Loading...
HomeMy WebLinkAboutAugust 25, 1987 :] or-'\, ',-~ ,'~ ,..J o o CITY of ANDOVER REGULAR PLANNING AND ZONING COMMISSION MEETING - AGENDA AUGUST 25, 1987 7:30 P.M. l. 2. 3 . 4 . 5. 6 . 7 . 8 . 9 . 10. ll. 12. 13. Call to order Approval of Minutes Ron Smith Lot Split, Cont. Good Value Homes Rezoning, Cont. Tyrone Mills Lot Split, Cont. Jay Clemens Special Use Permit Public Hearing Ind. School District #11 Special Use Permit Public Hearing ABC Mini-Storage Special Use Permit Public Hearing James perunovich Special Use Permit Public Hearing Andover Commercial Park Rezoning Public Hearing Andover Commercial Park Preliminary Plat Public Hearing Simplified Platting Process/Commercial Lot Splits, Cont. Adjournment o o o CITY of ANDOVER REGULAR PLANNING AND ZONING COHMISSION MEETING - MINUTES AUGUST 25, 1987 The was 25, MN. Regularly Scheduled Andover Planning and zoning Commission meeting called to order by Chairman Marge Perry at 7:30 P.M., Tuesday, August 1987 at the Andover City Hall, 1685 Crosstown Boulevard N.W., Andover, Commissioners Present: Commissioners Absent: Also Present: Bosell, Jacobson, Vistad Jovanovich Todd Haas, Assistant City Engineer; Daryl Morey, City Planner Approval of Minutes Auqust 11, 1987 MOTION by vistad, seconded by Jacobson to approve the minutes of August 11, 1987 as written. Motion carried. Auqust 18, 1987 MOTION by Jacobson, seconded by Vistad to approve the minutes of August 18, 1987 as written. Motion carried. r- <_J Ron Smith Lot Split, Cont. Chairman Perry explained that at the last meeting Commissioner Bosell was asked to check with the city attorney to get clarification on whether Mr. Smith had vested interest because he applied for the lot split prior to the MUSA boundary being changed. Ms. Bosell stated that she sent a request to Mr. Hawkins on August 18th asking his opinion on vested interest. Mr. Hawkins, via his secretary, said that he didn't feel Mr. Smith had vested interest; therefore, the lot needs to have 300 feet of frontage and 108,900 square feet. Because Mr. Hawkins' response was via his secretary, Ms. Bosell stated that she would like to double check to make sure this is what Mr. Hawkins intended. Mr. Smith felt that because he has a purchase agreement and a deed he has vested interest. However, Mr. Smith agreed to come back to the next meeting and then go to the Council on September 15, 1987. Good Value Homes Rezoninq,Cont. Chairman Perry noted that a letter was received from John Peterson indica- ting that he interpreted the discussion at the last meeting as a denial of the rezoning. The secretary called Good Value and because Mr. Peterson is out of town, Don HardIe said that he would be present at tonight's meeting. " " V This item was tabled until later in the meeting as Mr. HardIe was not yet present. o u Regular Planning Commission Meeting August 25, 1987 - Minutes , Page 2 , ~ Jay Clemens Special Use Permit, Public Hearinq Chairman Perry opened the public hearing. Jay Clemens - plants, etc. building will explained that his request is for outdoor sales of shrubs, The sales lot will blend into the landscape and the only be an A-frame in the treed area. Commissioner Vistad asked if this request shouldn't require a drawing showing parking, surface of the parking lot, entrances and exits, etc. Commissioner Jacobson asked Mr. Clemens if he is prepared to blacktop the parking lot. Mr. Clemens stated that he had only planned to use this area temporarily, which is the reason he applied for the Special Use Permit. Ms. Bosell explained that she worked with Mr. Clemens to get this ready for the Planning Commission. This is intended to be a temporary use and he expects the city to put a time limit on it. If this is approved for open sales it would be subject to the commercial site plan with certain criteria waived because there would be no permanent structures. She felt that we should get some comment from the Anoka County Highway Department on the location of the entrance and exit. ~ i / Ms. Perry asked if this would be seasonal and if it is, what months it would be in operation. Mr. Clemens stated that it would probably be operational from March or April through the summer. Mr. Vistad asked if his customers would be utilizing the A-frame when they pay for their purchases. Mr. Clemens replied that they would. Ron Smith - as a developer of the Hills of Bunker Lake he is concerned because they are building some very nice homes. He would rather see a permanent business instead of a temporary business. MOTION by Jacobson, seconded by Vistad to close the public hearing. Motion carried. Mr. Vistad felt that with the sketch that has been provided he could not vote favorably on this. He stated that he would have to see what kind of building he will be constructing, what the layout will be and what the county will approve. Mr. Jacobson stated that he doesn't have a problem with that kind of business but this will probably be 9 months out of the year and that suggests that it is permanent. He suggested that Mr. Clemens go back and lay it out and look at the ordinances. \ Ms. Bosell explained that the request is for the use only, not for the j development of tghe property. The next thing he needs to do is the commercial site paIn. That will determine whether he can develop this property the way he wants. He also has to convince the Andover Review Committee and the Building Official to waive some of the requirements. Q U Regular Planning Commission Meeting August 25, 1987 - Minutes Page 3 (Clemens S.U.P., cont.) Ms. Perry indicated that she would agree with Mr. Jacobson and Mr. vistad. She didn't have a problem with the sales but there isn't enough information for her to make a recommendation. She felt the blacktop requirement could be waived but there would have to be some kind of recommendation on the type of surface that would be required. MOTION by Bosell, seconded by Jacobson to table this item to the September 8th meeting. Motion carried. Good Value Homes Rezoning, Cont. , Daryl Morey, City Planner - explained that he looked at what Neighborhood Business zones we have in the city presently and whether they are developed. Good Value Homes and Mr. Menkveld are proposing NB areas very close to each other. We are starting to see a concentration of Neighborhood Business zones in that area. Mr. Morey stated that that prompted him to do some looking at our present ordinances and the Comprehensive Plan. Ordinance 8, Section 4.17 outlines four conditions that must be met before any area can be rezoned to Neighborhood Business. Those conditions are 1) the area must be located adjacent to a thoroughfare or collector street; 2) a plot plan showing structures, parking, driveways, landscaping, and screening must be submitted; 3) Construction must begin within 24 months and the project must be completed within five years or a Special Use Permit will be required; 4) the area to be zoned NB shall include at least two acres. The Comprehensive Plan recommends that future commercial areas have an integrated business center developed according to a specific site plan justified by a feasibility study; spot zoning shall be strongly discouraged; neighborhood centers shall be developed as cohesive, highly inter-related units; and the location of new business areas should be justified by an adequate market study and consideration for the community development and circulation pattern. Mr. Morey recommended that a site plan be drawn up and submitted and also that a market study be done. These will help the city to determine commercial development. A lot of the NB parcels are residentially undesirable. Mr. Morey suggested that the developers consider leaving these areas in their natural state, which would be a benefit for the property being developed. / Ms. Bosell stated that when Hidden Creek was platted, had the developer been familiar enough with the ordinances they would have had this as a two acre site. This proeprty could have been part of the backyards of the existing lots. Regarding the Menkveld parcel, a lot of it is wetland and it is not known if it can all be developed. She agreed with Mr. Morey that we need to ahve a market study done. Chairman Perry agreed that before a determination to rezone is made, we need a market study and a feasibility report. We're being asked to rezone these properties with no idea what will be developed on them. \ , Mr. Jacobson stated that another thing we have to ask is why we have Neighborhood Business and we have to look at what is already there. There are 8 NB zones within 3 miles of each other that are either proposed or existing. He felt we should rezone if there is a need and he thought that we have enough to meet the needs of the city now. (J u Regular Planning Commission Meeting August 25, 1987 - Minutes " Page 4 (Good Value Homes Rezoning, Cont.) Don HardIe, Good Value Homes - stated that they would have to have some indication that if the feasibility study showed there was a need, the property would be rezoned. Mr. Vistad noted that everyone expects an NB zone to have a Tom Thumb or Speedy Market when it could be an office building or some other use. He stated that if they brough in a site plan showing a use other than a convenience store, he would be very favorable to looking at it. Ms. Bosell felt that they should come in with a site plan that meets the criteria of Ordinance 8, Section 4.17. A variance would be required for the lot area. Mr. HardIe agreed to prepare a site plan. Ms. Bosell asked Mr. Menkveld and Mr. Rautio their feelings on this. Art Rautio noted that he has been involved with three other developments and they include a pizz place, several convenience stores, dry cleaners, etc. Basically, when you have two heavily traveled intersections, those are good areas for commercial use. The people who want to lease from you will do a market study to see if the area would support their business. He stated that they would be spinning their wheels if they went ahead and did a feasibility study without having the property rezoned. " / MOTION by Jacobson, seconded by vistad to table this item until such time as the applicant notifies the city that he is ready. Motion carried on a 3 yes, 1 no (Bosell) vote. Motion carried. Ms. Bosell noted that she voted no because she felt this should be on the September 8th agenda. Independent School District ill Special Use Permit, Public Hearing Chairman Perry opened the public hearing. Paul Erickson, architect - explained that they are requesting a Special Use Use Permit for a 10,000 gallon fuel storage tank. The bids for the school were taken last week and last night the School Board awarded the contract. Construction will begin in about a week. Commissioner Jacobson asked what the line shown as "G" represents. Mr. Erickson indicated that it is a gas line. Ms. Bosell noted that this storage tank needs to be inspected by the Fire Marshal and the Building Official. Her only concern is the dimension of the fuel tank in relationship to the building. " ) Mr. Erickson noted that the tank will be four feet below grade. Their mechanical engineer has talked with the Building Official and the Fire Marshal. f- \ ~ u Regular Planning Commission Meeting August 25, 1987 - Minutes Page 5 (Ind. School Dist. #11 S.U.P., Cont.) , ~ / MOTION by Jacobson, seconded by Bosell to close the public hearing. Motion carried. MOTION by Jacobson, seconded by Bosell that the Andover Planning and Zoning Commission recommend to the City Council approval of a Special Use Permit requested by Independent School District #11 for a permit to install a 10,000 gallon underground fuel storage tank on property in Section 27-32-24 subject to the following: 1) the tank will be installed in accordance with the State Fire Code; 2) the City Fire Marshal and Building Official will inspect the installation; 3) it will be subject to final as built drawings of the building as furnished to the Fire Marshal. Motion carried unanimously. This will go to the City Council on September 15, 1987. ABC MINI-STORAGE SPECIAL USE PERMIT PUBLIC HEARING As no one was present, this will be tabled until later in the meeting. James Perunovich Special Use Permit Public Hearing James Perunovich - stated that his request is to divide a duplex into , two separate units with a zero lot line. Each unit has a separate sewer , and water service and a party wall agreement has been drawn up. Commissioner Bosell stated that we need to have a survey showing the dimensions for each lot and the sewer and water services need to be shown. It was the concensus of the Commission that rather than have a survey Mr. Perunovich could provide a drawing showing the dimensions of the lots once split. This item will be continued to the September 8th Planning Commission meeting and if approved at that meeting, will go to the City Council on September 15th. Recess 9:02 - Reconvene 9:14 Andover Commercial Park Rezoning Public Hearing Chairman Perry opened the public hearing. Daryl Morey explained that the Planning Commission met last Tuesday night and decided that the commercial park should have only one zoning. Based on that, Mr. Morey revised the list of permitted and special uses that would be allowed. , Ms. Perry stated that one of the concerns of the residents at the last meeting was the number of special uses as opposed to permitted uses. Some of the special uses have since been changed to permitted uses. Mr. Morey presented several definitions that the Commission might want to o o Regular Planning Commission Meeting August 25, 1987 - Minutes Page 6 (Commercial Park Rezoning, Cont.) . , , use as a guide. He noted that minor changes that were made include taking out building material storage and sales as that was the same as lumber yard and commercial storage was changed to mini-storage. Commissioner Vistad felt that building materials should be in the ordinance as he could have a store that just sells building materials without it being a lumber yard. Commissioner Jacobson asked why trucking terminals are not on the list. Mr. Morey felt that trucking terminals would generate a large amount of large truck traffic. Mr. Jacobson asked M.R. Olson how much property you need for a trucking terminal. Mr. Olson noted that you can get a terminal on a one acre site. UPS would only need 1/2 acre. Mr. Olson felt that because we don't have a railroad siding, we need to have a trucking terminal allowed in the city. Ms. Bosell stated that the property could still be zoned two different districts. She felt that the Sonterre property would not be big enough for a trucking terminal. M. R. Olson, 2148 Bunker Lake Boulevard - stated that he has had a trucking , terminal for the last 12 years and felt that the city is trying to get ) rid of him. He also noted that any commercial park will have a very large need for a trucking terminal. However, Consolidated Freightways or PIE would not be going into the Andover Commercial Park. Day tons or Wicke's Furniture are the type that would be there. He felt the city would be making a big mistake by not allowing trucking terminals. Parcel delivery service is a growing business in Minnesota. Some of these businesses are limited to 50 pound packages. He stated that it would make common sense to include this use. Marion Heidelberqer - was under the impression that this was going to be an industrial park rather than a commercial park. Chairman Perry explained that industrial would bring heavier uses than commercial. It was noted that the Sonterre property and Watt's Garden Acres have residential properties adjacent to them. Ms. Perry stated that she woudl tend to believe that in this stage of our development we are going to be seeing requests for motor freight terminals. She did not want to see them adjacent to residential areas but felt that they should be included with certain conditions such as where they can be located. ) Mr. Olson stated that we will not have the big trucking companies here because we don't have an interstate highway. He also noted that there are state and federal guidelines that govern trucks. Mr. Jacobson suggested that we could allow them, but they would have to o , \ U Regular Planning Commission Meeting August 25, 1987 - Minutes Page 7 (Commercial Park Rezoning, Cont.) ... ) front on Bunker Lake Boulevard or a major thoroughfare. Mr. Vistad asked what we would do if a smaller trucking company wanted to be on one of the interior lots. Mr. Jacobson asked Todd Haas how heavy the interior roads would be. Mr. Haas noted that they would be 9 ton roads. Mr. Olson suggested restricting them to the properties north of Commercial Boulevard and south of Bunker Lake Boulevard. Ms. Bosell agreed with having transportation terminals but not motor freight terminals. Mr. Vistad felt we should have motor freight terminals as a special use and transportation terminals as a permitted use. Mr. Morey then noted that equipment rental was changed to rental business. Mr. Vistad asked to see a definition for commercial storage to see what we are excluding. Mr. Morey noted that he was unable to find a definition for commercial storage. '... , ) Mr. Jacobson felt that repair services should include repair of vehicles because new car sales would be doing warranty work. Ms. Bosell stated that this should be a special use. Joanne Wilber, 13608 Jay Street - asked what the city is going to do about the existing junkyards. Ms. Bosell explained that they will be allowed to stay because they are grandfathered-in. If the use ceases for a period of one year, they will not be allowed to operate again as a junkyard. Les Bever, 2380 Bunker Lake Boulevard - asked why his property was excluded. Mr. Bever was told that he should ask that of the City Council or the attorney. M.R. Olson - questioned sales is a special use. without used cars. why new car sales is a permitted use and used car He stated that you won't have new car sales Ms. Perry noted that the Commission wanted used vehicle sales under Special Uses so that we have some controls. MOTION by Jacobson, seconded by Vistad to close the public hearing. Motion carried. .... ) Commissioner Jacobson suggested that under permitted uses we allow trans- portation terminals. Mr. Vistad felt that under Special Uses we should have motor freight terminals so that we have some control. Ms. Perry noted that she would be in favor of transportation terminals as a permitted use. She was not particularly interested in the motor freight terminal as a use. Mr. Vistad stated that if we don't include motor freight terminal we would be eliminating businesses such as UPS. /- \ '-.) o Regular Planning Commission Meeting August 25, 1987 - Minutes Page 8 (Rezoning Commercial Park, Cont.) " ,/ Mr. Bever stated that we are eliminating businesses such as Roadrunner and they only deliver letters. MOTION by Jacobson that the Andover Planning and Zoning Commission recommend to the City Council approval of the rezoning request from General Industrial to Commercial Park District, submitting the typed sheet as the permitted, special and excluded uses. The rezoning will be subject to an amendment to Ordinance 8 providing for this new district to be created. Motion dies for lack of a second. MOTION by Bosell, seconded by Jacobson that the Andover Planning and Zoning Commission recommend to the City Council approval of the rezoning request of the Andover Commercial Park from General Industrial to Commercial Park District for the following reasons: 1) it will not be detrimental to the health, safety or general welfare of the residents; 2) it will not have an adverse affect on scenic or property values of surrounding properties; 3) it will not have an adverse affect on traffic affecting this property; 4) it is not in conflict with the spirit or intent of the ordinances of the City of Andover or in conflict with the Comprehensive Plan. , A public hearing was held. There were comments in regard to particular uses but not in regard to the intent of the district as such. / It is recommended that approval be contingent upon development in the Andvoer Commercial Park being done in conjunction with Ordinance 78 and a Commercial Site Plan application. Approval is also subject to an amend- ment to Ordinance 8, Sections 3.02, 6.01 and 7 in regard to permitted, accessory and special uses so that the district provisions would match the recommendations of the planner in regard to the Commercial Park District. Further, that the Commercial Park District as prepared by the planner would be included as part of this recommendation making the follwoing amendments: under permitted uses, it would include transportation terminals as defined in Ordinance 8, Section 3.02 and under Uses Excluded it would include the word storage following toxic waste. Motion carried unanimously. This will go to the City Council on September 15, 1987. Recess 10:35 - Reconvene 10:42 Tyrone Mills Lot Split, Cant. Marion Mills, 17340 Roanoke Street N.W. - stated that the new drawing for the lot split shows one lot with 262 feet of frontage and the other lot having 238 feet of frontage. " ) Commissioner Jacobson noted that he still has the same concern as at the last meeting. He stated that he would be willing to go along with one lot that was substandard by 10 or 15 feet but this would be two lots that don't have enough frontage, thereby creating two substandard lots. 1 1, Q. . Regu ar P ann1ng Comm1SS1on Meet1ng August 25, 1987 - Minutes Page 9 (T. Mills Lot Split, Cont.) C) , .' Ms. Perry stated that one possibility is that Mr. and Mills purchase 100 feet on either side of them, which would enable both lots to have the required frontage. MOTION by Bosell that the Andover Planning and Zoning Commission recommend to the City Council approval of a lot split request of Tyrone Mills for property located at 17340 Roanoke Street N.W. for the following reasons: 1) it will not be detrimental to the health, safety or general welfare of the residents; 2) it will not have an adverse affect on scenic or property values of surrounding properties; 3) it will not have an adverse affect on traffic; 4) it is not in conflict with the Zoning Ordinance or the Comprehensive Plan. Approval will be contingent upon the following variances being granted: 1) a variance from Ordinance 8, Section 6.02 for lot frontage being less than 300 feet. The variance be granted under Section 4.04 which provides that a lot of record on or before the adoption of the amendment to Ordinance 8, which was in 1980, be allowed to occur and deemed buildable if it meets 60% requirement; 2)Further, substantiating this variance recommendation is the fact that this parcel was originally developed under the terms and conditions of the City of Ramsey and was added to Andover as part of an annexation process. Motion dies for lack of a second. MOTION by Jacobson, seconded by Vistad that the Andover Planning and \ zoning Commission recommend to the City Council denial of a lot split / requested by Tyrone Mills for the property located at 17340 Roanoke Street N.W. for the following reasons: 1) Under Ordinance 40B, the resultant lots must meet or exceed lots in the applicable zoning district. Neither of these two parcels meet the frontage requirements. 2) Notwithstanding Andover ordinances, which allow lots that meet the 60% requirement, the Commission feels this is creating a new lot and that ordinance is not applicable in this situation. Vote on motion: Yes - Vistad, Jacobson; No - Bosell, Perry. Motion fails MOTION by Bosell, seconded by Perry to reintroduce her motion. Vote on motion: Yes - Bosell, Perry; No - Jacobson, vistad. Motion fails. This will go to the City Council on September 15, 1987. Andover Commercial Park preliminary Plat Public Hearinq Todd Haas, representinq the City of Andover, developers of the property - stated that the plat contains 12 lots with an average lot size of 1.4 acres. There are four outlots that are questionable for building purposes. Out- lots Band 0 are for drainage ponds. Mr. Haas noted that the Andover Review Committee had no major concerns with the plat. Chairman Perry opened the public hearing. " j MOTION by Vistad, seconded by Jacobson to close the public hearing. Motion carried. 1 1. (). , Regu ar P annlng CommlSSlon Meetlng August 25, 1987 - Minutes Page 10 (Commercial Park Pre. Plat, Cont.) (.J , , ; Ms. Perry asked if the changes had been made that were requested by the Highway Department. Todd Haas noted that they will be made when Jeff Caine, the surveyor, makes the other changes. Commissioner Vistad felt that Commercial Boulevard should be changed to l36th Avenue. Ms. Bosell stated that she liked the idea of it being Commercial Boulevard. She then noted that the location of the drainage and utility easements needs to be shown. The legend also needs to show a typical lot. The surface of Bunker Lake Boulevard needs to be identified as bituminous. She asked if the petition for improvements has been sub- mitted. Mr. Haas noted that it had not. Commissioner Jacobson noted that half streets are not allowed and there is one shmm on the plat. He also noted that Lot 3, Block 1 looks like it is under water. Mr. Haas stated that the grading plan shows that lot as being filled. Mr. Jacobson suggested that the source of water supply and sanitary sewer also be shown on the legend. The pad elevations and the setbacks on the lots are not shown on the plat. He asked \~hy Commercial Boulevard is 80 feet and the other streets are 60 feet. ~ Mr. Haas explained that Commercial Boulevard will be the major street ,; through the commercial park. He also stated that there will be a median along the middle of Commercial Boulevard and when someone buys a lot, the median will be cut for left and right turning lanes. Mr. Jacobson felt that the minimum lot size should be one acre. It was suggested that Outlot A be extended to the west so that in the event it's ever dewatered, we would have a buildable lot. Mr. Jacobson asked if there will be any type of berm along Verdin Street. Mr. Haas noted that Verdin will have concrete curb and gutter. Mr. Jacobson also questioned the driveway easement through Lots 3 and 4 of Block 1. It was noted that this is not an easement and it should say existing driveway. MOTION by Bosell, seconded by Jacobson to continue this item to the September 8th meeting. Motion carried. Simplified Plattinq Process/Commercial Lot Splits Commissioner Bosell stated that she spoke with the Mayor and told him there was nothing the Planning Commission felt would be eligible for exemption from the Platting Ordinance. She proposed to him to tie it into whether or not streets were created. " ) / Ms. Perry explained that the attempt was made to come up with some criteria to simplify the process and we should inform the Council that we don't suggest any changes. ( , '-) u Regular Planning Commission Meeting August 25, 1987 - Minutes Page 11 \ ) Commercial Lot Splits, Cont. Ms. Bosell didn't feel that commercial properties should be allowed to go through a lot split, They should be platted so that a public hearing is held. Chairman Perry will inform the Council that the Commission recommends no changes in the lot split ordinance. MOTION by Vistad, seconded by Perry to adjourn. Motion carried. Meeting adjourned at 12:16 A.M. Respectfully submitted, u~ Vicki Volk - Commission Secretary , ) , i ,