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HomeMy WebLinkAboutApril 27, 1993 ~J o ;:) o f ~ U ~ CITY of ANDOVER PLANNING AND ZONING COMMISSION MEETING - APRIL 27, 1993 MINUTES The Regular Bi-Monthly Meeting of the Andover Planning and zoning Commission was called to order by Acting Chairperson Steve Jonak on April 27, 1993,7:33 p.m. at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Bev Jovanovich, Marc McMullen, Randy Peek (arrived at 7:35 p.m.) Maynard Apel, Bonnie Dehn, Becky Pease Assistant City Engineer, Todd Haas City Planner, David Carlberg Others Commissioners absent: Also present: APPROVAL OF MINUTES April 13, 1993: Correct as written. MOTION by McMullen, April 13, 1993. McMullen), 4-Absent Seconded by Jovanovich, to accept the Minutes from Motion carried on a 3-Yes (Jonak, Jovanovich, (Dehn, Apel, Pease, Peek) vote. (Commissioner Peek arrived at this time.) PUBLIC HEARING: LOT SPLIT - 17153 BUTTERNUT STREET NW, DON EMMERICH 7:35 p.m. Mr. Carlberg reviewed the request of Don Emmerich to subdivide a five-acre parcel into two 2.5-acre parcels at 17153 Butternut Street NW. The Staff recommends approval with two conditions. Acting Chairperson Jonak opened the hearing for public testimony. There was none. MOTION by Peek, Seconded by Jovanovich, to close the public hearing. ~10tion carried on a 4-Yes (Jonak, Jovanovich, McMullen, Peek), 3-Absent (Dehn, Apel, Pease) vote. Mr. Carlberg reviewed the history of this lot and the abutting lot, noting the abutting lot to the northeast would not meet the frontage requirement on a public street if it were split. The configuration of the proposed parcels is to accommodate a tennis court constructed in the abutting lot, but they do meet the requirements for depth. MOTION by Peek, Seconded by Jovanovich, that the Andover Planning and Zoning commission recommends approval to the Andover City Council for the lot split request of Don Emmerich located at the property 17153 Butternut Street NW with the legal description described as contained in Exhibit A included in the Planning and Zoning Commission's information packet. The request meets the requirements of Ordinance No. 40 and ; , '\ \~ \- / Andover Planning and Zoning Commission Minutes - April 27, 1993 ,) Page 2 (Public Hearing: Lot Split, 17153 Butternut, Continued) Ordinance No.8. A public hearing was held and there was no comment. The recommendation for approval is with the two following conditions: 1) That the applicant pay park dedication fees pursuant to Ordinance No. 10, Section 9.07.10. 2) That the lot split is subject to a sunset clause as defined in Ordinance No. 40, Section III(E). Motion carried on a 4-Yes (Jonak, Jovanovich, McMullen, Peek), 3-Absent (Dehn, Apel, Pease) vote. This item will be placed on the May 18, 1993, City Council agenda for their consideration. 7:40 p.m. PUBLIC HEARING: LOT SPLIT - 629 157TH AVENUE NW, MARK LIPSKI 7:40 p.m. Mr. Carlberg reviewed the request of Mark Lipski to subdivide a six-acre parcel into two parcels of 3.2 acres and 2.8 acres at 629 157th Avenue NW. The park dedication fee would be for one parcel, since the second parcel already has a house constructed on it. That is in accordance with the ordinance as revised in 1990. The existing house will comply with all setbacks. \ , J The hearing was opened for public testimony. There was none. MOTION by Peek, Seconded by McMullen, to close the public hearing. Motion carried on a 4-Yes (Jonak, Jovanovich, McMullen, Peek), 3-Absent (Dehn, Apel, Pease) vote. MOTION by Peek, Seconded by Jovanovich, that the Andover Planning and zoning Commission recommends to the Andover City Council approval of a lot split requested by Mark Lipski located at 629 157th Avenue with the legal description found in Exhibit A contained in the Staff report. The request is in compliance with Ordinance No. 40 and Ordinance No.8. A public hearing was held and there was no comment. The approval is contingent upon two items: 1) That the applicant pay park dedication fees pursuant to Ordinance No. 10, Section 9.07.10. 2) That the lot split is subject to a sunset clause as defined in Ordinance No. 40, Section III(E). Motion carried on a 4-Yes (Jonak, Jovanovich, McMullen, Peek), 3-Absent (Dehn, Apel, Pease) vote. This item will be placed on the May 18, 1993, City Council agenda for consideration. 7:46 p.m. SKETCH PLAN (REVISED) - WINSLOW HILLS 3RD ADDITION, WINSLOW HILLS PROPERTIES - PARTNERSHIP " ) Mr. Haas reviewed the changes to the sketch plan for Winslow Hills 3rd Addition. The change is because of the 1991 Wetlands Conservation Act which is now in place and which stipulates the developer must avoid the wetland or minimize the effect upon it. There is a wetland area in the area of the proposed Bluebird Street, and the only proposed change now is around Bluebird Street, that is to run it north to Crosstown (-) ( ) Andover Planning and Zoning Commission Minutes - April 27, 1993 '\ Page 3 , ) (Sketch Plan (Revised) - Winslow Hills 3rd Addition, Continued) Boulevard. The street would also be squared up at the intersection of Crosstown. There is also the issue of the realignment of Crosstown Boulevard to create a safer intersection at Crosstown and CSAH 78. With the proposed change to Bluebird, the sketch plan has been submitted to the County Highway Department for further comment. The county had proposed a drastic curve in Crosstown Boulevard; however, the City Staff and developers met with county highway engineers yesterday to reach an agreement for that alignment to have less of an impact on the developer. An agreement has been reached to align Crosstown Boulevard closer to its existing right of way. The developer will dedicate 60 feet of right of way for Crosstown Boulevard when this property is developed. Lot 1 will most likely not meet ordinance requirements for lot width. Garv Gorham, Developer - explained the revision is to comply with regulations regarding the wetlands and the need to change Bluebird Street. The new Wetlands Act also requires them to construct a retention pond prior to having the storm water drainage go into the wetland. The open area is the best area to create the large retention pond. The original county proposal would have utilized 825 feet back from the existing right of way for Crosstown Boulevard. In the agreement reached yesterday, they will give 60 feet. . , .J The Commission felt the proposed revisions make sense and will create greater opportunities for the future development of the commercial area as well. PUBLIC HEARING: REZONING (R-l TO R-4) - WINSLOW HILLS 3RD, WINSLOW HILLS PROPERTIES - PARTNERSHIP \ ) 8:01 p.m. Mr. Carlberg reviewed the request of Winslow Hills properties - partnership to rezone the property in the proposed Winslow Hills 3rd Addition from R-1, Single Family Rural, to R-4, Single .Family Urban. The request meets the applicable ordinances, though he suggested the Commission discuss the effect of the proposed use on the Comprehensive Plan, which is the City's guide to future development. In the 1990 Comprehensive Plan, a portion of this area is shown as a residential mul tiple zoning. However, that Plan has been at the Metropolitan Council for over a year and has not yet been approved by them. The Met Council has required several changes to that Plan, one of which is to withdraw all MUSA requests until the transportation study is done. Technically, the 1990 Comprehensive Plan, which is inconsistent with this proposal, has not been adopted by the City Council. In the City's 1982 Comprehensive Plan, which has been adopted but is 11 years old, this area is shown as R-1 with an ability to expand into an urban area. It was Mr. Carlberg's opinion that the 1982 Plan, which is consistent with this proposal, is the legal Plan at this time. The property can be rezoned at this time, but it cannot be developed until it is accepted by the Metropolitan Council to be included in the MUSA. Staff is recommending approval of the proposal. ( , \....) , \ <_J Andover Planning and Zoning Commission Minutes - April 27, 1993 \ Page 4 _J (Public Hearing: Rezoning, Winslow Hills 3rd, Continued) There was a very lengthy Commission debate on which Comprehensive Plan they should be following and whether or not multiple density is desired in that location. Mr. Carlberg felt that a higher density zoning would mean the area would not be developed for quite some time. Another consideration is the existing single-family residential area abutting this area. Again he expressed the opinion that the 1982 Plan is the legal one at this time, though many things have changed since that Plan was done. With the many changes that have been required by the Met Council to the 1990 Plan, it has been difficult to apply its recommendations. f " Commissioner McMullen preferred to have a legal opinion as to which Comprehensive Plan to follow. He was concerned that after spending three years formulating the Plan at a cost of over $60,000, the Commission is now considering a change to it the first time it is being challenged. He questioned the wisdom of investing the time and money into a Plan that seems to have no meaning. If this area is where multiple density housing was desired, which is one of only a few areas in the city, he felt the Commission should adhere to that recommendation unless there is a legal reason the 1982 Plan should be followed instead. Mr. Carlberg commented the Metropolitan Council has already required many changes to the Plan which was originally submitted to them over a year ago, and still it has not been adopted by them. / Commissioner McMullen also argued if the multiple density area is changed, it should be replaced somewhere else. Commissioner Jovanovich also felt the location shown in the 1990 Plan is an ideal spot for multiple density development. Mr. Carlberg pointed to three other areas proposed for multiple density development, though the one along 138th east of Crosstown Boulevard is already developed. The hearing was opened for public testimony. Garv Gorham, 3538 Mississippi Drive, Coon Rapids, with Winslow Hills Properties - explained that with the change in the Wetlands Act, the multiple density area as proposed in the Comprehensive Plan would be significantly smaller than originally proposed. With the new street configuration and the wetland area, they are left with the type of housing which already exists in the Winslow Hills area. He agrees with the philosophy to provide multiple housing in a specific area which has good access to roads and other facilities. At this point, after polling and talking to prospects, they do not want multiple housing but single family housing instead. A multiple development area needs to have its own access set off from other areas, and it just does not fit here. That is the reason it is proposed for single family residential. i '\ Winslow Holasek, 1159 Andover Boulevard NW - stated the corner of Crosstown and Hanson has always been proposed as commercial. He felt it would not be good to have high density development at that intersection. There is not enough room left to build townhomes, stating he feels single family homes would be much better for that area. , J ( , \_) , '-) Andover Planning and Zoning Commission Minutes - April 27, 1993 Page 5 / (Public Hearing: Rezoning, Winslow Hills 3rd, Continued) Commissioner McMullen asked if it would be possible to table the item for two weeks to allow the Attorney to give an opinion as to which Comprehensive Plan the Commission must follow. Mr. Gorham - stated they are in an extremely big hurry. The number of available single family lots is very low. They have a lot of people who are looking to live in the community or in close proximity to it. If they cannot go forward with the development, many urban type workers in the community would not have jobs. Things are at a critical point right now. Winslow Hills Development is almost entirely sold out now. There is a real need to go forward with this. Mr. Holasek - stated the number of lots available is low, and there are a lot of clients because the interest rates are low. If the lots cannot be provided in Andover, they will go elsewhere because they are not going to wait. It is also good for the City to get some of the trunk line paid for. Jav Johnson, 5825 Main Street, Fridlev - is managing another parcel in Andover on the corner of Hanson Boulevard and Bunker Lake Boulevard. If the Commission feels the need to find another location for multiple . / density development, that area might be an alternative. He has met with the residents in The Hills of Bunker Lake, and they would prefer multiple housing rather than a Neighborhood Business in that location. He stated the City may receive a request for a lateral move from Neighborhood Business to multiple zoning on some of that property. MOTION by McMullen, Seconded by Jovanovich, to close the public hearing. Motion carried on a 4-Yes (Jonak, Jovanovich, McMullen, Peek), 3-Absent (Dehn, Apel, Pease) vote. Acting Chairperson Jonak noted that the City Council is apparently aware of the desire for single family development in this area, since they approved the amendment to the Comprehensive Plan to include this in the MUSA for single family zoning. Commissioner Peek assumed the City is still legally under the 1982 Comprehensive Plan which is interpreted that the R-1 area will grow. He felt the area north of Crosstown Boulevard may be more appropriate for multiple housing. The proposed zoning is consistent with the growth pattern and the type of land use there. Commissioner McMullen still did not wish to completely disregard the planning done for the 1990 Comprehensive Plan and preferred a legal opinion as to which Plan should be followed. " MOTION by Peek, Seconded by Janak, that the Andover Planning and Zoning Commission recommends to the City Council approval of the rezoning request by Winslow Hills Properties - Partnership to rezone property from R-1, Single Family Rural, to R-4, Single Family Urban. The area is legally described on Exhibit A and included in the Staff report. The Planning Commission finds that the proposal meets the criteria established in Ordinance No. 8.5.03(B), namely that there will be no negative effect on the health, safety, morals or general welfare for the . , ,--.J " \ , i \ / Andover Planning and Zoning Commission Minutes - April 27, 1993 Page 6 '. / (Public Hearing: Rezoning, Winslow Hills 3rd, Continued) occupants of the surrounding lands; that the existing and anticipated traffic conditions will not be negatively impacted; there will be no negative impact on the values of the properties in the surrounding areas. There was a lengthy discussion as to whether or not the proposed rezoning was consistent with the Comprehensive Plan; and there was some discussion as to whether the 1990 Comprehensive Plan should be followed or not. A public hearing was held. There seemed to be community support for the rezoning. VOTE ON MOTION: YES-Jonak, Peek; NO-Jovanovich, McMullen; ABSENT-Dehn, Apel, Pease. Motion failed. The item will be placed on the May 18, 1993, City Council agenda with no recommendation from the Planning Commission. 8:35 p.m. PUBLIC HEARING: PRELIMINARY PLAT - WINSLOW HILLS 3RD ADDITION, WINSLOW HILLS PROPERTIES - PARTNERSHIP ) 8:35 p.m. Mr. Haas reviewed the proposed preliminary plat of Winslow Hills 3rd Addition. The approval of the plat would be contingent upon the rezoning of the property to R-4, which was forwarded by the Commission in the previous item with no recommendation. The subdivision consists of 62 single family urban residential lots. Because of the complexity of the grading, drainage and erosion control plan, the Staff is recommending approval of the preliminary plat subject to the review of that plan by the City. Mr. Haas explained the developers, Staff and representatives of TKDA met and agreed the plan for this plat cannot be finalized until the overall drainage plan for the entire area which TKDA is currently doing is completed. There is no way of knowing what will happen with the plat until the City decides how the drainage in the area to the south will function. The exempt parcel is not included in the plat and shouldn't even be shown on the preliminary. , , Mr. Haas also noted that as a result of the agreement reached with the County Highway Department yesterday on the realignment of the intersection of Crosstown Boulevard and Bunker Lake Boulevard, the plat should be subject to the elimination or adjustment of Lot 1, Block 1 and Lots 1 through 3, Block 2, and subject to Bluebird coming in at a 90- degree angle to Crosstown Boulevard. Commissioners McMullen and Jovanovich were concerned about acting on this item when no recommendation was given on the rezoning. Acting Chairperson Jonak felt the City Council would still like a recommendation on the preliminary plat itself. He then asked about the grading and drainage plan for the plat. Mr. Haas outlined the report being done by TKDA for the drainage of the entire basin. It is anticipated the final design for grading and drainage will not be done until the plat is approved by the City Council. The hearing was opened for public testimony. :'-) u Andover Planning and zoning Commission Minutes - April 27, 1993 Page 7 , / (Public Hearing: Preliminary Plat, Winslow Hills 3rd, Continued) Stephen M. Johnston, P.E., Louchs & Associates, Inc., Enaineer for the developer - stated it is a very difficult site for drainage. There are 12 distinct ponding areas included in the Winslow Hills plat, plus the ones beyond the boundaries of this project. They haven't been able to provide the information requested in the City's Water Management Plan that specifically asks for elevation of the 1-, 10-, and 100-year storms. That can be determined after the pipes between the ponds are designed by the City engineers. They are working with the City and TKDA and are willing to make any changes to building elevations if they find there is a problem. Winslow Holasek, 1159 Andover Boulevard NW - understood the concerns of Commissioner McMullen, but felt the plat should be judged on its own merit. If the City Council doesn't rezone the property, they will not consider the plat. If they do approve the rezoning, they would then have the plat to look at. Mr. Carlberg also felt the plat can be considered by the Commission as to whether it meets the ordinance requirements. " Commissioner McMullen asked whether accepting the preliminary without the completed grading and drainage plan will set a precedent and cause problems in the future. He argued that if the previous rezoning item had been tabled to receive a legal opinion, it may have allowed enough time to have the grading and drainage plan completed. Mr. Haas understood the concern, but noted this is a very difficult case. Once the TKDA report is completed, the grading plan will have to be modified, though he didn't expect a lot of changes. He has been requested by the City Engineer to ask the Planning Commission to work with the developer to make the drainage work. Very rarely is this type of problem seen in plats, and they want to be sure existing structures and the system downstream are not adversely affected. The developer will not be allowed to do any construction until this grading plan is in place, but the TKDA feasibility report must be done before the decision on where the storm sewers will go and how they will be sized. '. ) Mr. Gorham - stated his engineer met with TKDA, the county, and City Staff yesterday concerning the Crosstown alignment and the problem of designing the storm water drainage to fit with the overall drainage plan that will go to the Andover pond, then to the creek. From that meeting there was a good consensus of what is needed. They need action on the preliminary plat to know what the City wants for the area before TKDA can complete their feasibility report on the storm water drainage for the area. That is the reason they are asking for action on the plat this evening. If this plan is approved, his engineers will work with TKDA to determine the system that is needed to handle the drainage for the area based on this proposed development. " / Commissioner Jovanovich asked if there would be the same problem if the property were zoned for multiple housing. Mr. Todd said yes, because the developer is trying to avoid the wetland. . \ '0 ~~ Andover Planning and zoning Commission Minutes - April 27, 1993 Page 8 / (Public Hearing: Preliminary Plat, Winslow Hills 3rd, Continued) Mr. Johnston - explained that they and TKDA need to know what plan the City will accept before all the calculations can be done to design the storm drainage. It is a unique situation, one which he didn't think will be found in any other subdivision. Mr. Holasek - stated they do not intend to do anything substandard, as they want the plat to be the very best. They have been careful to not just meet minimum requirements, but have gone the extra step to do things right. There is no problem with the drainage in the proposed 3rd Addition itself. There is adequate ponding for that Addition plus additional land. The City wants to see how the overall system fits. If the preliminary plat is held up, they will loose the construction season. He said there is no danger on the part of the City in what is being proposed. " Mr. Gorham - felt some Commissioners were still grappling with the rezoning question. He pointed out that on the original sketch plan, there was some multiple development. At that time, no one realized that this was wetland. To avoid the wetland, only about five acres of area would be left to plan multiple dwellings. That amount of acreage is very limited for multiple housing bordered by single family, commercial, and by Crosstown Boulevard. A larger area with more open space is needed, which is what people will be looking for when they come to Andover for multiple dwellings. , / Bill Hupp, 1650 Andover Boulevard - has been a resident for 13 years and has watched this area develop. It was his opinion that these developers are doing a nice job of developing in the area overall. It is nice to see someone who cares, stating they have done a lot for the City to establish a good reputation where people like to come to live. He felt the proposed plat is a good idea. The developers do a top-notch job. Marv? ,1286 150th Lane stated the $60,000 spent on the Comprehensive Plan was not just for this area, so not all is wasted. This is just modifying a small portion of it. As a homeowner, she is concerned about bringing in multiple dwellings, thinking it would adversely impact the value of her home. MOTION by Peek, Seconded by Jovanovich, to close the public hearing. Motion carried on a 4-Yes (Jonak, Jovanovich, McMullen, Peek), 3-Absent (Dehn, Apel, Pease) vote. Commissioner Peek asked if any property identification monuments have been requested and asked if the Tree Protection Plan has been submitted. Mr. Carlberg stated no identification monuments have been requested. A Tree Protection Plan has been submitted. , / Mr. Gorham - stated they have no intent to place any more identification signs for Winslow Hills. Mr. Sowada, the City Tree Inspector, has approved their Tree Protection Plan. , \. "-J , \ \.J Andover Planning and Zoning Commission Minutes - April 27, 1993 Page 9 \ ) (Public Hearing: Preliminary Plat, Winslow Hills 3rd, Continued) MOTION by Peek, Seconded by Jonak, that the Andover Planning and Zoning Commission recommend approval to the Andover City Council of the preliminary plat for Winslow Hills 3rd Addition being developed by Winslow Hills Properties - Partnership in Section 23, Township 32, Range 24, Anoka County as described in the legal description as part of the preliminary plat exhibit. A public hearing was held. Reference to the record for comments. Approval is contingent upon the following conditions: 1) That the final grading, drainage and erosion control plan be submitted to the City for review and approval. 2) That the developer is responsible to obtain all necessary permits from the Coon Creek Watershed District, DNR, Corps of Engineers, LGU, MPCA and any other agency that may be interested in the site. 3) That park dedication be as recommended by the Park and Recreation Commission. 4) That the preliminary plat be reviewed to reflect the adjustment of the alignment of Bluebird Street and CoRd 18 subject to the approval of the county and the City according to the proposal dated 4-27-93 and as reviewed as part of the revised sketch plan. VOTE ON MOTION: YES-Jonak, Peek; NO-Jovanovich, McMullen; ABSENT-Dehn, Apel, Pease. Motion failed. Commissioner McMullen commented his vote is based on the lack of the change in zoning, not against the design itself. The item will be placed on the May 18, 1993, City Council \. agenda with no recommendation from the Planning Commission. 9:15 p.m. , \. / The Commissioned recessed at 9:13; reconvened at 9:23 p.m. SKETCH PLAN - HILLS OF BUNKER LAKE 5TH ADDITION, TONY EMMERICH CONSTRUCTION, INC. Mr. Haas reviewed the proposed sketch plan of 146 lots in the Hills of Bunker Lake 5th Addition located in a R-4 Single Family Urban district. The area is not in the MUSA now. There is some wetlands in the plat, and coordination is needed with the Coon Creek Watershed Board. One access to Bunker Lake Boulevard is proposed directly across from the existing access to the Bunker Hills prairie Park. Another exit will be 140th Lane which will connect to the existing 140th Lane east to prairie Road. Access is also being provided to service the property to the north. Tonv Emmerich, Developer - stated the park dedication remains the same as it was recommended in 1986. All cul de sacs are within the 500 feet required by ordinance. Commissioner Peek asked who maintains the wetlands. Mr. Haas was not sure how the City will handle these types of items. If it is a regional pond, it can be made an outlot. Otherwise the back lot lines can be extended for drainage easements. \. Commissioner Peek raised some concern about only one access onto Bunker Lake Boulevard for 146 lots. Mr. Haas explained the county will not allow another exit. They will look at doing something with the entrance as was done in Woodland Creek. / The Commission had no further comments. '\ , / '\ , / , '\ '0 ,) , ) Andover Planning and zoning Commission Minutes - April 27, 1993 Page 10 SKETCH PLAN - UPTOWN CONSTRUCTION, 14114 ROUND LAKE BOULEVARD NW Mr. Haas reviewed the proposed sketch plan of Uptown Construction at 14114 Round Lake Boulevard. It is located in an R-4 district with 11 lots being proposed. The existing structure will most likely be removed. Mr. Haas stated there is no other way to design the plat. The street will be aligned with 141st on the other side of Round Lake Boulevard. The Commission had no comments on the proposal. SKETCH PLAN - EMERALD GLEN, ASHFORD DEVELOPMENT CORPORATION AND SHAMROCK DEVELOPMENT CORPORATION Mr. Haas reviewed the proposed sketch plan of Emerald Glen located on the southern border of Andover, west of Jay Street. The property is zoned R-4 and is in the MUSA district. The drainage for the area is already done. There is some wetland within the subdivision which will have to be approved by the Coon Creek Watershed Board. Commissioner McMullen thought there was a park in the original plan. Jerrv Windschitl, Ashford Development - stated neither of the parcels has been in front of the Commission before. There is a park right across the street in Coon Rapids. Mr. Windschitl also noted the plat is proceeding on the basis that when Coon Rapids did the comprehensive storm sewer plan for the area, all of it was constructed within Coon Rapids or 133rd Avenue with a couple exceptions. That plan calls for the acquisition of Outlot A, which is being included with this plat. It is hoped the City Council will make a decision on their proposal to show that area for public purposes in lieu of park dedication. If this is not acceptable, they will remove Outlot A from the plat and the City will have to condemn it or acquire it by a different method. They are trying to expedite the giving of the outlot to the City. The acreage is in excess of what is needed for park dedication. The ordinance provides that land can be given for public dedication or for park dedication. Coon Rapids, then, would give the Andover Park Board the equivalent amount of cash for this parcel, so the Park Board isn't out any money. No variances will be asked for in the plat. The Commission asked about the intent of some lots in Block 3 and about the wedge lots. Mr. Windschitl - noted the difficulty of working with the Wetlands legislation, and there may be a minor amount of fill needed on Lots I, 2, 11, 12, and 13, Block 3. They have tried to make all the lots buildable so the City has the ability to assess them all. The biggest problem is Lot 12. If it is cannot be made buildable, it probably will be attached or split between two lots or become an outlot. The wedge lots eliminate butt lots and have worked very well in other developments. They do meet the ordinance. The Commission had no further comments. , '" ) \. ) ./ Andover Planning and Zoning Commission Minutes - April 27, 1993 Page 11 / VARIANCE - 3480 BUNKER LAKE BOULEVARD NW, SETBACKS AND LOT REQUIREMENTS DISCUSSION Mr. Carlberg asked that the item be tabled. The Commission agreed. There being no further business, Acting Chairperson Jonak declared the meeting adjourned at 9:47 p.m. \Re'~~L ~la A. Peach Recording Secretary / . /