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HomeMy WebLinkAboutJanuary 25, 1994 o o~ ~IB{q~ ,'~~ '---./ ~ CITY of ANDOVER PLANNING AND ZONING COMMISSION MEETING - JANUARY 25, 1994 MINUTES The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Bonnie Dehn on January 25, 1994, 7:30 p.m. at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Maynard Apel, Bev Jovanovich, Randy Peek, Jay Squires Becky Pease, Jerry Putnam Building Official, Dave Almgren City Planner, David Carlberg Others Commissioners absent: Also present: APPROVAL OF MINUTES January 11, 1994: Correct as written. ~J MOTION by Peek, Seconded by Jovanovichr to approve as written. Motion carried on a 5-Yes, 2--Absent (Pease, Putnam) vote. SKETCH PLAN: FOX WOODS, SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECT.TON 26 - GORHAM BUILDERS, INC. Mr. Carlberg reviewed the sketch plan of Fox Woods that consists if 73 single family urban residential lots. The property will need to be rezoned to an R-4 Single Family Urban Zoning District and has been proposed to be included in the MUSA with the most recent request. The Andover Review Committee has proposed an alternative to eliminate the curves in the northern portion of the plat. The alternative is an attempt to resolve the concerns of the Committee of the sight distance at intersections and the future development of the property between this sketch plan and Xeon Street. It would also allow for easier snow plowing and maintenance of the streets. Another concern with the sketch plan is the naming of the streets, as the horizontal streets do not follow the street grid system and can cause confusion in finding addresses. That can create problems for emergency responses to that area. C) Gary Gorham. developer - argued the street grid pattern from Hanson Blvd. to the future Xeon Street also has many curved streets in the Oak Bluff plat to the north. The first preference of those buying homes is to live on cul-de-sacs. Cul-de-sacs are difficult to maintain for the City, and they do not have any cul-de-sacs in this plat. If the home buyers cannot live on a cul-de-sac, their second choice is to live on a street with curvature. The Oak Bluff development has some very, very nice homes; and they want this plat to have the same type of homes to compliment the area. The proposed curvature would help in that respect. He felt a straight street grid as proposed by Staff would create high- speed traffic problems, as there is nothing to slow traffic down. ~ ,-/ , \ \..J Andover Planning and Zoning Commission Meeting Minutes - January 25, 1994 Page 2 ./ (Sketch Plan - Fox Woods, Gorham Builders, Inc., Continued) Secondly, the Staff was concerned about the sight distance at the intersections. Mr. Gorham stated his engineer has said the streets will meet Andover's ordinances on the sight needed at the intersections. Finally, their plan does provide for the future development of the ten acres to the east as he has provided two outlets to it. Mr. Gorham continued that the sketch proposed by Staff would mean a loss of three lots from a development standpoint. With development in an R-4 zone with sewer and water, the City should also consider the loss of three homes as a tax base. Commissioner Apel felt the sketch proposed by Mr. Gorham is considerably more aesthetically pleasing; and he was opposed to developing a community with straight grid streets because he felt it results in an ugly development. He also felt that straight streets create speeding problems. Straight streets may be easier to plow, but he felt it destroys the ambiance of the plan. / '\ , ) Commissioner Peek asked about the future development east of the proposed Xeon Street and if there is any concern with the alignment as proposed. Mr. Carlberg stated they would try to align the roads extending east of Xeon. The sight distances have not been studied in detail by the City Engineer. The alignment on the Staff alternate is more favorable for Public Works and the Police Department. The proposed curved alignment makes it difficult to assign street addresses and causes confusion in finding addresses. Mr. Almgren had a concern with the arrangement of the roads as presented because of the confusion on how to handle the naming of the curved streets according to the street grid. The alternate before the Commission was a general layout presented by the Police and Fire Departments, though other patterns with cross streets were considered. Mr. Gorham - stated the street pattern could be changed to allow 146th Lane and 146th Avenue to go through with only somewhat of a curve, but they would have to create one or two cul-de-sacs to do so. He asked if the Commission would be willing to accept cul-de-sacs within the plat. Mr. Almgren thought there may be some way to have a cul-de-sac in the plat. He didn't think Staff would oppose the cul-de-sac if it makes the street grid system work. Winslow Holasek - owns the land to the east. Because he was out of town, he has not had an opportunity to review the sketch plan with Mr. Gorham. Mr. Holasek noted he had proposed a sketch of the property between the proposed development and the proposed Xeon Street, reviewing the background and proposed future extension of storm water up Xeon. He originally owned a 100-foot strip and acquired an additional 200 feet to \ be able to do something with it as Xeon Street is developed. He also J gave easement for storm sewer along there and is trying to determine the best way to develop the area and the best alignment for Xeon Street. Because it is anticipated Xeon Street will be a major street carrying traffic from the northern developments, he felt no lots should face ~) u Andover Planning and Zoning Commission Meeting Minutes - January 25, 1994 '\ Page 3 / (Sketch Plan - Fox Woods, Gorham Builders, Inc., Continued) Xeon. His original sketch was done with no lots facing Xeon; however, with the streets as proposed in Mr. Gorham's sketch plan, he would be forced to have some lots front Xeon. As for the property east of Xeon, Mr. Holasek stated most of it is peat and is not developable. As long as he has a farming operation, it will not be developed. If the higher land is ever developed, he did not see a problem aligning the streets. Mr. Holasek recognized the Staff argument for naming streets but felt straightaways are a big disadvantage to the City and the residents, as they tend to become race tracks. That is another reason he is trying to avoid having lots front on Xeon Street. He also hoped to be able to develop that ten-acre strip at the same time Fox Woods is done to avoid having to put in temporary cul-de-sacs. Mr. Carlberg stated Mr. Holasek's 10-acre parcel is not included in the request for MUSA expansion; however, it may be possible to trade with another parcel that will be included. He would have to check with the Metropolitan Council. ) There was some discussion with Mr. Holasek and Mr. Gorham about the location of a recreational pond on Mr. Holasek's 10-acre parcel and how that affects the future subdivision of it. After further discussion, it was agreed that Mr. Holasek and Mr. Gorham should meet to discuss their concerns and proposals as well as the concerns of the Staff. The Commission generally preferred the ambiance of curved streets as proposed in the sketch plan and generally did not like the grid pattern proposed by Staff. Commissioner Squires felt the problem with naming the streets is not a sufficient reason for having a grid system in the plat. He also felt Mr. Gorham's proposal does address the future development of the property to the east, plus the two parties have agreed to review that issue further. Commissioner Peek was also opposed to the grid system proposed, but he felt the road system in Mr. Gorham's sketch plan was chaotic and that something between the two with a cul- de-sac should be considered. The Commission did not oppose creating cul-de-sacs within the plat if necessary and suggested the entire neighborhoodr traffic patterns and future connections be considered. Mr. Carlberg noted this will be forwarded to the February 1, 1994, City Council meeting. SKETCH PLAN: SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, WOODLAND POND 2ND - ANDY HIMLEY Mr. Carlberg reviewed the proposed sketch plan of Woodland Pond 2nd Addition as presented by Finest Homes, Inc., The proposed subdivision consists of 22 single family urban residential lots, is located within the MUSA, and is zoned R-4, Single Family Urban. The Andover Review Committee did not have any concerns with the layout as presented, feeling that is about the only way the parcel can be developed. The offset jog on Quay Street will meet the ordinance requirement. "- '. / The Commission had no comments. Mr. Carlberg noted this will be reviewed by the City Council on February 1, 1994. '. J u Andover Planning and Zoning Commission Meeting Minutes - January 25, 1994 Page 4 / PUBLIC HEARING: AMEND ORDINANCE NO.8, SECTIONS 4.03, 4.04 AND 8.23 8:23 p.m. Mr. Carlberg reviewed the proposed amendments. Section 4.04(C) will require an access drive, built to City standards as specified in Ordinance No. 17, when the principal structure is more than 150 feet from the street or thoroughfare. The amendment is not retroactive. Section 8.23(C) would be amended to remove the 4/12 roof pitch requirement for single family dwellings. Section 4.03 is the non- conforming uses and structure portion that will be discussed later together with amendments to Ordinance 44r Junkyards. The Corrunission agreed to hold separate hearings for each Chairperson Dehn opened the hearing for the amendment to 4.04(C). There was no testimony. MOTION by Peek, Seconded by Apel, to close the public hearing. Motion carried on a 5-Yes, 2-Absent (Pease, Putnam) vote. section. Section MOTION by Peek, Seconded by Apel, that the Andover Planning and Zoning Corrunission recorrunend to the City Council approval of the amendment to Ordinance 8, Section 4.04(C) as presented. Motion carried on a 5-Yes, 2-Absent (Pease, Putnam) vote. / Chairperson Dehn then opened the hearing for the amendment to Section 8.23(C) . Euqene Boos, 133rd Lane - knew of no structural reason why the ordinance should not be changed. The addition they want to add to their house, a three-season porch, is structurally sound; and he sees no reason to have it denied just because it is not a 4/12 pitched roof. As it is, his house does not meet code because the dormers do not have the 4/12 roof pitch. . Mr. Almgren explained this requirement was adopted as a result of a law passed by the Minnesota Legislature that must allow manufactured homes, mobile homes, on any lot in the City. Most mobile homes cannot meet the 4/12 pitch requirement; although a manufactured home can meet it, noting there are several very nice ones located in the City. It is not a structural issue. His office receives one or two inquiries a month on locating mobile homes on lots within the City. Deleting this requirement would allow mobile homes on any lot in the City. Mr. Boos - wondered if the porch is not considered an addition to the house, why must it meet the roof pitch requirement. Mr. Almgren stated that was the Council's wishes. Porches are considered part of a single family dwelling by definition. He noted the only problem with converting porches to a living area is meeting the requirements of \ heating, insulating and footings. J The Corrunission suggested the 4/12 roof pitch for single family dwellings not be eliminated but that the Building Official be given authority to vary the roof pitches of porches, sun rooms, etc., as long as they meet \ '._,- _Ji , ) '. ..J Andover Planning and Zoning Commission Meeting Minutes - January 25, 1994 Page 5 / (Public Hearing: Amend Ordinance 8, Section 8.23, Continued) the structural requirements. Mr. Almgren stated that can be done. There could be a problem if someone wants to convert a three-season porch into living quarters, as that could not be done if it does not meet the 4/12 roof pitch. The Corrunission felt the residents should be advised of those items when applying for the building permits. MOTION by Jovanovich, Seconded by Peek, to close the public hearing. Motion carried on a 5-Yes, 2-Absent (Pease, Putnam) vote. MOTION by Squires, Seconded by Apel, that we have a proviso to Ordinance 8, Section 8.23(C), "This requirement shall not apply to three-season porches, green houses or solariums provided they meet the Uniform Building Code and are approved by the Building Department." DISCUSSION: The Corrunission debated whether similar porch structures should be included in the amendment. It was then decided to leave the exception to the three items noted and address it again if something else comes up in the future. Motion carried on a 5-Yes, 2-Absent (Pease, Putnam) vote. This will be heard by the City Council on February 15, 1994. , " OTHER BUSINESS ) MUSA Expansion Request - Mr. Carlberg reported the Metropolitan Council Corrunittee of the Whole will be recorrunending approval of the City's 235- acre MUSA expansion. The Metropolitan Council will be acting on it on January 27, 1994. Screening at SuperAmerica Site - Mr. Carlberg explained Staff has contacted the Hills of Bunker Lake group and SuperAmerica representatives regarding the agreement reached for screening the site. Both parties were of the understanding there would be additional tree plantings at this time but no fencing, and the monument sign would be at ground level. It was also their understanding that when the property to the north of the store is developed, screening and fencing would be done then. They are starting the preliminary plat process now, and Staff will be looking at each lot to be sure the screening requirements are met. At this time he agreed that fencing would not be needed because of the existing vegetation and the distance of the building from the border of residents. MOTION by APel'gSe~Onded by Peek, that we allow SuperAmerica, pursuant to Section 8.03 ;o~elief from the requirement of berm or fence because they are doing additional plantings and because they have reached an agreement with the people who are close by in the Hills of Bunker Lake for this. Also, that as the northern property is developed, each separate parcel will again be reviewed according to the ordinances. Motion carried on a 5-Yes, 2-Absent (Pease, Putnam) vote. / Newly Appointed Chairperson - Mr. Carlberg reported the City Council has appointed Corrunissioner Squires as the Chairperson for this corning year and Corrunissioner Peek as Acting Chair. " '\ I , , - . , , ~j Andover Planning and Zoning Commission Meeting Minutes - January 25, 1994 Page 6 (Other Business, Continued) Next Meeting - The next Commission meeting will be February 8, 1994, at the new starting time of 7 p.m. There being no further business, Chairperson Dehn declared the meeting adjourned at 9:35 p.m. Respectfully submitted, \)\ Q~,-2>?uuL Ma~lla A. Peach Recording Secretary \ ) " )