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HomeMy WebLinkAboutJanuary 13, 1998 .~ o I~ u u CITY of ANDOVER PLANNING AND ZONING COMMISSION MEETING - JANUARY 13,1998 MINUTES The Regular Bi-MontWy Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Randy Peek on January 13, 1998, 7:35 p.m. at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Maynard Apel, Lynette Barry, Mike Gamache, Jeff Luedtke, Jay Squires, Lorna Wells None Assistant City Engineer, Todd Haas Community Development Director, Dave Carlberg Others Commissioners absent: Also present: APPROVAL OF MINUTES December 9, 1997: Correct as written. Motion by Luedtke, Seconded by Gamache, to approve the Minutes. Motion carried on a 6- Yes, 1- Present (Barry) vote. SKETCH PLAN - LANGFELD ADDITION - SECTION 15 - WILLIS LANGFELD Mr. Carlberg reviewed the proposed sketch plan of the Langfeld Addition located in Section 15 north of CoRd 20 and east of Verdin. The property is zoned R-l, Single Family Rural, but about halfof it is located in the MUSA with development proposed in the 2010-2015 time frame. A sketch plan of the area was also reviewed in 1994. At that time a provision was made for the extension of a street to the west at the request of the City. The Andover Review Committee again raised the issue of a road to the western property line. Mr. Langfeld does not wish to extend that street at this time. Apparently in 1994 he had an agreement with the property owner to the west on a shared cost of an extension; however, that property owner has since withdrawn support. Mr. Langfeld has shown that the property to the west could be developed without that extension; however, the City's concern is with single access roads, the fire code issues, and the length of the cul-de-sac. If the road to the west is required, a variance would be needed for Lot 1 as that lot area would be reduced to 2.4 acres. The Anoka County Highway Department has requested the access to the plat come from Verdin. They are concerned with another access onto CoRd 20 that does not align with the streets to the south. At this time, however, there is no way to access the property from Verdin, and the Review Committee doesn't have an issue with the access to CoRd 20. The County is also asking that if the access is onto CoRd 20 that the existing driveway from Lot 1 be relocated onto the new City street. , '.J , \- .-J Regular Andover Planning and Zoning Commission Meeting , .J Minutes - January 13, 1998 Page 2 (Sketch Plan - Langfeld Addition, Continued) Chairperson Peek asked if there is a need to anticipate further development to the east. Mr. Carlberg stated there is a vel)' large wetland from the eastern border to CoRd 20. Commissioner Squires felt the only issue aside from the relocation of the driveway is whether the recommendation in 1994 to extend the street to the western property line still holds. The only thing he finds that has changed is the arrangement with the property owner to the west in terms of cost sharing. The City Staff, Fire Chief and Review Committee are all recommending the extension of the street for safety concerns and to meet ordinance requirements, which were the same concerns in 1994. Because of that, he feels the road to the west must be provided for. Then the issue is whether there are alternatives that allow that to happen and at the same time mitigate the impact to the property owner. The City's Engineers have suggested the possibility of only providing the easement at this time and escrowing the funds to build the road when the property to the west is developed. , " Mr. Carlberg stated the suggestion to escrow by the Engineers is just an option. It is not something that has been done before but was given as an option because ofa financial hardship. One of the concerns of both Staff and Mr. Langfeld is providing a road which is intended to ultimately provide access to Verdin, but that extension could be stopped by the subdivision of one or two lots off the end of the street and houses built to prohibit any further road extension. Metes and bounds subdivisions offive acres or more need only abut a street, but the escrow option would prevent that. Then to split the lots, that property owner may have to pay for the street. Another option may be to assess the property owner to the west for the construction of the street. ,./ The Commission generally agreed that provisions should be made for the extension of the road to the western property line. With that, they agreed a variance would be needed for the area to Lot 1 and that the driveway to that lot should be relocated to access the City street. There was a concern that a metes and bounds subdivision to the west could potentially prohibit the ultimate extension of the street to the west. There was also concern that those metes and bounds lots would have access to a street without having to pay for the cost of the street. They suggested further research be done on going through the special assessment process so the property to the west would be assessed for its share of the benefit. Possibly that can be accomplished by petition by Mr. Langfeld. Commissioner Squires suggested it is a judgement by the Council whether to change the policy and allow the shifting of the cost of the street to an abutting property owner. The Commission agreed. Mr. Carlberg stated the sketch plan will be before the Council at their regular meeting on January 20, 1998. SKETCH PLAN - ANDOVER PLANNED UNIT DEVELOPMENT - SECTION 22 - CHESTERTON PARTNERSHIP ., , / Mr. Carlberg reviewed the proposed sketch plan of Andover Planned Unit Development located in Section 22 as presented by Chesterton Partnership. The property is zoned M-2, Multiple Family Zoning, is within two development phases of the Metropolitan Urban Service Area, and is proposed , / '--- -,,' Regular Andover Planning and Zoning Commission Meeting Minutes - January 13, 1998 Page 3 (Sketch Plan - Andover Planned Unit Development, Continued) to consist of351 residential dwelling units of mixed single family homes, townhomes and apartments. A convenience store and day care facility are planned in the southeastern portion of the development. He reviewed the options to serve the site with sanitary sewer, noting the City Council has agreed to allow the entire development to install utilities in 1998 provided they are available. The privatization of the utilities and streets is also being discussed. The Staff is recommending that an easement be obtained over the utilities and that the utilities remain public. The Andover Review Committee is recommending the street access to Hanson Boulevard be coordinated with the plat of Burr Oak Run to the south and Cambridge Estates to the east. The Anoka County Highway Department has suggested the frontage road be moved away from Hanson Boulevard for safety purposes, plus turn lanes be provided in the City street. Mr. Carlberg reviewed the background which lead to the rezoning of the property to M-2. Because of discrimination issues, the zoning was not tied to senior housing; however, the developer has stated the intent is to gear the project toward empty nesters. The issue of public financing or a partnership with a nonprofit association is still being considered, which would mean the development could be limited to seniors. The intent of the day care was that some of the seniors would be able to work at that facility. It is something that is being done in these types of developments. There is no density increase in the development. It is being developed as a PUD because of the mixed uses. Merlyn Otto, Hakanson Anderson, engineer for the development - explained they are seeing a change in the demographics with single parent households bringing children into the elderly setting. The commercial center would support a service station, barber shop, beauty shop and pharmacy. The seniors could access the commercial center through the trail system. They are also proposing an indoor R V storage facility of 12 to 14 units in the northwest area. The intent of the development is for the elderly, but that designation depends solely on the financing. If it is privately financed, they can't have age discrimination. If public financing is involved, there can be age limits. There will be further discussion on this. There are 60 acres, 40 percent of which are wetland. The PUD has been developed to maximize the many trees and to take advantage of the other amenities on the site. They have created a loop system of private roads maintained to City standards. The reason for private roads is it provides flexibility in terms of setbacks of buildings, and they could make smaller roads with no parking allowed on the streets. There would be at least two parking spaces for each unit either in a garage or in a parking lot. They agreed that the underground facilities would be part of the City infrastructure. Recreational activities would be provided such as shuft1e board, horseshoe pit, tennis court, volley court, badminton, half-court basketball, and garden plots. The trail system would surround the development. They do not have a problem extending the trail to Nightingale and Hanson Boulevard. They will also attempt to have a trail extended to the south to Oak View Middle School. The housing would primarily be owner-occupied, and more than likely the senior apartments would be rental units. There would be one association to maintain the facilities. ) Mr. Haas stated Staff is agreeing with the county's recommendation to move the frontage road further back. It is estimated the development will generate 2,900 vehicles per day from west to east. Another possibility is to designate an MSA street through the development, as the feeling is the road will be used as a major route between Nightingale and Hanson Boulevard. If it would be an MSA \ './ , '\,./ \ Regular Andover Planning and Zoning Commission Meeting Minutes - January 13, 1998 Page -I (Sketch Plan - Andover Planned Unit Development, Continued) street, the developer would pay for the road as it would normally be built, and the MSA funds would pay for the extra class five and thickness of bituminous. The Staff also has a concern with the eventual reconstruction of the streets if they are pviate. The City would want to have some input in the organization of the association to be sure the maintenance and reconstruction are done according to City standards. Commissioner Luedtke felt it is important to have an MSA street or collector street through there, as there is no other east-west road between Nightingale and Hanson Boulevard from Crosstown Boulevard to the south and CoRd 20 to the north. Mr. Otto stated their biggest concern with an MSA or collector street is the increase in traffic. This concept is aimed toward an elderly community. The Commissioners felt the road itself would encourage cut-through traffic. Mr. Otto continued that because of the stacking concern and the access onto Hanson Boulevard, they are in agreement with the proposal to move the link to the south between the day care and convenience center. They will continue to work on that configuration, but they do not want to see a curvilinear comer. Because of the wetland to the north, it doesn't look like an access is called for to the north. Also, the last thing they want to do is encourage traffic coming through that site. Commissioner Squires was concerned that a development of this magnitude has so few outlets onto major roads. i\fr. Carlberg stated the large number of wetlands limits those accesses. Staff did not explore other outlets to the north or south. Mr. Otto stated with senior housing, there will not be the typical rush hour traffic. The traffic will be staggered throughout the day. Commissioner Wells stated public transportation tor seniors and emergency facilities need to be addressed. Commissioner Barry suggested the trail system should go both north and south along Hanson Boulevard and along Nightingale. After some discussion, the Commission felt that recommendation should be made to the Park and Recreation Commission. Mr. Otto stated they could extend the trail north along Nightingale, but there is a wetland to the south. After discussing the issues further, the Commission also suggested further study be done to provide access to the north and south for more outlets to the development. They asked that Staff look at the private versus public street issue and make a recommendation. They'd like to see the trails extended to the property lines along both Hanson Boulevard and Nightingale. It was also suggested that more park amenities such as picnic areas be provided. Because of the potentially large number of users, it was suggested the Park Department consider requiring more park on the site. There was also some concern about the main access to the property to the south going between a day care and the convenience center, and they suggested the pedestrian traffic be looked at, especially the north-south flow. It was suggested that the scale be reviewed relative to the setbacks from the road and the effect of the volume of traffic through there. '. / A resident didn't understand how this could proceed when soil borings haven't been done to determine whether or not the land will support condominiums. Chairperson Peek explained the property is already zoned for multiples. This is a concept plan which meets the use requirements of , J <~ , ' Regular Andover Planning and Zoning Commission Meeting Minutes - JallUGlY 13, 1998 Page 5 (Sketch Plan - Andover Planned Unit Development, Continued) the zone. From the Planning Commission's perspective, it is part of the process so the developers know where to do the soil borings. There is some gamble on the part of the developers. Another concern raised by the Commission was the location of a convenience center with the potential of selling videos and liquor so close to the middle school. A suggestion was to have a small banking facility available in that area. Mr. Carlberg stated a representative from the school district wasn't as concerned with the proposed convenience center as it would be ifthere was to be a strip mall. Mr. Otto stated the community center would be about 10,000 square feet. It could potentially be a neighborhood library or video sharing, privately owned for the association members only. He also noted that they have used the lot dimensions for the M-2 zone rather than the traditional lot standard. \ _,J At this point the recommendation was that the sketch plan be forwarded to the City Council; however, after reviewing the sketch plan for Burr Oak Run, the adjacent development to the south, the Commission felt that Staff should review both developments together for such issues as road alignment, access points, vehicular traffic, trails, etc. The Commission then asked that this sketch plan come back to them for further review at the next meeting after the Staff has looked at these items further. SKETCH PLAN - BURR OAK RUN - SECTION 22 - PILOT LAND DEVELOPMENT COj~IPANY Mr. Carlberg reviewed the proposed sketch plan of Burr Oak Run consisting of 44 single family residential lots located in Section 22 as presented by Pilot Land Development. The property is zoned R-1 and will need to be rezoned to R-4. It is located in the MUSA and was scheduled to develop in 1999. The City Council agreed to allow this development in 1998. It may be serviced by two different sanitary sewer trunk systems. The sketch plan was presented based on a frontage road scenario, but he noted the January 12, 1998, letter from Pilot Land Development Company showing a revision to that proposal. The revision is to have the access between the proposed day care and convenience center of the Andover PUD development proposed to the north. The Andover Review Committee is also proposing the trails be constructed along Hanson Boulevard. Trails connecting the development to the trail on Hanson Boulevard and to Oak View Middle School must also be discussed. The Staff has asked for a proposal to develop the property to the south and west and how access to Nightingale would be provided. Those options are also included in the January letter. A problem with extending the road straight through to Nightingale is the wetland area adjacent to Nightingale. \ The Commission noted that with Concept B, which is the one they generally favored, the City would forego the opportunity to establish a collector street or MSA through the property. Without an MSA street in either this development or the Andover PUD to the north, a main road between Hanson Boulevard and Nightingale would never be realized. There was concern with that, as it was felt the \ , '- j '0 Regular Andover Planning and Zoning Commission Meeting , / A1inutes - January 13, 1998 Page 6 (Sketch Plan - Burr Oak Run, Continued) traffic would naturally use the developments as a shortcut to Hanson Boulevard. However, they understood the desire of the developers to avoid through streets in the neighborhoods and the problem with the wetlands. The discussion continued on the reasons for MSA streets, the advantages and disadvantages and whether or not one is needed in either this development or the one to the north. The Commission then asked that Staff look at the issue and make a recommendation on the need; and ifit is needed, on a possible location. They also asked for the StafPs opinion on any north-south street alignments. The Corrunission agreed with moving the service road further west, though there was some concern that that area could become a bottleneck for traffic with no other outlet for the development. They also agreed with the trail along Hanson Boulevard, plus a trail along Nightingale and a trail to the south to the school. Mr. Carlberg stated they will work with the school district regarding an access location to the school property. Another concern of the Commission was that until the property to the south is developed, the street would be a tremendously long cul-de-sac. Because of that, it was felt there needs to be a link to the north to the Andover PUD. / Commissioner Barry was concerned with safety because of the number of cars being added to the road system with this developed and the one to the north. No consideration is being given to signage, right and left turn lanes, etc. Leon Opatz, engineer on the project, explained the parcel is very narrow, and there is not a lot of room f..jr streets, storm water ponds plus mitigation. There are significant trees, and they would be interested in a variance for the front set back of 25 versus 35 feet for the southern lots along the school district property to save those trees in the rear of the lots. They can look at providing a link to the north. They have proposed a cul-de-sac to the west so the wetland is not impacted. They will work with the Staff on the Commission's concerns. At this time the Corrunission suggested that Staff review both this sketch plan and the Andover PUD sketch plan together regarding those issues raised this evening and then both brought back to them. Mr. Carlberg stated they will place the sketch plans on the January 27 agenda. OTHER BUSINESS Council appoinlment of Chair and Acting Chair - Mr. Carlberg explained the Council needs to appoint a Chairperson and Acting Chair and have asked if Chairperson Peek and Commissioner Squires are interested in being reappointed. Chairperson Peek stated he believes in the policy of rotating the appointment every year and suggested if anyone is interested, they should contact the Staff to let the Council know. '- I Update - January 6 City Council meeting - Mr. Carlberg reviewed the actions taken by the City Council at their January 6 regular meeting. , \ ".J '0 Regular Andover Planning and Zoning Commission Meeting Minutes - January 13, 1998 Page 7 (Other Business, Continued) Snowmohiles - Commissioner Wells noted problems with snowmobiles since the recent snow falls. Motion by Barry, Seconded by Wells, to adjourn. Motion carried unanimously. The meeting adjourned at 10:38 p.m. Respectfully submitted, 0\~'c G.:;-~, M~ella A. Peach Recording Secretary \ j