Loading...
HomeMy WebLinkAboutJune 8, 1999 o o ,-) \..J CITY of ANDOVER PLANNING AND ZONING COMMISSION MEETING - JUNE 8,1999 MINUTES The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Jay Squires on June 8, 1999, 7:02 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Maynard Apel, Larry Dahlien, Dean Daninger, Douglas Falk, Mark Hedin, Bev Jovanovich, and Jay Squires. None Community Development Director, Dave Carlberg Planning Intern, Megan Barnett Others Commissioners absent: Also present: APPROVAL OF MINUTES. May 25, 1999 ~) Commissioner Apel noted he was absent at this meeting and requested a correction on Page 1 to indicate that Jay Squires chaired the meeting. Motion by Jovanovich, seconded by Fa1k, the Minutes be approved as amended. Motion carried on a 6-ayes, O-nays, I-present (Apel), O-absent vote. PUBLIC HEARING: AMENDED SPECIAL USE PERMIT (ASUP 99-06) - CONSTRUCT 12,000 S.F. ADDITION TO CHURCH - 1657 161ST AVENUE NW - PRAIRIE OAK COMMUNITY CHURCH. Ms. Barnett stated the Planning and Zoning Commission is requested by the Prairie Oak Community Church to review an Amended Special Use Permit (SUP) to construct a 12,000 square foot addition onto an existing church at 1657 161st Avenue NW (PIN 15-32-24-14-0001). The property is zoned R-I, Single Family Rural. Ms. Barnett stated applicable ordinances are: Ordinance No.8, Section 5.03, regulates the Amended Special Use Permit process and outlines four criteria for review: 1. The effect of the proposed use upon the health, safety, morals, and general welfare of the occupants of the surrounding land. ~ '\ U Regular Andover Plannini Jd Zoning Commission Meeting U Minutes - June 8, 1999 Page 2 \ I / 2. The effect on existing and anticipated traffic conditions including parking facilities on adjacent streets and land. The effect on the values of property and scenic views in the surrounding area. The effect of the proposed use on the Comprehensive Plan. 3. 4. Ordinance 8, Section 7.03, Special Uses allows churches as a special use in residential districts. Ms. Barnett noted the adjacent land uses and explained that Prairie Oak Community Church was granted a SUP to construct a church on November 5, 1991. An Amended SUP is needed to construct an addition to the existing facility. She advised the proposed expansion would consist of offices, be architecturally integrated into the existing facility, and the Andover Review Committee (ARC) will review the commercial site plan for the addition including parking, lighting, grading, drainage, and erosion control. Ms. Barnett advised the Commission may recommend approval to the City Council if they find it meets the requirements of Ordinance No.8, may recommend denial to the City Council if they find the request does not meet the requirements of Ordinance No.8, or may table the item pending further information. She advised that staff recommends approval of the amended SUP. Commissioner Daninger asked if the ARC has looked at this. Mr. Carlberg advised they have had only preliminary review and once final documents are submitted, formal site plan will occur. He '... explained that as part of their site plan review, the issues of utilities and possible need for sprinkling will be addressed. _ Motion by Hedin, seconded by Daninger, to open the public hearing. Motion carried on a 7-ayes, 0- nays, O-absent vote. Chairperson Squires asked if the entire expansion is for office space. Gary LaFine, representing Prairie Oak Community Church, explained the architect identified the areas as "office" but they will be used for classrooms and restrooms. He advised they have plans for Phase III which will include a sanctuary toward the northwest. Commissioner Jovanovich asked if there are any plans for a day care or school during the week days. Mr. LaFine stated there are no such plans. There was no other public input. Motion by Falk, seconded by Jovanovich, to close the public hearing. Motion carried on a 7-ayes, 0- nays, O-absent vote. \ / Regular Andover Plannin{Jd Zoning Commission Meeting () Minutes - June 8, 1999 Page 3 , J Commissioner Daninger suggested the plan be revised to correctly indicate the spaces are for classrooms, restrooms, etc. and not for "office." Mr. Carlberg recommended the language be amended to indicate "classroom/office." Chairperson Squire suggested the clarification be made III the staff report pnor to Council consideration. Mr. Carlberg agreed to do so. Motion by Hedin, seconded by Jovanovich, to recommend to the City Council approval of the Amended Special Use Permit request for an addition to the Prairie Oak Community Church located at 1657 161st Avenue NW. Motion carried on a 7-ayes, a-nays, a-absent vote. Mr. Carlberg advised the next three agenda items involve the review of sketch plans which are scheduled for Year 2000 development. SKETCH PLAN - SECTION 27 - BILL HUPP. Bill Hupp, developer, stated the Planning and Zoning Commission is requested to review the proposed sketch plan for a Planned Unit Development CPUD) located in Section 27 for about 11 acres. He stated they have looked at several alternatives to find the most efficient use of this corner property but there is a wetland encumberment along Hanson Boulevard which makes it difficult. He stated there will be a lot of green space, 29 townhome units, and a mini strip mall containing a " convenience store, car wash, etc. Mr. Hupp presented a colored picture of upscale to\vnh.omes which they intend to market to empty-nesters. Mr. Hupp stated they would propose between two- and four- unit townhomes in a variety of layouts. He stated the townhome construction will be of brick and stucco. Mr. Hupp stated the City is also in the midst of developing a City center just south of this property and may be looking at additional uses on the southern end of this site. Because of that, he suggested townhomes would be a well-suited use. He noted the use of the entire area flows well in of itself and tends to be a private area due to the ridge. Mr. Carlberg explained the sketch plat phase is the Commission's first opportunity to view the proposed project and provide a general concept review. This does not involve detailed review of setbacks, etc. He stated if the concept is acceptable and fits within the Comprehensive Plan, it can be furthered. Commissioner Apel stated he does not believe this proposed project would result in an adverse impact to the area and noted the intersection is of a major design which would be appropriate for the intended uses. He noted the recommendation for a road to Hanson Boulevard and indicated his support since it will solve the problem with the 500 foot cul-de-sac. , I ( \ U,- Regular Andover Planning'~ Zoning Commission Meeting Minutes - June 8, 1999 Page 4 'J Mr. Carlberg reviewed the staff report advising of staff's general comments. He stated the proposal is for a mixed use PUD with zoning ofR-4 for the townhomes and GB for the commercial area. Mr. Carlberg noted that while Mr. Hupp's property is included in the sketch, the remaining parcel and abutting parcels are not included in the sketch so it will need to be revised and submitted for staff's review. Mr. Carlberg noted Ordinance 112 sets criteria for PUDs. This property is within the Metropolitan Urban Service Area (MUSA) and all lots will need to meet the provisions of Ordinance No. 10, Section 9.06a(1) which relates to lot size and buildability requirements. Mr. Carlberg reviewed the deadline for project approvals to assure development in the Year 2000. He explained the need to identify the 100 year pond elevation and provide drainage and utility easements. Mr. Carlberg noted the reviews by the Park and Recreation Commission and the Andover Review Committee (ARC) to address a variety of issues. Following those reviews, a list of concerns to be addressed will be drafted. Mr. Carlberg noted the ARC recommendation to bring the street out to Hanson Boulevard which will eliminate the need for a variance. They also recommend the proposed street width meet the minimum requirement of 32 feet wide, curb face to curb face, and that it be dedicated as a public roadway. Trails and walkways will also be discussed since there is a plan to bring a trail along Coon Creek to Kelsey Park. Hanson Boulevard and Andover Boulevard are also corridors where trails are planned. He noted additional right-of-way along the south side of Andover Boulevard will be necessary to accommodate the existing right turn lane, utilities, and the potential bikeway/walkway trail. . / Mr. Carlberg advised the ARC recommends the driveway from the commercial area to Andover Boulevard be relocated to the interior street entering the development. He used a site plan to identify a location where a road access could be created to provide access to the adjacent property as well. Mr. Carlberg explained the commercial components of the plan will need to be processed as separate applications. The Anoka County Highway Department review is pending. He offered to answer questions on this sketch plan. Chairperson Squires asked if a copy of the Comprehensive Plan is available. Mr. Carlberg explained the Comprehensive Plan shows this property as Transitional Commercial and the proposed mixed uses would be consistent. Mr. Hupp stated they may be able to create a pond that would provide a nice overlook which would be owned by the townhome association and connect to a trail system. He advised that this is only a ten acre site and he may not be able to afford trails on all three sides of the site due to the wetland constraints. Chairperson Squires explained that trails are thought by Andover residents to be the biggest benefit and he supports the recommendation for the trails as presented in the staff report. He stated he also supports the suggestion to bring the road out to Hanson Boulevard to eliminate the problem with the . _/ ) 0 Regular Andover Planning ~nd Zoning Commission Meeting Minutes -June 8,1999 Page 5 '- / long cul-de-sac length. Chairperson Squires stated he supports realigning the road farther west due to the close proximity to the major intersection. Due to the wetland constraints, he noted the great importance to consider a sketch of the entire surrounding area to assure development options for those properties are not impacted. Commissioner Daninger commented on the importance of assuring adequate street width to provide emergency vehicle access. He commented that he sees more empty-nesters using City trails than younger adults. Mr. Hupp stated he understands the importance of trails but, perhaps, it may be excessive to require trails on three sides for a ten acre development. He noted that locating the trail on the other side of Andover Boulevard would result in less impact to private property owners. Commissioner Apel commented on the equal importance of using common sense and to consider the rights of the property owner. Mr. Carlberg advised the staff report does not mention that Mr. Hupp requested and received a rezoning of 1.12 acres to R-4 in 1998 and a lot split was also approved. \ Chairperson Squires stated his understanding that the PUD process would only be used by the City if they were able to gain some special feature. He stated he does not want to use the PUD process too freely to address mixed uses without that give-and-take aspect. Chairperson Squires stated he was not opposed to commercial but questioned whether a rezoning may be a better method. ,. Mr. Carlberg agreed that the land needs to lend itself to the PUD process and there should be special features with the land for that consideration. He explained that providing common open spaces, clustering, and a higher standard of architecture is the trade-off for a PUD consideration. He agreed that not every property should be developed as a PUD and the City needs to address what the trade- offs are. Chairperson Squires asked if the City will be receiving enough amenities in this case to consider a PUD. Mr. Carlberg stated that it is early in the process but he believes that potential does exist. Chairperson Squires requested the staff include in their report an indication of why a PUD consideration is appropriate. Mr. Carlberg agreed and stated staff will also ask the developer to indicate what they are offering as an enhancement to the City. Mr. Carlberg stated staff will incorporate the Commission's comments and areas of concern for Council consideration at their June 15, 1999 meeting. SKETCH PLAN - WOODLAND ESTATES SECOND ADDITION - SECTION 22 _ WOODLAND DEVELOPMENT COMPANY. Regular Andover Planninl_'ld Zoning Commission Meeting () Minutes - June 8, 1999 Page 6 '\ ) Mr. Byron Westlund stated the Planning Commission is requested to review the proposed sketch plan of Woodland Estates Second Addition located in Section 22 (Crosstown Boulevard and Nightingale Street). He stated they propose 74 urban service lots with one larger lot for possible use by a church. The land is zoned R-I and will need to be rezoned as R-4, Single Family Urban. Mr. Westlund stated all lots exceed minimwn square footage and they plan to continue the Woodland Estates plat of larger sized lots. He advised the property is within the MUSA and proposed for development in the years 2000 to 2005. The wetlands have been delineated which resulted in the creation of two cul-de-sacs to avoid impact to the wetland. He stated they are planning adequate width to accommodate trails and would like to use custom grading for each lot. Mr. Carlberg stated a meeting will be held on Thursday night with property owners in the 2000-2005 time frame and this property will be part of that discussion. He presented the ARC comments indicating the need for sketch plans for the adjacent property prior to Council review. Also, the wetland delineation should be shown on the sketch plan as this is a significant feature and required by Ordinance No. 10, Section 6.03B. Mr. Carlberg stated the ARC recommends the sketch plan show the general location of significant trees which will also be aided by Mr. Westlund's request for custom grading. He noted the suggestion that the Road Committee and Council reconsider a Municipal State Aid (MSA) street between Round Lake Boulevard and Nightingale Street or Crosstown Boulevard. On-street bicycle routes will need to be identified along Uplander Street. -- Mr. Carlberg advised the ARC recommends the street jog on the cross street on Uplander Street be eliminated to avoid conflict at the intersection. Also, the direct driveway access to Nightingale Street is prohibited by Ordinance No. 10 and needs to be eliminated and relocated to the side street. Mr. Carlberg noted the need for a SUP should the larger lot on Nightingale Street be developed as a church. Commissioner Dahlien inquired regarding the MSA designation. Mr. Carlberg presented a map of the area and explained past plans to extend the MSA street which was met with resident opposition. He explained how the roadway can be realigned north of Woodland Estates to provide a connection with Crosstown Boulevard. Mr. Westlund reviewed past lengthy discussions during the development of Woodland Estates regarding the MSA route and stated the MSA designation was removed by the City Council for several reasons, including poor soil conditions. Commissioner Apel stated if the Council wished to reopen the MSA issue they can do so but he would not recommend it be reopened. Mr. Westlund stated there may be other east/west utility easements that could be considered for an MSA route and asked if any traffic studies have been conducted to identify the amount of east/west traffic and need for that corridor. / Regular Andover Plannin1cJd Zoning Commission Meeting Minutes - June 8, 1999 Page 7 f J ,~ '. Commissioner Dahlien concurred with eliminating the cost of constructing a roadway through an area of peat if there is another alternative. The Planning Commission requested staff refer their comments and those of the ARC to the City Council for their consideration at the June 15, 1999 meeting. SKETCH PLAN - SHADOW BROOK 6TH ADDITION - SECTION 25/36 - GOR-EM, LLC. Mr. Mike Quigley, representing Gor-em, LLC, stated the Planning Commission is requested to review the proposed sketch plan of Shadowbrook 6th Addition located in Section 25 and 36. He noted the comments of the ARC and stated the cul-de-sac does exceed the maximum length but it is difficult to change due to the unusual land. He advised there is a trail connection in Shadowbrook 5th to cross the creek. They will change Lot 23 to eliminate the double frontage lot. Lot 4 is actually in Shadowbrook 3rd and the sketch will be corrected to so indicate. Mr. Quigley stated in lieu of proposing a private street they will make the short section of roadway coming out of the townhouse development to a standard width street. Mr. Carlberg stated the ARC will review that street width change to see if it meets the concern with snow plowing. He stated the ARC agrees there is no way to connect the cul-de-sac due to the topography of the land. , / Chairperson Squires asked if this is a PUD. Mr. Carlberg stated it is not and that indication will be removed. ORDINANCE REVIEW - ORDINANCE NO. 255, DEFERRED ASSESSMENTS. ORDINANCE REVIEW - ORDINANCE NO. 266, RENTAL HOUSING. ORDINANCE REVIEW - ORDINANCE NO. 267, HOUSING MAINTENANCE CODE. Mr. Carlberg stated these ordinances were presented at the last meeting and the requested minor changes were made. Commissioner Dahlien inquired regarding deferred assessments should it involve a couple with only one member being 65 years of age. He asked if the surviving spouse would loose the deferment should the 65 year old spouse die. Mr. Carlberg stated he will review the ordinance language and report back. Commissioner Dahlien stated his support that the deferral be allowed to remain if the spouse is of a similar age. The Commission had no other comment on these ordinances. \ .' Regular Andover Plannin~-2d Zoning Commission Meeting Minutes - June 8, 1999 Page 8 ( ) I.~. . , " OTHER BUSINESS. Mr. Carlberg provided an update on recent Council action including the extension of the time frame to consider the Northern Natural Gas pipeline extension until FERC makes their rulings, approval of an encroachment variance, approval the Fox Hollow plat, and approval of amendments to allow therapeutic massage as a home-based business. Mr. Carlberg provided an update on activities involving the commercial uses and theater site and potential for the development of a town center. There was no other business to come before the Andover Planning and Zoning Commission. ADJOURNMENT Motion by Hedin, seconded by Jovanovich, to adjourn. Motion carried on a 7-ayes, O-nays, O-absent vote. The meeting adjourned at 8:37 p.m. Respectfully submitted, , / Carla Wirth, Recording Secretary TimeSaver Off Site Secretarial, Inc.