inc. are the owners of a parcel of land located at
3149 162nd Lane NW, Andover, Minnesota with Parcel ID Number 16-32-24-23-0009; and,
WHEREAS, Landscapes Unlimited Outdoors, Inc. have applied to the City for variances to the
accessory structure construction and construction material requirements on the subject property;
and,
WHEREAS, the proposal would vary from City Code 12-6-4-C: Construction Requirements in
that it would permit the construction of an accessory structure that is not architecturally
compatible with the principal structure; and,
WHEREAS, the proposal would vary from City Code 9-7-3-A: Materials of Construction in that
it would permit the construction of a building not of masonry or equivalent construction; and,
WHEREAS, the Andover Review Committee has reviewed the variance requests and did not
recommend the proposed construction materials for use at this property; and,
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning
Commission held a public hearing on March 19, 2025; and,
WHEREAS, the Planning and Zoning Commission recommends to the City Council approval of
the variance request; and,
WHEREAS, the City Council completed a review of the variance request along with the
recommendation of the Planning and Zoning Commission; and,
WHEREAS, the City Council agrees with the recommendation of the Planning and Zoning
Commission and approves the variance request to permit the construction of an accessory
structure that is not architecturally compatible with the principal structure and is not constructed
of masonry or its equivalent; and,
WHEREAS, based on the criteria for granting variances under City Code 12-15-9, the City
Council finds the following findings of fact to support the approval of the variance requests:
1.
2.
3.
4.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
approves the variance request with the following conditions:
1. All necessary permits shall be obtained from any agency having an interest in
improvements constructed on the property.
2. An approved Commercial Site Plan shall be required for all proposed improvements to
the property.
3. Pursuant to City Code 12-15-9-E-6, if the City Council determines that no significant
progress has been made within the first twelve (12) months after the approval of the
variance, the variance will be null and void.
Adopted by the City Council of the City of Andover this 1st day of April 2025.
CITY OF ANDOVER
CITY OF ANDOVER
Michelle Hartner, City Clerk Jamie Barthel, Mayor
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. XXXX
A RESOLUTION DENYING VARIANCES FOR THE PROPERTY LOCATED AT 3149
162ND LANE NW; PID# 16-32-24-23-0009 LEGALLY DESCRIBED AS FOLLOWS:
LOT 1 BLOCK 1 HUGHS INDUSTRIAL PARK, SUBJ TO EASE OF REC
WHEREAS, Landscapes Unlimited Outdoors, Inc. are the owners of a parcel of land located at
3149 162nd Lane NW, Andover, Minnesota with Parcel ID Number 16-32-24-23-0009; and,
WHEREAS, Landscapes Unlimited Outdoors, Inc. have applied to the City for variances to the
accessory structure construction and construction material requirements on the subject property;
and,
WHEREAS, the proposal would vary from City Code 12-6-4-C: Construction Requirements in
that it would permit the construction of an accessory structure that is not architecturally
compatible with the principal structure; and,
WHEREAS, the proposal would vary from City Code 9-7-3-A: Materials of Construction in that
it would permit the construction of a building not of masonry or equivalent construction; and,
WHEREAS, the Andover Review Committee has reviewed the variance request and did not
recommend the proposed construction materials for use at this property; and,
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning
Commission held a public hearing on March 19, 2025; and
WHEREAS, the Planning and Zoning Commission recommends to the City Council denial of the
variance request; and,
WHEREAS, the City Council completed a review of the variance request along with the
recommendation of the Planning and Zoning Commission; and,
WHEREAS, the City Council agrees with the recommendation of the Planning and Zoning
Commission and denies the variance request to permit the construction of an accessory structure
that is not architecturally compatible with the principal structure; and,
WHEREAS, based on the criteria for granting a variance under City Code 12-15-9, the City
Council finds the following findings of fact to support the denial of the variance requests:
1.
2.
3.
4.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
denies the variance requests to permit the construction of an accessory structure that is not
architecturally compatible with the principal structure and is not constructed of masonry or its
equivalent.
Adopted by the City Council of the City of Andover this 1st day of April 2025.
CITY OF ANDOVER
CITY OF ANDOVER
Michelle Hartner, City Clerk Jamie Barthel, Mayor
Nick Morter
3149 162ND LN NW
Andover, MN 55304
nmorter@mnirrigation.com
612-505-3181
1-22-2025
Planning and Zoning Department
City of Andover
1685 Crosstown Boulevard N.W.
Andover, MN 55304
Subject: Request for Variance to Allow Steel Storage Building
Dear Members of the Planning and Zoning Commission.
1 am writing to formally request a variance Born the City of Andover's zoning code to allow the
construction of a steel storage building at 3149 162"d LN NW. This request pertains specifically to the
requirement that structures be constructed using materials consistent with the City's aesthetic guidelines
for structures visible from the county road.
The proposed storage building would be made of steel, a material that, according to current zoning
guidelines, is not permitted for visible structures from Round lake Blvd. However, we are committed to
ensuring the building does not detract from the visual appeal or character of the surrounding
neighborhood. To address this concern, we propose to screen the steel building from view with a row of
evergreen trees along Round Lake Blvd. These trees will provide year-round coverage, ensuring that the
building is screened from public view and blends in «•ith the area. The color of the storage building will
match the existing office building on site.
The steel storage building is needed to storage equipment, materials and vehicles inside and it will
significantly improve the functionality and upkeep of our property. The design and location of the
building have been carefully planned to minimize an,, potential negative impact on the neighborhood's
aesthetic or the environment. The evergreen trees will not only offer a visual barrier but will also
contribute to the overall greenery of the area.
We understand the importance of maintaininl- the aesthetic integrity of the City of Andover and have
taken all steps necessary to ensure that our proposal will meet the spirit of these guidelines while
addressing our needs for storage space. The existing code requirements are prohibitive to a cost-effective
storage building and we respectfully request that you grant this variance, allowing for the construction of
the steel storage building as described,
am happy to provide any additional information or attend a meeting to diSCUSS this request further.
Thank you for your consideration of this %ariance request. I look forward to Your positive response.
Sincerely,
Nick Morter
l
Minnesota Irrigation
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D.112_L127124_j License # 41518
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Photos of principal structure at 3149 162nd Ln NW
Photos dated June 2024
1685 CROSSTOWN BOULEVARD N.W. 9 ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN GOV
TO: Planning & Zoning Commission
CC: Joe Janish, Community Development Director-77
FROM: Aidan Breen, Associate City Planner
SUBJECT: Public Hearinv Consider Interim Use Permit (IUP) Request — Mining & Land
Reclamation — 16xxx Tulip St NW; PID# 08-32-24-34-0001 — Derrick Whiting
(Applicant).
DATE: March 19, 2025
INTRODUCTION
The applicants are looking to grade the unaddressed property at 16xxx Tulip St NW for two building pads
in order to split the lot into two (2) parcels. As the applicant proposes to move more than 400 cubic yards
of fill, they are required to submit an Interim Use Permit application for land reclamation/mining.
DISCUSSION:
The applicant is proposing to split their 40-acre parcel into two 20-acre parcels. As both resultant lots are
over 5 acres, the lot split will be reviewed and approved administratively. A lot split applica requires the
applicant to prove that the new lots each meet buildability criteria for residential homes. To do so, the
applicant will grade the property to create two (2) building pads for future construction. Since the land
reclamation utilizing more than 400 cubic yards, an IUP is required pursuant to City Code 12-13-1 and
12-15-8. A copy of the grading plan for is included for your review. Staff have reviewed the grading plan
and have no outstanding comments.
The applicant expects that the grading work will take place over the span of a few weeks to a month and
has requested a duration of one (1) year for the IUP. Staff are proposing a two (2) year permit with a
completion date of April 1, 2027 to account for any unexpected delays. 5-years is the longest amount of
time an IUP can be granted under City Code 12-14-12-E. If at that time, the applicant has not completed
the work identified with the grading plan the applicant will need to obtain the IUP again.
Flood Plain Impacts
As part of this driveway project, the applicant is proposing to fill 675.32 cubic yards of the flood plain.
For every amount of wetland that is filled, the applicant is required to "create floodplain" at a 1 to 1 ratio.
The applicant is proposing to construct a pond next to each building pad and to create additional
floodplain from excavating the fill material at the northwest portion of the property. These proposed
changes will provide more flood plain mitigation than is required, providing 2,039.85 cubic yards of flood
storage.
The applicant will be required to apply for a Letter of Map Revision (LOMR) from FEMA that approves
the new floodplain boundaries. This LOMR will be required before building permits can be issued for the
new parcels.
Wetland Impacts
The grading work on the property will not disturb any delineated wetlands. The Lower Rum River
Watershed Management Organization has conditionally approved the grading plan and confirmed there
will be no wetland impacts.
Type of Fill Permitted
The applicant will be utilizing fill appropriate for building pads that will be taken from the northwest
corner and proposed ponds on the site. No off -site fill will be used.
Haul Route
The applicant has proposed two possible haul routes to be used on the site, and they will use whichever is
most feasible at the time of construction. All material hauling will take place on site; no off -site fill
material will be needed. Grading equipment will be stored on site during grading work, only entering or
leaving the site at the beginning or end of the day if necessary. The applicant will be required to utilize a
rock construction entrance.
The applicant's proposed hours of operation are 7:30am to 8:OOpm Monday through Friday and 8:30am
through 5:OOpm Saturday through Sunday "not to be everyday necessarily, but when work is required to
be completed."
Erosion Control
Silt fencing will be required around the area until vegetation has occurred to control any erosion. Any fill
stockpiles will be maintained with a 3:1 slope ratio. 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 and Lower Rum River Watershed Management Organization, who have conditionally
approved their permit.
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. No additional
traffic is expected during grading, as all the fill will be excavated and used on -site.
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 nuisance regulations during their operation
hours of 7: OOam to 8:00pm Monday through Friday and 8: 30am to 5: OOpm Saturday through Sunday.
Will not have a negative effect on the values of property and scenic views;
The property is zoned rural residential (R-1), and development has been expected for this property at
some point in the future. The grading work is planned to occur over several weeks to a month in Spring
2025 and will support the construction of two homes on 20-acre parcels. These two new lots would meet
all zoning criteria, and development has been expected at this site.
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.
Respectfully submitte
Afdan Breen
Associate City Planner
Attachments:
Draft Resolution of Approval
Draft Resolution of Denial
Site Location Map
Staff Comments for Review #2, dated February 24, 2025
Proposed Haul Routes A & B
Proposed Grading Plan
CC: Derrick Whiting - 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 Southeast Quarter of the Southwest Quarter of Section 8, Township 32, Range 24, and all
that part of the South Half of the Southeast Quarter of said Section 8, Township 32, Range 24
aforesaid, described as follows, to -wit. Commencing at the intersection of the section line
between Sections 8 and 17 in the center of the highway leading to N. Small's and thence running
Northwest in the center of said highway about 80 rods to the quarter section line of said Section
8; thence South on said quarter section line to Section 17; thence East on said section line
between said Section 8 and 17 about 6 rods to the place of beginning. Except those parcels
conveyed to the City of Andover in Quit Claim Deed dated 8/17/2006, filed 9/8/2006, as
Document No. 1987378.004.
WHEREAS, the applicant requested an interim use permit for the mining and land reclamation to
construct two building pads; and,
WHEREAS, the Planning and Zoning Commission held a public hearing on March 19, 2025; 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. Applicant shall obtain all appropriate permits needed for the project prior to the start of work.
2. Soil shall not be placed within wetland, floodplain or right-of-way areas without first
obtaining any required approvals and completing any required mitigation.
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 February 24, 2025.
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 be required multiple times a day), with a minimum of daily
cleaning.
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 April 1, 2027.
Adopted by the City Council of the City of Andover on this I" Day of April 2025.
.&we]W:1►L1Z01LT1�1.3
ATTEST:
Michelle Hartner, City Clerk Jamie Barthel, 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 Southeast Quarter of the Southwest Quarter of Section 8, Township 32, Range 24, and all
that part of the South Half of the Southeast Quarter of said Section 8, Township 32, Range 24
aforesaid, described as follows, to -wit. Commencing at the intersection of the section line
between Sections 8 and 17 in the center of the highway leading to N. Small's and thence running
Northwest in the center of said highway about 80 rods to the quarter section line of said Section
8; thence South on said quarter section line to Section 17; thence East on said section line
between said Section 8 and 17 about 6 rods to the place of beginning. Except those parcels
conveyed to the City of Andover in Quit Claim Deed dated 8/17/2006, filed 9/8/2006, as
Document No. 1987378.004.
WHEREAS, the applicant requested an interim use permit for the mining and land reclamation to
construct two building pads; and,
WHEREAS, the Planning and Zoning Commission held a public hearing on March 19, 2025; 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 1" day of April 2025.
CITY OF ANDOVER
ATTEST:
Michelle Harter, City Clerk Jamie Barthel, Mayor
gal
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1685 CROSSTOWN BOULEVARD N W. 9 ANDOVER, MINNESOTA 553C4 . (783) 7 55-5100
FAX (763) 755-8923 • WjVjV ANDOVERNN GOV
MEMORI DL M
TO: Derrick Aliting
FR0:11: -aidan Breen, Associate Planner
DATE: Februan- 24, 2025
REFERENCE: Rei-iew 92 — Land Reclamation nT: ILA' for the property at 16%-mx
Tulip St (PID: OS-32-24-34-0001)
The following comments are regarding Revie«v #2 of the Interim Use Permit (IL-P)
application:
Engineering Department Comments
1. (ReVie-w =1) \eed to .Maui the nece ssw, permit-. from the LRR`,t \ 10, MPCA (NPDES
Permit) and am• other aaenc•,- interested in the site. Vetland delineations were
previoush- approved b%• the LRR`,V 10 with pernut =2022-20. Convnent
acimossiedg ed and kept for tracking ptrposes. Pro►ide copies of pernt is to City prior
to static.- grading.
2. (Re-.-ie�x =1) Pncr to issuance of a building permit for the structures a LO�L-k will need to
be approved by FE-'\La reflecting the floodplaun boundar: changes with this prcject
Comment aclanossiedged and kept. for trading purposes I would reconut:end
subnutring a CIO-IL4 (conditional lever of rtW amendnienu) to FEIL4 as soon as
possible based upon the proposed gradi)W. To finalize a LO-IN diet- m21 require a
final grading as -built, but doing a CLO.1L4 mat get tour processed stated sooner as
FE.1L4 has a leng-tkt• response time_
3. -U Sheet: Remove ' •Prelinuinan� � from the plan sheet simiature block
Note: It is a requirement that the applicant respond to each of these items in writing when re-
submitting the revised IUP submittal to the City. If you have any questions; feel free to
contact Jason Law, .Assistant City Engineer at (763) ,67 130 or David Berkowitz, Director
of Public Works Cit<• Engineer at (763) ,67-:133.
Planning Department Comments
1. No further comments.
Note: It is a requirement that the applicant respond to each of these items in writing when re
submitting the revised ILP submittal to the City. If you ha:e any questions; feel free to
contact -Aidan Breen, .associate Planner at : 6.) 6 . --1 42.1
Proposed Haul Routes
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GREEN = HAUL ROUTE A
PURPLE = HAUL ROUTE B
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R-1 BUILDING SETBACKS:
FRONT = 40 FEET
SIDE = 10 FEET
REAR = 50 FEET
SITE SEQUENCING
• MICA TO ANY GRADING OPERATIONS, THE CONTRACTOR SHALL INSTAL ROCK CONSTRUCTION ENTRANCE (LOCATIONS TO BE
DETERMINED COORDINATE WITH OWNER) AND PERIMETER SILT FENCE AS SHOWN ON PLAN. (CONTACT CITY TO INSPECT EROSION
CONTROL MEASURES MIOR TO GRADING OPERATIONS. IF NECESSARY I ADDITIONAL SILT FENCE MAY BE NECESSARY IF LOCAL
CONDSTICNS REQUIRE.
• THE CONTRACTOR. SHALL PROVIDE ALL SCD, SEED. MULCH AND FERTILIZER WHICH SMALL CONFORM WITH THE FOU.0 W:NG MNDOT
SPECIFICATIONS AS MODIFIED BELOW.
ITEM
MNDOT SPECIFICATIOIUNOTES
SOD _
3178 -.._.
SEED ••
3076
• FOR TJRF ESTA9LJSHMENT
- --
CON MERCI4 TURF
MNOOT MIX 25•131 (220 LNSVACRE)
RESIDENTIAL TURF
MND'UT MIX 2S-111 (120 LSWAC*E)
MNDOT MIT1-1 212 (COD UNWACRE)
TEMPORARY FALL COVER
SIRIWSUMMER
MN DOT MIi 21-111 (TOLD LWWACRE)
SOIL BUILDING COVER
MILADY MIX 21.113 (110 UWACI E)
1 2 YEARS COVER
MNOT MIA Z2-111 (30.5 UWACRE)
2-5 YEARS COVER
MNOOT MIX 22-1 L2 (N LBSIACRE)
MULCH
3882 (TER 1 - DISC ANCHOM)
VERMEER
1665 (CATEGARY Z)
WOOD FIBER BLANKET
• NOW A MINIMUM OF ONCE PER 2 WEEKS
• • SEEDED AREAS SHALL BE EITHER MULCHED OR COVERED BY FIBROUS BLANKETS
TO PRCTECr SEEDS AND LIMIT EROSION.
• ALL EXPOSED SOILS MUST HAVE TEMPORARY EROSION CONTROL PROTECTION DR PERMANENT COVER WITHIN SEVEN (7) OIAVS
• THECONTRACTOR SHALL PAY SPECIAL ATTENTION TO ALL ADJACENT PROPERTY LINES AND MARE SURE THE EROSION
CONTROL PRACTICES NPLACE IN THOSE AREAS PREVENT MIGRATION OF SEDNENT ONTO ADJACENT PROPERTIES.
• THE CONTRACTOR SMALL K04VTAIN SILT FENCE INCLJD:NG THE REMOVAL OF ACCUMULATED SEDOIENT, THROUGH COMPLETION OF
BUILDING CONSTRUCTION. SILT FENCE TO BE REMOVED ONLY AFTER COMPLETION OF BUILDING CONSTRUCTION AND UPON
ESTABLISHMENT OF VEGETATION.
• THE CONTRACTOR SHALL PROVIDE WOOD FIBER BLANKET FOR ALL AREAS OF CONCENTRATED FLAW AND FOR ALL SLOPES 3:1 OR GREATER
ADDITIONAL GRADING NOt'S
• PROTECT ALL STORM WATER MANAGEMENT FACILITIES FROM CONSTRUCTION RUN-OFF C'DMTRACTOR TO INSTALL AND CONSTRUCT SAID
I CONTRACTOR SHALL REMOVE ALL EROSION CONTROL MEASURES DOKE RITE IS
FACILITIES ONCE SITE HASBEEN STABILIZED.
PERMANENTLY STABILIZED
• -F AAV SLOPES APPEAR TO BE rAILNG. THE CONTRACTOR SHALL 'ROMX ADDITIONAL SILT FENCE, BIOROLLS AND EROSION
RA 2 CON TCTOR SHALL REMOVE INLET PROTECTION DEVICES IN TULIP STREET PRIORI TO
CON ROL BIANA=T AS NEEDED
WINTER FREEZE
WINTER FREEZE AND A ING1 W SMOG B SITE STAPIIIATON D NOT AORV'FD, 011 AT
E THE CITY ENGINEER.
• THE CONTRACTOR SMALL FINAL GRADE SW ALE AREAS (UPON STABILIZATION OF UPSTREAM AREAS.
• THE CONTRACTOR SHALL SOC ALL DISTURBED DRAINAGE AREAS, INCLUDING SWALES B OVERFLOWS.
/
• UPON GRADING CDMIPLMON THE CONTRACTOR SHALL PROVIDE NATIVE TOPSOL WITH SOO OR SEED. AND MULCH ANCHORED WITH A
STRAIGHT SET DISC WITHIN 46 HOURS OF FINAL GILDING.
/
• EXCESS SOIL SWIAD RE TREATED LIKE OTHER EXPOSED SOIL AND STABILIZED WITHIN 72 MIRES. NO 501E STOCKPILES ARE TO NAVE
/
SILT FENCE PLACED ON DOWNSTREAM SIDES.
/
O IF A STREET. ALLEY. SIDEWALK OR OTHER PJBLC PLACE SHOULD BECOME SOILED OR LITTERED, THE CONTRACTOR SHALL CAUSE SUCH
SOILING OR UTTERING TO FM CLEANED LIP BY SWEEPING NOT LATER THAN THE END OF THE WORKING DAY IN WHICH SUCH SOILING OR
/ LITTERING SMALL HAVE OCCWRIO OR RFFN ORSERVED
ADDITIOIML LRRWMO NOTES.
1. EROSION CONTROL MEASURES MUST BE INSTALLED AT THE
1
INITIAL STAGE OF SITE GRADING OPERATIONS.
2. UPON CCMPLETION OF CONSTRUCTION AND RESTORATION OF
DISTURBED AREAS, THE PERMIT APPLICANT IS RESPONSIBLE
FOR THE REMOVAL OF ALL EROSION CONTROL MEASURES
INSTALLED THROUGHOUT THE CONSTRUCTION SITE
3. TO MINIMIZE THE POTENTIAL OF MATERIAL FROM LEAVING THE
I
SITE AND BEING TRACKED ONTO THE ROADWAY. THE ROCK
I
FILTER CONSTRUCTION ENTRANCE BEING A MINENUM OF TWO
FEET IN HEIGHT AND HAVING SIDE SLOPES OF 4.1 MUST BE
I
CONSTRUCTED AT THE ENTRYWAY ONTO THE SITE THE ROCK
CONSTRUCTION ENTRANCE WILL PROVIDE AN EROSION
CONTROL FACILITY AND ENABLE CONSTRUCTION TRAFFIC TO
•
ENTER THE SITE
=S •a ' 1
•--'
4 STREET SWEEPING MUST BE UND_RTAKEN AND COMPLETED ON
•HUT : ;
I
AN AS NEEDED BASS
•"' 4 1
5 COMPLIANCE KITH THE STORM WATER MANAGEMENT
_
.H+ �' •n'• 1 m I
REQUIREMENTS OF THE LOWER RUM RIVER WATERSHED
•�' M 1
MANAGEMENT ORGANIZATIOV IS TO BE ADMINISTERED FOR
THIS PROJECT BY THE CITY OF ANDOVER.
• 'F I 1
6 THE STORM WATER MANAGEMENT PLAN HAS ASSUMED AN
IMPERVIOUSNESS OF 4% FOR THE 11.9-ACRE DEVELOPMENT
M • 1
HWA
�I m M
AREA SITE DEVELOPMENT THAT EXCEEDS AN IMPERVIOUS
T•�
AREA OF 4% MUST PROVIDE AN UPDATED STORM WATER
rH
l +
I
MANAGEMENT PLAN SHOWING THE LRRWMO CRITERIA IS MET.
Mi4 N 1
T IN ALL CASES WHERE THE DOING BY THE PERMITTEE OF
•
ANYTHING AUTHORIZED BY THIS PERMIT SHALL INVOLVE THE
r+ I H I
TAKING. USING, OR DAMAGING OF ANY PROPERTY. RIGHTS OR
Hw, now iT
INTERESTS OF ANY OTHER PERSON OR PERSONS, OR OF ANY
r
PUBLICLY OWNED LANDS OR IMPROVEMENTS OR INTERESTS.
•r• I 1
THE PERMITTEE: BEFORE PROCEEDING: SHALL OBTAIN THE
-
WRITTEN CONSENT OF ALL PERSONS, AGENCIES. OR
AUTHORITIES CONCERNED. AND SHALL ACQUIRE ALL
•r• 'RAIL 1 I • i
NECESSARY PROPERTY RIGHTS AND INTEREST
t '7 /
1
OTHER POLLUTION CONTROL MEASURES
:ONSIR:i TIONWASTEMATERIAL5 ALL WASTE MATERI454ENERA TED AS A RESULT O SITE CONSTRUCTION SHALL 6E COLLECTED AND
REMOVED ACCORDING TO ALL LOCAL AND/OR STATE WASTE MANAGEMENT REGULATIONS BY A LICENSED SOLID WASTE MANAGEMENT
COMPANY. THE CONTIU TOR WILL ENSURE THAT ALL SITE PERSONNEL ARE INSTRUCTED IN THESE PRACTICES.
HAZARDOUS WASTES - ALL HAZARDOUS WASTE MATERIALS SHALL BE STORED PROPERLY TO PREVENT SPILLS AND VANDALISM. WHEN
NECESSARY, HAZARDOUS WASTES WILL BE DISPOSED OF IN THE MANNER SPECIFIED BY LOCAL ANWOR STATE REGULATION OR BY THE
MANUFACTURER,
SANITARY WASTE -ALL SANITARY WASTE WILL BE COLLECTED FROM THE PORTABLE UNITS BY A LOCAL LICENSED WATER MANAGEMENT
COMPANY, AS REQUIRED BY LOCAL REGULATION.
OFFSITE VEHICLE 1RACK:NG - A ROC< CONSTRUCTION ENTRANCE HAS BEEN PROVIDED TO HELP REDUCE VEHICLE TRACKING OF
SED:M_NTS. IF A STREET, ALLEY, SICEWAL< DR OTHER PUBI IC PLA3 SHOULD BECOME SOILED OR LITTERED, THE CONTRACTOR SHALL
CAUSE SUCH SOILING OR LITTERING TO BE CLEAVED UP BY SWEEP:MG NOT LATER THAN THE END OF THE WORKING DAY A WHICH SUCH
SOILNG OR LITTERING SHALL HAVE OCCURRED OR BEEN OBSERVED. DIAIP TRUCKS MAULING LOOSE MATERIALS (SAND. TOPSOIL. ETC_ i
'O AND/OR FROM THE SITE SMALL BE COVERED WITH A TARPAULIN.
VEHICLE CLEANING - NO ENGINE DCGREASING IS ALLOWED ON -SLIT. EXTERNAL WASHING OF VEHICLES TO BE CONFINED TO A DEFINED
AREA (*BONE YARD*) ON SITE CONTRACTOR TO PROVIDE DESIGNATED TRUCK WASHOUT AREA WITH APPROPRIATE SIGNAGE. WASHOUT
AREA IS TO BE A MINIMUM OF i0FROM DITCHES, "IS, OROTHER STORNWATER FEATURES. ALL LIQUID AND SOUD WASTE GENERATED
BY W ASHOIIT OPERATIONS MUST BE CONTAINED IN A LEAK -PROOF CONTAINMENT FACILITY OR IMPERMEABLE LINER ( E.G. COMPACTED
CLAY LIVER, IMPERMEABLE GEO-MEMBRANEI AND DISPOSED OF PROPERLY.
SPILL MEVENTION AND CONTROL - ALL VEHICLES WILL BE CHECKED FOR LIKING OIL AND FLUIDS. VEHICLES LEAKING FLUIDS WILL NOT
RE ALLOWED ON -SITE SPILL +ITS WILL 6E STORED ON -SITE AND ALL SPILLS WILL BE CLEANED LOP IMMEDIATELY DISCOVERY SPENT
ABSORBENT MATERIALS AND RAGS WILL BE MANED Off -SIT: IMMEDIATELY AFTER THE SPILL IS CLEANED UP AND PROPERTY DISPOSED
OF. SPILL PREVENTION AND CONTROL MEASURES SHALL BE IMPLEMENTED ONCE CONSTRUCTION BEGINS
SOIL STOCKPILES INSTALL SILT FENCE OR OTHER EFFECTIVE SED:ME'lt CONTROLS AROUND ALL TEMPORARY SOIL STOCKPILES. LOCATE
SOIL OR DIRT STOCKPILES SUCH THAT DOWNSLDR DRAINAGE LENGTH IS ND LESS THAN 6 M ITS FEET) FROM THE TOE OF THE PILE TO A
SURFACE WATER, RIMMING STORMWATER CONVEYANCES SUCH AS CURB AND GUTTER SYSTEMS, OR CONDUITS MD DITCHES UNLESS
THERE IS A BYPASS IN PLACE FOR T-E STORMWATER. IF REMAINING FOR MORE THAN 7 DAYS, STABLRE THE STOCKPILES BY MIACHING.
VEGETATIVE COVER, TARPS, OR OTHER MEANS WRING STREET REPAIR. COVER CONSTRUCTION SOIL OR DIRT STOCKPILES LOCATED
CLOSER THAN 6 M (25 FEET) TO ROADWAY OR DRAINAGE CHANNEL WITH TARPS, AND PROTECT STORM SEWER INLETS WITH SILT SOCKS
OR STAKED SILT FENCE.
PROVIDE WIMCO (OR APPROVED EQLWL) FOR INLET PROTECTION A- ALL DDSTING STORM SEWER INLETS THAT WILL RECEIVE RUN-OFF
DURING CONSTRUCTION. INLET PROTECTION TO REMAIN IN -PLACE UNTIL AT LEAST 705V O SITE VEGETATION HAS BEEN ESTABLISHED.
CONTRACTOR TO PROVIDE DESIGNATED CONCRETE TRICK WASHOUT AREA WITH APPROPRIATE SIGMAGE. KEEP WASHOUT AREAS AS FAR
AS PRACTICAL MOM STORM DRAINS, DITCHES AND PONDS DO NOT ALLOW RUN-OFF FROM THIS AREA OV CONSTRUCTING A TEMPORART
PIT Oft BEAMED AREA LARGE ENOUGH FOR UQUID AND SOLID WASTE. AFTER WASTE CONCRETE IS SET, BREAK UP AND DISPOSE OF
PROPERLY.
THE CONTRACTOR MUST DISCHARGE TURBID OR SEDIMENT -LADEN WATERS RELATED TO DEWATERING [E.G_ PLUMPED DISCHARGES.
TRENC /O(TCH CUTS FOR ORA:FAGE) TO A TEMPORARY OR PERMANENT SEDIMENTATION BASIN ON THE PROTECT SITE UNLESS INFEASIBLE.
THE CONTRACTOR MAY CISCNAROE FROM THE TEMPORARY 07 PERMANENT SEDIMENTATION BASINS TO SURFACE WATERS IF THE OSIN
WATER HAS BEEN VISUALLY CHECKED TO ENSURE ADEQUATE TREATMENT HAS BEEN OBTAINED IN THE BASIN AND THAT PRAISANCE
CONDITIONS (SEE MINN. R. 70S0.0210. SUlP. 2) WILL NOT RESULT MOM THE DISCHARGE. IF THE WATER CANNOT BE OfIOMANIED TO A
SEDIMENTATION BASIN PRIOR TO ENTERING THE SURFACE WATER, IT MCAT BE TREATED WITH THE APPROPRIATE BMPS, SUCH THAT THE
DISCHARGE DOES 40T ADVERSELY AFFECT THE RECEIVING WATER 09 DOWNSTREAM PROPERTIES.
DRAWNSY DESONBY.
M.QA. OMA
CHCIm BY PRO, NO
ORIGIIML DATE
SEPTEMBER 3 2024
O
a
COIL
N
O
K
PREPARED FOR
)ERRICK WHITING
110
S Tr PI 4V,N NG
GH�
PLOWS
ENGINEERING, INC.
GIHG LAKZ DR`:c
SUITE 116
LINO LANES. INN 55014
PHONE (651)3614210
O�B•iOKB ■BIB
I
D 49 Rn
GRADING, DRAINAGE, AND EROSION CONTROL PLAN CINI
WHITING-YELTON RESIDENTIAL LOT SPLIT
acts,
1-1 MIMING UTUO s:
FRONT = 40 FEET
SIDE = 10 FEET
REAR = 50 FEET
DRAWN By
DUGN BY:
r1 MvOeA, AMA
ORCANAL DATE'
SEPTEMBER 3.2024
I
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PUBLICLY OWNED LANDS OR IMPROVEMENTS OR INTERESTS.
THE PERMITTEE. BEFORE PROCEEDING. SHALL OBTAIN THE
. "" • ^, \ . W . WRIT EN CONSENT OF ALL PERSONS, AGENCIES. OR
a ( AUTHORITIES CONCERNED. AAD SHALL ACQUIRE ALL
PROP. / ,( I NECESSARY PROPERTY RIGHTS AND INTEREST. Z F
WELL Y \� /s 1I I Q yoyO
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1
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(SEE DETAIL ONE BAFFLE
C3) WEIR/ •—• W / I W g _
INSTALL SEED WITH Y/ O
STABILIZATION BLANKET
(CURLEX I OR APPROVED EQUAL) i 4D
W/ 6 C.Y. OF CL 11 RIM" W/ /
^ . FABRIC • / ...r I ` PREPARED FOR
F 1 DERRICK WHITING
PROPOSED LOW FLOOR ELEVATION SHOULD BE 2.0 �,
FEET AT A MINIMUM ABOVE THE ADJACENT CITY
` POND HWL, FLOODPLAIN, AND BMP HWL. I'
i 1+
SITE I nEE--� r
ENGINE—
Qn,
PLOWSsf"ai I a , I
1 I SEPTIC SYSTEM & CONNECTION TO WELL DESIGN ENGINEERING, INC.
( BY OTHERS. SEE DESIGNER'S DESIGN AND NOTES ; -
✓/ 4r/� s I FOR ADDITIONAL DETAILS.
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GRADING, DRAINAGE, AND EROSION CONTROL PLAN (NORTHERN LOT) C1�2
WHITING—YELTON RESIDENTIAL LOT SPLIT
12
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ADDITIONAL LRRWMO NOTES.
1. EROSION CONTROL MEASURES MUST BE INSTALLED AT THE
INITIAL STAGE OF SITE GRADING OPERATIONS
2 UPON COMPLETION OF CONSTRUCTION AND RESTORATION OF
DISTURBED AREAS. THE PERMIT APPLICANT IS RESPONSIBLE
FOR THE REMOVAL OF AL- EROSION CONTROL MEASURES
INSTALLED THROUGHOUT THE CONSTRUCTION SITE
3 TO MINIMIZE THE POTENTIAL OF MATERIAL FROM LEAVING THE
SITE AND BEING TRACKED ONTO THE ROADWAY, THE ROCK
FILTER CONSTRUCTION ENTRANCE BEING A MINIMUM OF TWO
FEET IN HEIGHT AND HAVING SIDE SLOPES OF 4 1 MUST BE
CONSTRUCTED AT THE ENTRYWAY ONTO THE SITE. THE ROCK
CONSTRUCTION ENTRANCE WILL PROVIDE AN EROSION
CONTROL FACILITY AND ENABLE CONSTRUCTION TRAFFIC TO
ENTER THE SITE
4. STREET SWEEPING MUST BE UNDERTAKEN AND COMPLETED ON
AN AS NEEDED BASIS
5. COMPLIANCE WITH THE STORM WATER MANAGEMENT
REQUIREMENTS OF THE LOWER RUM RIVER WATERSHED
MANAGEMENT ORGANIZATION IS TO BE ADMINISTERED FOR
THIS PROJECT BY THE CITY OF ANDOVER.
6. THE STORM WATER MANAGEMENT PUN HAS ASSUMED AN
IMPERVIOUSNESS OF 4% FOR -HE 11 2,ACRE DEVELOPMENT
AREA SITE DEVELOPMENT THAT EXCEEDS AN IMPERVIOUS
AREA OF 4% MUST PROVIDE AN UPDATED STORM WATER
MANAGEMENT PLAN SHOWING THE LRRWMO CRITERIA IS MET
7 IN ALL CASES WHERE THE DOING BY THE PERMITTEE OF
ANYTHING AUTHORIZED BY THIS PERMIT SHALL INVOLVE THE
TAKING, USING. OR DAMAGING OF ANY PROPERTY, RIGHTS OR
INTERESTS OF ANY OTHER PERSON OR PERSONS OR OF ANY
MATCHLINE SHEET C1.2'
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1TILITI' EASEMENT (TYP) I 1
IONS AND DIMENSIONS)
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BAFFLE WEIR
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INSTALL SEED WITH
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STABIUZA71ON BLANKET
(CURLEX I OR APPROVED EQUAL)
6 C.Y. OF Q II RIPRAP
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R•1 BUILDING SETBACKS:
FRONT = 40 FEET
SIDE = 10 FEET
REAR = 50 FEET
ADDITIONAL LRRWMO NOTES
1 EROSION CONTROL MEASURES MUST BE INSTALLED AT THE
INITIAL STAGE OF SITE GRADING OPERATIONS
2 UPON COMPLETION OF CONSTRUCTION AND RESTORATION OF
DISTURBED AREAS, THE PERMIT APPLICANT IS RESPONSIBLE
FOR THE REMOVAL OF ALL EROSION CONTROL MEASURES
INSTALLED THROUGHOUT THE CONSTRUCTION SITE.
3 TO MINIMIZE THE POTENTIAL OF MATERIAL FROM LEAVING THE
SITE AND BEING TRACKED ONTO THE ROADWAY, THE ROCK
FILTER CONSTRUCTION ENTRANCE BEING A MINIMUM OF TWO
FEET IN HEIGHT AND HAVING SIDE SLOPES OF 4:1 MUST BE
CONSTRUCTED AT THE ENTRYWAY ONTO THE SITE. THE ROCK
CONSTRUCTION ENTRANCE WILL PROVIDE AN EROSION
CONTROL FACILITY AND ENABLE CONSTRUCTION TRAFFIC TO
ENTER THE SITE
4. STREET SWEEPING MUST BE UNDERTAKEN AND COMPLETED ON
AN AS NEEDED BASIS.
5 COMPLIAME WITH THE STORM WATER MANAGEMENT
REQUIREMENTS OF THE LOWER RUM RIVER WATERSHED
MANAGEMENT ORGANIZATION IS TO BE ADMINISTERED FOR
THIS PROJECT BY THE CITY OF ANDOVER.
6 THE STORM WATER MANAGEMENT PLAN HAS ASSUMED AN
'-IMWNSY DESGNITY.
MCA, QMA
CIVAD BY PRO NO
ORIGINAL DATE
SEPTEMBER 3. 2024
z
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IMPERVIOUSNESS OF 4% FOR THE 11 9-ACRE DEVELOPMENT
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AREA SITE DEVELOPMENT THAT EXCEEDS AN IMPERVIOUS
AREA OF NUST
b
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/
4% PROVIDE AN UPDATED STORM WATER
MANAGEMENT PLAN SHOWING THE CRITERIA
c .•8T
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LRRWMO IS MET
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ANYTHING AUTHORIZED BY THIS PERMIT SHALL INVOLVE THE
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TAKING. USING, OR DAMAGING OF ANY PROPERTY. RIGHTS OR
. "• , 3 O
`
INTERESTS OF ANY OTHER PERSON OR PERSONS, OR OF ANY
ll
PUBLICLY OWNED LANDS OR IMPROVEMENTS OR INTERESTS,
a
p
THE PERMITTEE; BEFORE PROCEEDING: SHALL OBTAIN THE
-
"S"s �~ I
1 +
WRITTEN CONSENT OF ALL PERSONS. AGENCIES. OR
Kt
11
AUTHORITIES CONCERNED. AND SHALL ACQUIRE ALL
w �
NECESSARY PROPERTY RIGHTS MID INTEREST
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DERRICK WHITING
-
40.0
IT•F.1
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PROPOSED LOW FLOOR ELEVATION SHOULD BE 2.0
IV
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I
FEET AT A MINIMUM ABOVE THE ADJACENT CITY
0
7S1 B --
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POND HWL, FLOODPLAIN, AND BMP HWL.
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SEPTIC SYSTEM & CONNECTION TO WELL DESIGN ��0�
I 11 I BY OTHERS. SEE DESIGNER'S DESIGN AND NOTES
= FOR ADDITIONAL DETAILS. ENGINEERING, INC.
a =
11 I I N -
NORTH
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GRADING, DRAINAGE, AND EROSION CONTROL PLAN (SOUTHERN LOT) Clm3_
WHITING-YELTON RESIDENTIAL LOT SPLIT
I
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FLOODPLAIN
NWL =
859.50
FLOODPLAIN
HWL =
864.00
FLOODPLAIN
FILL
= 367.65 C.Y
FLOODPLAIN
CUT
= 495.03 C.Y
TOTAL = 127.37 YD3 (NET CUT)
Dmm ey MS GN By
MQA. QMA
MCM By PRO. NO
AREA TO BE REMOVED FROM FLOODPLAIN = Z
z
_ z
z 96 0—_
O Vf C
H
W cm_ —
R
= O p ?r
3 W K
PRFPARFTI FOR-
S.TE PLANN',NC
S ENGINEERM
PLOWE
G ry L.K"c DR':-
SUITE 116
NORTH
I
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Know what's below.
Call before you dig. I NLN• WFEEI
FLOODPLAIN FILL EXHIBIT (NORTHERN LOT) C2m1
WHITING-YELTON RESIDENTIAL LOT SPLIT
m m mm� !m m ■
MLITY EASEMENT (TYP)'
IONS AND DIMENSIONS)
FLOODPLAIN NWL = 859.50
FLOODPLAIN HWL = 864.00
FLOODPLAIN FILL = 306.56 C.Y
FLOODPLAIN CUT = 574.13 CA
TOTAL =I 267.57 YD3 (NET CUT) l
DRAVIF7 By I DES CN BY.
^ M.OA. OMA
OR,OINAI DATE
SEPTEMBER 3.2024
AREA TO BE REMOVED FROM FLOODPLAIN i z
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✓✓✓ eb, b 3 0
+ +.� N•el,•0E ro O C AREA l0 '• Y
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LINO LAKES, MN 55014
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WHITING—YELTON RESIDENTIAL LOT SPLIT C23,
C I T Y O F
NNDOVE^
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
FROM: Joe Janish, Community Development Director
SUBJECT: Public Hearing: Consider a Planned Unit Development (PUD) of a residential
subdivision on the unaddressed property at 16xxx Ward Lake Drive NW; PID#
11-32-24-41-0003 - SW Wold Construction Inc. (Applicant).
DATE: March 19, 2025
INTRODUCTION
The Planning and Zoning Commission is asked to review a Conditional Use Permit
(CUP)/Planned Unit Development (PUD) for Hartmans Meadows The proposal contains 12 rural
residential lots. The PUD narrative submitted by the developer is attached for your review.
The applicant previously requested a PUD for a development with 15 lots. The Andover City
Council denied that proposal. The applicant is now proposing a 12-lot subdivision with each lot
being a minimum of 2.5 acres in size or larger.
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.
DISCUSSION
According to City Code 13-3 Planned Unit Development, the purpose of a PUD is to encourage
more efficient allocation of density and intensity of land use where such arrangement is desirable
and feasible by providing the means of greater creativity and flexibility in environmental design
than provided under strict application of the standards set in code. Attached for your review is
City Code 13-3.
City Code 13-3-9 regulates the findings that are required for a PUD to be approved and 13-3-11
identifies desirable PUD design standards that are sought in any PUD proposal. As part of the
attached PUD Narrative, the applicant addresses the design qualities they believe the city seeks
when granting for a PUD proposal 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 The density of 12 lots
over 35.24 acres is .34 units per acre. The street and lot layouts are specifically designed
to preserve as many trees as possible, other than the required Sycamore Street
connection area. A conservation easement will be provided over the southern portion of
the property with the exception of the roadway connection. The 50 foot right of way
(ROW) provides larger lots to the future property owners, and will allow for homes to be
slightly closer to the roadways, reducing the need for additional ground disturbances.
Due to the narrower ROW an additional 10 foot drainage and utility easement will be
provided to handle the ditch system. This additional easement area will provide a total of
20 feet vs the standard 10 foot drainage and utility easement. An HOA will maintain the
monument sign at the entrance of Ward Lake Drive NW. The HOA will also be
responsible for 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. High -end design elements will be utilized
throughout the development and construction of homes.
3. The proposed development demonstrates how each modified or waived requirement
contributes to achieving the purpose of PUD.
The proposal is requesting flexibility to use a rural residential road section with 18 "
ribbon curb, to create a Low Impact Development (LID), and to exceed the block length
of 1,320 feet. The requested flexibilities contribute to achieving the purpose of a PUD,
specifically:
2
• The use of ditches will reduce the number of trees removed because the amount of
traditional ponding and pipe will not be needed to achieve stormwater
requirements.
• The vacation of 167`h Ave NW will preserve trees as the connection will no longer
be constructed to Ward Lake Drive. Originally 167`h Ave NW was expected to
cross the railroad tracks providing additional access to the west, however City
Council did not require the railroad crossing with the development of Country
Oaks North.
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. This project follows the
Comprehensive Plan. 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.
Street Improvements
As part of the PUD request, the applicant is asking for flexibility with street construction
standards. The applicant is requesting to construct a rural residential roadway with 18 inch
ribbon curb. The ribbon curb has been used in developments such as Petersen Farms
additions, and Preserve at Oak View.
3
Figure /- Aerial photo
Rural Street:
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. The
Petersen Farms development and Preserve at Oak View have created similar roadways.
The ROW will be 50 feet within the development along the new roadway(s) and an
additional 10-foot drainage and utility easement will be provided along the roadways
constructed. This is yet again similar to the Petersen Farms development and Preserve at
Oak View.
4
VARIES 30-33' VARIES 30-33'
8' 16.5' min.l 16.5' min. 6'
14.0' min. 14-0' mfn.
•--3% 3%--.
4.
LLL5- (MIN. THICKNESS) SPEC. 2360 SPW'EA240C WEAR COURSE
TACK
(WIN. THICKNESS) SPEC. 2360 SPWEB240C BASE COJRSE
18" CONC, RIBBON CURB 5" (MIN, THICKNESS) SPEC 2211 CL,5 AGGREGATE BASE
(SEE DETAIL 502)
L APPROVED SUBGRADE
TYPICAL RURAL STREET SECTION W/RIBBON CURB
<NEW DEVELOPMENTS WITH PUD APPROVAL)
4'ti
4" TOPSOIL
Lot Standards
Lot standards in the R1 — 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 meeting minimum R1 lot standards,
as shown they ranging from 2.50 — 2.81 acres and provide widths exceeding the minimum
standard of 300 feet.
CITY CODE
REQUIREMENTS PUD PROPOSAL
Lot size/Gross Density 2.5 acres/0.4 units per acre 2.50+/.36 units per acre
Lot Width 300 feet 300+ feet
Lot Depth 150 feet 150+ feet
2.5 acres / 35.24 acres 14 12 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).
5
GENERAL
Conformance with Local and Regional Plans and Ordinances
1. The entire 35.24-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 12-lot
development would have a density of 0.36 units per acre.
3. The proposed development includes deviations from City Codes that are proposed to be
addressed through the PUD process.
h rgure z - Zoning alld run maps
SITE CHARACTERISTICS
Access
The proposed PUD 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 and are shown as orange
circles.
Future development to the north (not proposed) would provide another possible connection point
which is also shown as a red circle (dashed lines).
on
Figure 3 - Access
Block Length
With the proposed vacation of 167t' Avenue NW the block length will be longer than 1,320 feet.
Originally the intent was for 167t' Avenue NW to cross the rail tracks to the west. However, as
part of Country Oaks North development process 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. Extending 167th Avenue NW to Ward Lake Drive would require
the removal of many trees in the area.
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 fine. The
applicant is proposing to meet the standards of the R-1 zoning district.
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.
7
Figure 4 - 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.
Wetlands/Floo dplains
The 2013 National Wetlands Inventory (NWI 2013) does not indicate wetlands on the property.
A Wetland Delineator also has indicated wetlands are not onsite.
INTERAGENCY COORDINATION
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)
If the PUD is approved 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 a review of the PUD and has submitted these
comments to the applicant. 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 when more lots were proposed on
July 18, 2024, and on November 7, 2024 and suggested cash in lieu of parkland dedication. 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:
9
Proposed PUD Standards:
Proposed Conceptual
i Standards
City Code
No.
Item Standards:
(R-1: Single
PROPOSED
Notes
Family Rural)
1)*
Lot Width (min)
300' min
300'
Lot Width — on cul-de-sac
160' min
Only a temporary cul de sac is
2)
(lacking municipal sanitary sewer
(max 2 lots of this
N/A
proposed at the north end of the
max 2 lots reduced
width on the CDS)
development this does not apply
3)
Lot Depth (min.)
150' min
290' +
4)
Lot Area (min.)
2.5 Acres
2.5 Acres+
5)*
*Block Length (max)
1,320' max.
Exceeds
Exceeds due to proposed vacation
of 167th.
6)
Cul-de-Sac Length (max)
500'
350' Approx.
Temporary cul de sac for future
development to the north.
7)
Front Yard Setback (Shoreland)
40'
40'
8)
Side Yard Setback —
40'
N/A
Shoreland requires a greater
Adjacent to Local Street (min.)
setback.
9)
Side Yard Principal Structure
10'
10,
from Interior Lot Line
Side Yard Principal Structure
10)
for Garage over 20 feet wide
N/A
N/A
from Interior Lot Line
11)
Side Yard Setback - Interior
10'
10,
(min.)
12)
Rear Yard Setback
50'
50'
13)
Setback — County Road
50'
N/A
14)
Max Structure Height
35'
35'
15)
Max Lot Coverage (structure)
20%
20%
16)
Impervious Coverage
25%
N/A
Property is not within the Shoreland
Shoreland
District
*Right of Way (local rural city
Additional 10 foot of drainage and
17)*
street)
60
50
utility easement will be provided on
each side of roadway
18)
Driveway Access (from an
60'
60'
intersection)
*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.
10
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.
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. A 50 foot ROW is proposed with an additional 10 foot drainage and utility
easement to accommodate the low impact development. Each lot will have a 20 foot
drainage and utility easement along the proposed roadways vs the standard 10 feet.
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 access 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 to meet or exceed minimum standards within the R-1 zoning
district related to lot dimensions.
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. 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.
11
The applicant is proposing to meet the R-I standards. 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 will
be designed in a manner to take advantage of the existing topography. The road will be
designed in a manner to include ditches to address Stormwater including the use of 18
inch ribbon curb.
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. Roofpitches
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 Comments dated March 10, 2025
6) Public Comments Received — (None at time of write up)
7) PUD Narrative
8) PUD Plan
12
Respectfully submifte ,
JoeWanish
Community Development Director
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
RES. NO. R
A RESOLUTION APPROVING THE CONDITIONAL USE PERMIT / PLANNED UNIT
DEVELOPMENT REQUESTED BY SW WOLD CONSTRUCTION, INC, AS SHOWN AS
HARTMANS MEADOWS PLAN DATED 2/4/2025, LEGALLY DESCRIBED AS:
THAT PRT OF NE'/OF SE'/a 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 5: 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 oj'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 low -impact qualities of this development will lead to a desirable and unified
environment. The applicant is proposing lot sizes of 2.5+ acres The density of 12 lots
over 35.24 acres is .34 units per acre. The street and lot layouts are specifically designed
to preserve as many trees as possible, other than the required Sycamore Street
connection area. A conservation easement will be provided over the southern portion of
the property with the exception of the roadway connection. The 50-foot right of way
15
(ROW) provides larger lots to the, future property owners, and will allow for homes to be
slightly closer to the roadways, reducing the need for additional ground disturbances.
Due to the narrower ROW an additional 10 foot drainage and utility easement will be
provided to handle the ditch system. This additional easement area will provide a total of
20 feet vs the standard 10 foot drainage and utility easement. An HOA will maintain the
monument sign at the entrance of Ward Lake Drive NW. The HOA will also be
responsible for 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 facade. High -end design elements will be utilized
throughout the development and construction of homes.
3. The proposed development demonstrates how each modified or waived requirement contributes
to achieving the purpose of PUD.
The proposal is requesting flexibility to use a rural residential road section with 18 "
ribbon curb, to create a Low Impact Development (LID), and to exceed the block length
of 1, 320 feet. The requested flexibilities contribute to achieving the purpose of a PUD,
specifically. -
The use of ditches will reduce the number of trees removed because the amount of
traditional ponding and pipe will not be needed to achieve stormwater
requirements.
The vacation of 1671h Ave NW will preserve trees as the connection will no longer
be constructed to Ward Lake Drive. Originally, 167h Ave NW was expected to
cross the railroad tracks providing additional access to the west; however, City
Council did not require the railroad crossing with the development of Country
Oaks North.
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. This project follows the
Comprehensive Plan. 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.
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 shall be consistent with PUD.
2. Applicant shall be able to provide a 50 foot right of way with an additional 10 foot drainage and
utility easement along each side of the roadways that applicant will construct. This will mean that
16
a minimum of a 20-foot drainage and utility easement will be provided for along property lines
that abut the roadways that the applicant will construct.
3. Upon approval action by Andover City Council of the Hartmans Meadows Preliminary Plat, it
shall be incorporated into the PUD.
4. The following deviations shall be permitted from the R-1 zoning district and subdivision
regulations with the PUD:
a. Applicant shall be permitted to exceed the maximum block length of 1320 feet if
consistent with PUD.
5. The applicant shall construct homes that meet the requirements established by the Andover City
Code and with varying architectural styles and as outlined by the applicant within the PUD.
6. The applicant shall establish a Homeowners Association to handle common elements of the
development.
7. Applicant shall lead the vacation of excess ROW to the south of proposed project as offered by
applicant.
8. 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 , 2025.
CITY OF ANDOVER
ATTEST:
Michelle Hartner, City Clerk
Jamie Barthel, Mayor
17
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. R
A RESOLUTION Denying THE CONDITIONAL USE PERMIT / PLANNED UNIT
DEVELOPMENT REQUESTED BY SW WOLD CONSTRUCTION, INC, AS SHOWN AS
HARTMANS MEADOWS PLAN DATED 2/4/2025, 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 Hartmans Meadows due to the following findings:
1.
2.
Adopted by the City Council of the City of Andover on this day of , 2025.
CITY OF ANDOVER
ATTEST:
Michelle Hartner, City Clerk
Jamie Barthel, Mayor
A' ti1)7 6N • A Site location — 16xxx Ward lake Dr. NW (Parcel ID: 11-32-24-41-OW3)
IJAVE
-
v
Dote CrEMRC October 29.
u
Ac i r r o c
DOVE 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
A-MiMA-
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
9W.bvEi
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
AWLOW 2018 Comprehensive Plan Update
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 with 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
Axo*^2018 Comprehensive Plan Update
1-7
Policies:
• Maintain the existing commercial nodes along Hanson Boulevard, Bunker
Lake Boulevard, Round Lake Boulevard, Crosstown Drive and 7t" 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
AN6OVE 2018 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
AKD6�W
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 a part 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
Acto
DOVE1 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
9AN-6bWA2018 Comprehensive Plan Update 1 - 11
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
Aw
OVE 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 AN-
6 OVE 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
AKD�MA
2018 Comprehensive Plan Update 1 - 14
• Prevent incompatible land uses from locating adjacent to parks and
open space areas through implementation of the Land Use Plan
and zoning regulations
• Work cooperatively with other organizations and government agencies to
acquire and enhance open space areas within the city
• Recognize preservation of nature preserves and open space as a benefit in
Planned Unit Developments
Response to January 19, 2025 & February 20, 2025 Memorandum
TO: Peter Hellegers, City Planner
FROM: Michael Mordal-Huebsch, Bogart, Pederson & Associates
DATE: March 10, 2025
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 and
surrounding lots to the north. 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.
Engineering Department
The following comments are regarding Review #1 to Joe Janish:
1. 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.
2. Stormwater design shall meet requirements of the City's Stormwater Management Plan
and LRRWMO requirements.
a. BPA Response: Comment noted. We are planning on multiple infiltration basins
throughout the site, final locations may change depending on grading.
3. Concrete ribbon curb would be required along the roadway edges consistent with City
Standard Detail 518B for new rural residential roadways.
a. BPA Response: Comment noted. The 18" Concrete ribbon curb will be used.
4. Developer would be responsible for removing existing temporary cul de sac on
Sycamore Street and restoring adjacent properties front yards and driveways to existing
or better condition.
a. BPA Response: Comment noted. This is called out and more information will be
included with the removal plan.
5. An 80' diameter temporary cul de sac would be required on the stub street on the north
end of the plat.
a. BPA Response: The temporary cul-de-sac will have an 80' diameter.
6. Refer to Engineering Design Standards and Engineering Plan Review checklist for
miscellaneous required items if plans evolve beyond sketch plan.
a. BPA Response: Comment noted.
7. Engineering would support the proposed vacation of the existing right of way along the
south plat boundary in the east/west direction.
a. BPA Response: This is currently planned to be vacated to the existing lots to the
south.
8. During the preliminary plat review the Park & Recreation Commission will need to review
and determine if land should be dedicated for a park or if a cash dedication will be
recommended in lieu of land.
Bogart, Pederson & Assoc Phone: 763/262-8822
13076 First Street Fax:763-262-8844
Becker, MN 55308 Toll free: 888/210-8301
www.bogao-pederson.com
a. BPA Response: Comment noted. The developer is pursuing a cash dedication.
9. 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.
a. BPA Response: Comment noted, this datum will be utilized.
10. Additional comments pending further review.
a. BPA Response: Comment noted.
Planning Department
The following comments are regarding Review #1 to Scott Wold:
Fire Department
1. Fire access shall be maintained throughout the construction period.
a. BPA Response: Comment noted.
Planning Department
Planning Department comments from Review #1 are asfollows:
2. Gross Site Area is different from what has been provided in the past. In the past a
number of 33.7 acres was provided.
a. BPA Response: The gross site area is now identified to be 35.24 acres. The
exact area will be determined with the preliminary plat.
3. All lots shall have 4 trees in the front yard, unless Natural Resource Technician
agrees to less due to preservation of existing trees. If tree(s) are preserved in the front,
it may satisfy the front yard requirements. However, builder may still have to plant 4
trees elsewhere; at the discretion of the Natural Resource Technician.
a. BPA Response: A full landscape plan shall be developed and follow this
requirement.
4. Layout indicates 60 foot ROW; however, narrative describes 50 foot ROW.
a. BPA Response: A 50' ROW is now shown and proposed. An additional 10
feet of drainage and utility easement will be provided to provide a total of 20
foot drainage and utility easements along the new roadways.
5. Septic soil boring logs will be required at time of final plat.
a. BPA Response: Comment noted. We are planning to have borings located on
infiltration basins, points in the road, and septic locations.
6. Entrance monument sign appears to be within ROW. This will require a 10-foot
setback from property lines/ROW and will need to be evaluated related to sight
triangles.
a. BPA Response: This will be pushed north to be 10' off of the right of way with
proper easements. When full size of sign is designed, final location will be
set.
7. Preliminary and Final Plat process will also be required.
a. BPA Response: Comment noted.
8. As plans continue forward, they will need to be submitted to the Lower Rum River
Water Management Organization (LRRWMO).
a. BPA Response: Comment noted.
9. Additional comments pending further review
a. BPA Response: Comment noted.
Bogart, Pederson & Assoc Phone: 763/262-8822
13076 First Street Fax:763-262-8844
Becker, MN 55308 Toll free: 888/210-8301
www.bogaa-pederson.com
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:763-262-8844
Becker, MN 55308 Toll free: 888/210-8301
www. bogart-Pederson. com
Bogart, Pederson
& Associates, Inc.
CIVIL ENGINEERING 7,rQt�iti4�tQi�Ct�led •ati�Ie So%[aKd
LAND SURVEYING
ENVIRONMENTAL SERVICES
February 3, 2025
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 35.2 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 a rural residential road section having a
50-foot wide right of way, larger 20-foot wide easements versus 10-foot, and ribbon curb, similar to other
developments within the City of Andover. These design elements enhance stormwater management and
reduce runoff by minimizing impervious coverage for future roads and driveways. The flexibilities will
create a more efficient design to allow for 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
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. SO -
foot wide rights of way will allow for a reduction of
Page I 1
The proposed HARTMANS MEADOWS 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:
• Use of rural residential road section with ribbon curb.
• 50-foot wide right of way corridor with 20-foot-wide drainage easements.
• Exceed maximum block length of 1,320 feet.
The intent is to meet all R-1 front, side and rear setbacks and lot size/dimensional standards.
Preliminary soil borings show that standard septic systems can be installed with adequate separation to
wells for each lot.
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
167th 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, and also proposes a
conservation easement over a buffer strip along the south side of the property to preserve the existing
trees (see proposed PUD map).
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. High -end design elements will be utilized throughout the development and construction of
homes.
The Low Impact Development 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.
Page 12
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CONCEPT DATA
Gross Site Area:
Ri
35.24 Ac s
t<. Proposed Zoning.
P.U.D.
Proposed Single Family Lots.
12 Units
A
PROPOSED ZONING
STANDARDS
Single Family House Lot
- - -
Standard Lot Size
Width:
300'
Area.
2.5 Ac
Setbacks
Front Setback
40'
Side Setback:
10,
Rear Setback:
50,
Front Easement.
20'
Proposed Tree Types mixed into lots, 40 trees total (Exact
Locations to be finalized with evil design)
• Red Maple
• Paper Birch
Bur 0 k
• American Elm
• Big Tooth Aspen
• Servicebeny
• Black Spruce
• Quaking Aspen
• White Pine
• Red Pine
o' ao• �
SCALE 1'.pp
BOGART PEDERSON
763-262-8822
C I T Y O F
NDOVE
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning & Zoning Commissioners
FROM: Joe Janish, Community Development Director
SUBJECT: Public Hearing: Consider City Code Amendment — City Code 12-2 adding
definition of "Cannabis Retail Business" & City Code 12-11:
Commercial/Industrial Permitted, Permitted Accessory, Conditional, Interim and
Prohibited Uses — "Cannabis Retail Business" — City of Andover (Applicant)
DATE: March 19, 2025
DISCUSSION
The 2023 MN State Legislature adopted State Statute 342 legalizing Cannabis in Minnesota as of
August 2023 and amended in 2024. The legislation creates the framework for adult -use cannabis
in Minnesota and established a new Office of Cannabis Management (OCM), which will regulate
cannabis and issue licenses and develop regulations outlining how and when businesses can
participate in the industry.
Under State Statute 342 local governments play a critical role in the licensing process, serving as
a near final approval for a cannabis business nearing award of a State license from the OCM.
Once the Applicant is vetted by the OCM and is selected to proceed in the verification process.
The Applicant is then required to receive the City's certification of zoning compliance and
approved of local registration before operations may commence.
City Council will review language for local registration at the same time they review tonight's
proposed amendment. City Council provided feedback to the registration process and zoning
amendment at a January 28, 2025 Workshop. The proposed amendments tonight follow that
direction.
In order to allow for sales which State Statute 342 requires we will need to define Cannabis
Retail Business in City Code 12-2, and identify locations within City Code 12-11
Commercial/Industrial Permitted, Permitted Accessory, Conditional, Interim and Prohibited
Uses. The proposed "use" locations follow our current cannabinoid locations and will be allowed
in Neighborhood Business (NB), Shopping Center (SC), General Business (GB), Industrial (I)
provided they meet the registration requirements. The registration process establishes a buffer of
500 feet from commercial daycares and 1,000 feet from city parks, staff has included the
Cannabis Buffer Map as part of this agenda item.
Although registration is not part of this discussion or zoning amendment, here are a few
highlights of the registration approval:
• Limits of privately held cannabis retail businesses licensed in the City based on
population
• Required Registration Fees
• Outlines City registration process, business relocation, and renewal process
• Retail Business Hours of Operations
• Retail Business Building Conditions
• Retail Business Compliance Checks
• Registration, Suspension, and Cancellation
• Civil Penalties
ACTION REQUESTED
The Planning and Zoning Commission is requested to hold a public hearing and make a
recommendation to the Andover City Council.
Resp ctfu s m' ed,
Jo Janish
Community Development Director
Attachments
Draft Ordinance Changes
Draft Cannabis Buffer Map
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
ORDINANCE NO. XX
THE CITY COUNICL OF THE CITY OF ANDOVER HEREBY ORDAIN AS FOLLOWS:
CITY CODE TITLE 12: ZONING REGULATION
CHAPTER: 2 RULES AND DEFINITIONS
SECTION 12-2-2 DEFINITIONS
Cannabis Retail Business: A business licensed by the Office of Cannabis Management
(OCM) and registered with the City to sell Adult -use
cannabis products directly to customers including Medical
Cannabinoid Products. Cannabis Retail Business does not
include any other cannabis State license types including
those who may have a combination license, which includes a
retail component.
CITY CODE CHAPTER 11: COMMERCIAL/INDUSTRIAL PERMITTED,
PERMITTED ACCESSORY, CONDITIONAL, INTERIM AND PROHIBITED USES
COMMERCIAL/INDUSTRIAL PERMITTED, PERMITTED ACCESSORY, CONDITIONAL, INTERIM AND
PROHIBITED USES
P — Permitted Use
NB — Neighborhood Business
PA — Permitted Accessory Use
SC — Shopping Center
C — Conditional Use'
GB — General Business
I — Interim Use
I - Industrial
PLJD — Planned Unit Development
X — Prohibited Use
RETAIL TRADE AND SERVICES
I NB
SC
GB
I
Cannabis Retail Business in Compliance with City Code 3-11
1 P
P
P
P
All other Titles, Chapters, and Sections of the City Code shall remain as written and adopted by
the Andover City Council.
Adopted by the City Council of the City of Andover on this 1st day of April 2025.
ATTEST:
CITY OF ANDOVER:
Michelle Hartner, City Clerk Jamie Barthel, Mayor
C I T 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: Appointment of Vice Chairperson
DATE: March 19, 2025
DISCUSSION
The Commission is requested to nominate and appoint a Vice Chairperson. At their
February 25 h meeting the Commission appointed Commissioner Loehlein to be the
Chairperson and former Commissioner Godfrey to the Vice Chairperson. Former
Commissioner Godfrey was appointed to fill the vacant seat on the City Council and then
vacated the seat on the Planning and Zoning Commission and the Vice Chairperson role.