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HomeMy WebLinkAboutAugust 11, 1987 ,~, , ) '-- ;' J '--';' ,- "\ ',J o o CITY of ANDOVER REGULAR PLANNING AND ZONING COMMISSION MEETING- AGENDA AUGUST 11, 1987 7:30 P.M. 1. Call to order 2. Approval of Minutes 3. Menkveld Sketch Plan 4. Creekside Estates preliminary Plat Review 5. Ron Smith Lot Split, Cant. 6. Good Value Homes Rezoning, Cant. 7. LaDonna & Clifford Chapman Lot Split 8. Tyrone Mills Lot Split 9. Rezoning/Commercial Park, Cant. 10. Simplified Platting Process, Cant. 11. Commercial Lot Split Discussion, Cant. 12. Adjournment .\ I,_~) <:J ,~ " '-~ o o CITY of ANDOVER REGULAR PLANNING AND ZONING COMMISSION MEETING - MINUTES AUGUST 11, 1987 The Regularly Scheduled Andover Planning and Zoning Commission meeting was called to order by Chairman Marjorie Perry at 7:30 P.M., Tuesday, August 11, 1987 at the Andover City Hall, 1685 Crosstown Boulevard N.W., Andover, MN. Commissioners Present: Commissioners Absent: Also Present: Bosell, Vistad, Jacobson (Arrived at 8:20 P.M.) Jovanovich Assistant City Engineer, Todd Haas; City Planner, Daryl Morey; Paul Gengler; Richard Erickson; Gilbert Menkveld; Art Rautio; Ron Smith; John Peterson; LaDonna Chapman; Tyrone Mills; Chuck Cook; others APPROVAL OF MINUTES J.uly 14, 1987 MOTION by Vistad, seconded by Bosell to approve the minutes of July 14, 1987 as written. Motion carried. July 28, 1987 MOTION by Bosell, seconded by Vistad to approve the minutes of July 28, 1987 as written. motion carried. MENKVELD SKETCH PLAN Art Rautio, 1404 S. Broadway, Sauk Rapids - noted that this plat was pre- viously submitted with 66 lots. The proposed plat now has 57 lots. The street on the north end was pulled down to the south to enable the developer to save the trees. Mr. Rautio also noted that the corner lots and some of the lots on the cul-de-sac are larger than required. The basement elevation will be 875; there will be a berm along Bunker Lake Boulevard. The developers have talked to the Department of Natural resources and they will be sending a letter out to them. Commissioner Bosell asked what type of commercial use they are proposing. Mr. Rautio noted that it would be Neighborhood Business. Ms. Bosell explained that the minimum size for a Neighborhood Business is two acres. She asked how they came up with 20 feet of right-of-way on the west side of the plat.. Todd Haas - explained that it is an additional 20 feet in case the inter- section is ever upgraded. The actual street is outside of the plat. Ms. Bosell noted that other developers in the city are having difficulties with homes on 80 foot lots and suggested that perhaps the lots in this plat could be 85 feet wide. j , j Regular Planning commission Meeting August 11, 1987 - Minutes Page 2 CREEKSIDE ESTATES PRELIMINARY PLAT REVIEW ehairman Perry noted that there were several items that needed to be on the plat prior to sending it to the City Council. Paul Genqler, developer - stated that the easements have been indicated as well as the utilities, such as gas, electric, cable TV, etc. The soil borings have been submitted to Todd Haas and he is satisfied with the report. Mr. Gengler and Mr. Erickson have met with the Park Board and the Coon Creek Watershed Board. Ms. Bosell noted that the right of way on the cul-de-sac should be 60 feet. Mr. Gengler thought that the Council had indicated that it could be a 47~ foot cul-de-sac. Todd Haas noted that it either needs to be changed to 60 feet or a variance needs to be granted. Mr. Gengler noted that they have simply been going with what TKDA has recommended. Frank Stone, the Public Works Supervisor, said that when they plow snow they can push the snow right off the cul-de-sac to the back of the property. This item will be tabled until after the recess to allow the developer and the Assistant Engineer to talk to John Rodeberg of TKDA regarding the size of the cul-de-sac. RON SMITH LOT SPLIT, CONT. Ron Smith, 11984 Chisholm, Blaine - noted that he bought this piece of property and the people he bought it from wanted to keep two acres on the corner. Ms. Bosell stated that the parcel on the corner is only 1.62 acres. This property is no longer in the Metropolitan Urban Service area; therefore, the lots need to be 2~ acres. She further noted that Mr. Smith applied for this lot split on June 4th and the MUSA boundary wasn't changed until July 15th. Because he had already submitted an application before the boundary was changed, he might be able to split it as is. Ms. Bosell will ask the city attorney's opioion of this matter and it will be continued to the August 25th meeting. GOOD VALUE HOMES REZONING, CONT. John Peterson, Good Value Homes, 1460 - 93rd Lane N.E., Blaine - stated that he has supplied a copy of the survey of this parcel along with the correct legal description. In his letter to Mr. Schrantz, Mr. Peterson noted that Good Value Homes would be willing to dedicate the necessary right-of-way for the relocation of Crosstown Boulevard. The property currently has a home on it that will be moved. Mr. Peterson noted that the parcel is less than the 2 acre minimum requirement. (Commissioner_Jacobson arrived at this time) \ _/ \~ Regular Planning and Zoning Commission Meeting August 11, 1987 - Minutes Page 3 (Good Value Rezoning, Cont.) Chairman Perry asked if they have any idea what type of business would be going on this site. Mr. Peterson stated they had not thought about what would go there. It is not a good piece of property for residential because of the intersection. Commissioner Jacobson asked if the Commission had discussed the availability of other Neighborhood Business districts nearby, such as the Speedy Market, the parcel on 139th and Crosstown, the parcel in Colonial Creek, the parcel in Kensington Estates and others. Ms. Bosell noted that Neighborhood Business could be an office building, a medical building or some other use; it doesn~t have to be a Tom Thumb. Mr. Jacobson asked Mr. Peterson what they would do with the property if the rezoning is denied. Mr. Peterson stated that he didn't know. At the time of the preliminary plat it seemed logical that it would be commercial property. Ms. Bosell asked if Good Value's intent is to hold the property and develop it or sell it. Mr. Peterson stated that they could do it either way as they have already developed sme other commercial proeprties. He also noted that nothing would be developed on it until Crosstown is relocated. Commissioner Vistad noted that he would rather see Neighborhood Business at this intersection than residential. Ms. Bosell didn't think that all of these NB zones meet the intent of the Comprehensive Plan. She felt that we should contact the developer of the Menkveld parcel and let him know that he should not even cnsider NB zoning in his plat. Daryl Morey, City Planner - felt that we should take a look at the overall area and see what is zoned NB and what is proposed. He suggested that he do this a come back with a report and suggestions and recommendations at the next meeting. One thing to look at is, instead of having NB zones allover the city, to combine some of them into a larger NB which would limit small patches of NB. MOTION by Bosell, seconded by Vistad to close the pUblic hearing. Motion carried. MOTION by Vistad that the Andover Planning and Zoning Commission recommend to the City Council approval of the rezoning as requested by Good Value, Homes from R-4 to NB with a variance from the two acre minimum requirement to 1.62 acres for the following reason: 1) A public hearing was held and there was no opposition. Motion dies for lack of a second. } MOTION by Jacobson that the Andover Planning and Zoning Commission recommend to the City Council denial of the rezoning as requested by Good Value Homes from R-4 to NB for the following reasons: 1) Outlot A contains less acreage than is required by Ordinance 8; 2) There are within a l~ mile radius of this site, seven existing or potential Neighborhood Business sites. \J U Regular Planning Commission Meeting August 11, 1987 - Minutes Page 4 (Good Value. Rezoning, Cant.) .' The Planning Commission also feels that the intent of the Comprehensive Plan, while to allow NB in the community, does not intend for rezonings which would result in an excess of NB sites in the city and this would be contrary to the intent of the Comprehensive Plan. A public hearing was held and there was no public opposition. Seconded by Bosell for discussion. Ms. Bosell stated that the ordinance allows for the Planning Commission to request further data. She asked Mr. Jacobson if he would consider amending his motion to move this item to the next meeting and part of the criteria would be to have the applicant come up with a feasibility report to see if this NB district is needed. She noted that we have required feasibility reports in the past. Mr. Peterson stated that they really don't care what the property will be used for. They feel that the city should be less involved in what is feasible and what is not. Ms. Bosell stated that her intention in requesting a feasibility report is to see what other options there are, such as a studio, restaurant, etc. Vote on Motion: Yes - Jacobson, Perry; No - Vistad, Bosell. Motion fails. . I MOTION by Bosell, seconded by Vistad to continue for two weeks the Good Value Homes rezoning to allow time to work with the Planner and have a proposal for the next meeting. Motion carried on a 3 yes, 1 no (Jacobson) vote. This will be continued at the August 25th meeting. Recess 8:50 - Reconvene 9:00. LADONNA CHAPMAN LOT SPLIT LaDonna Chapman, 1021 Cross Street, Anoka - stated that they want to take 50 feet from one lot and add it to the other lot so that they end up with two buildable lots. The lots would meet everything except the frontage requirement. The lots would have 150 feet of frontage and 165 feet is required. Ms. Bosell noted that these are existing lots of record and there is no way to add property to them. Mu. Jacobson stated that because sewer is not available in this area, the lots do not meet the requirements for properties outside of the MUSA. / o Regular Planning Commission Meeting August 11, 1987 - Minutes Page 5 (Chapman Lot Split, Cont.) u Commissioner Bosell stated that Ordinance 10C a(3) states that areas lacking Municipal sanitary sewer outside the MUSA do not need to comply with the 2~ acre, 300 foot frontage requirement if they were platted prior to October 17, 1978. This property was approved prior to 1978 and does not need to comply with that requirement of 2~ acre lots. i , MOTION by Bosell, seconded by Vistad that the Andover Planning and Zoning Commission recommend to the City Council approval of the lot split requested by LaDonna and Clifford Chapman for the properties described as 'That part of the South 100 feet of the North 1,160 feet of the West Half of the Northwest Quarter of the Southwest Quarter of Section 15, Township 32, Range 24 in Anoka County, Minnesota lying Ivest of the East 322.99 feet thereof; said distances being measured parallel with the East and North lines of said West Half of the North- west Quarter of the Southwest Quarter. Subject to an easement for road purposes over the east 33 feet thereof (Lot M) and 'That part of the South 200 feet of the North 1,060 feet of the West Half of the Northwest Quarter of the Southwest Quarter of Section 15, Township 32, Range 24 in Anoka County, Minnesota, lying West of the East 322.99 feet thereof; said distances being measured parallel with the East and North lines of said West Half of the Northwest Quarter of the South- west Quarter. Subject to an easement for road purposes over the East 33 feet thereof (Lot N)', pursuant to Ordinance 10, Section 9.06 (a)(3) for the following reasons: 1) By allowing the 50 foot piece of property to be cut off Lot M and combining it Vlith Lot N, each lot will have 150 feet of frontage and meet or exceed the 39,000 square foot area requirement. It is recommended that a variance be granted in regard to lot frontage, that variance being 15 feet because the lots still meet the requirement for on-site septic systems. The purpose of the lot split is to allow for two building sites to be created. It should be noted that a public hearing was held and there was no opposition. The lot split is subject to park dedication fees pursuant to Ordinance 40. Approval is contingent upon the combination of the 50 foot parcel with the existing parcel. Motion carried unanimously. This will go to the City Council on September 1, 1987. TYRONE MILLS LOT SPLIT Tyrone Mills, 17340 Roanoke Street N.W. - stated that they have 500 feet of frontage on Roanoke and they want to split the parcel into two parcels, one Vlith 165 feet and one with 339 feet. There is an existing 50 x 100' shed that he wants to have on the new building site. Commissioner Jacobson noted that the 165 foot parcel is about one-half of what is required for frontage. By granting this request we would be creating a substandard lot. . / Chairman Perry stated that at one time this property was in the City of Ramsey. The properties on the east side of Roanoke have 120 feet of frontage. ,. \ V , \ \J Regular Planning Commission Meeting August 11, 1987- Minutes Page 6 (Mills Lot Split, Cont.) " I .' Ms. Bosell asked Mr. Mills what difficulties he would encounter if the parcels each had 250 feet of frontage. Mr. Mills noted that he would then have two parcels that require variances. Mr. Jacobson stated that he would be more comfortable varying 50 feet then 150 feet on the lot frontage. It was suggested that Mr. Mills redraw his lot split with two parcels each having 250 feet of frontage. MOTION by Jacobson, seconded by Bosell to continue this item to the next meeting. Motion carried on 3 yes, 1 no (Vistad) vote. This will be continued to the August 25th meeting. CREEKSIDE ESTATES PRELIMINARY PLAT, CONT. Todd Haas, Assistant City Engineer - approved a right of way of 47 feet. utilities on the property and Public a 47 foot right of way. noted There Works that the City Council is a 10 foot easement for doesn't have a problem with I .' MOTION by Vistad that the Andover Planning and Zoning Commission recommend a variance for the cul-de-sac from 60 feet to 47 feet. Motion dies for lack of a second. MOTION by Bosell, seconded by Jacobson to reconsider the motion made on July 27th in regard to Creekside Estates. Motion carried. MOTION by Bosell, seconded by vistad that the Andover Planning and Zoning Commission recommend to the City Council approval of the preliminary plat of Creekside Estates being developed by Paul Gengler and Richard Erickson in Section 27-32-24 for the following reasons: 1) The plat has been reviewed by the Andover Review Committee and has received favorable recommendations from that Committee; 2) The plat meets or exceeds the requirements of Ordinance 10; 3) The plat is in confor- mance with the Comprehensive Plan. It is recommended that a variance be granted pursuant to Section 9.03 of Ordinance 10 as it pertains to 60' of right-of-way and 50' radius on cul-de-sacs pursuant to City of Andover Improvement Project 87-4 and plans prepared by TKDA for construction of this project. A public hearing was held; there was no public input. " It is further noted that the Park Board recommendation needs to be met. , J Motion carried unanimously. ,- \ ~ u Regular Planning Commission Meeting August 11, 1987 - Minutes Page 7 (Creekside Estates, Cont.) , I , MOTION by Jacobson, seconded by Bosell that the reason for the reduced right-of-way for the cul-de-sac is a recommendation from Public Works that the 20 feet of space westerly of the paved surface of the cul-de- sac will be sufficient for snowplowing without impacting neighboring lots. Motion by Jacobson, seconded by Bosell to withdraw the motion. Motion carried. It was suggested that a memo be sent to the Public Works Supervisor stating that if Public Works changes things, the Planning Commission needs to have something in writing. CONTINENTAL DEVELOPMENT SKETCH PLAN Todd Haas - explained that Mr. Cook's sketch plan has a different street alignment. The property requires a larger area for ponding so the cul-de-sacs have been eliminated. Two different options have been provided - Option B would require swales and Option A would divert the water using curb and gutter to a pipe. Mr. Haas noted that staff is recommending Option A. Mr. Cook noted that this plat meets the Coon Creek Watershed requirements. , Ms. Bosell asked Mr. Cook if he would consider combining two lots adjacent to Oak Bluff as the property owner in Oak Bluff would have five backyards around their house. I / Mr. Cook stated that if he did that, the assessments on the larger lot would be about $25,000. REZONING/COMMERCIAL PARK, CONT. Daryl Morey, City Planner - presented the Commission with some recommend- ations he came up with for the rezoning by looking at comparable districts in Blaine, Coon Rapids and Fridley. He noted that one of the things he took out was transportation terminals. Mr. Morey recommended that either the area be zoned part GB and Part LI or a new zoning district be created. M.R. Olson, 2148 Bunker Lake Boulevard - stated that he has 10 acres which he has owned for 12 years. When he bought the property it was zoned General Business and in 1979 the City rezoned it to General Industrial. He didn't think it is fair to exclude transportation terminals as that is what he is using his property for at the present time. He felt it is shameful that the city is trying to change the ground rules. Cecil Heidelberqer - stated that he has been in the tire business since 1939 and that he bought his property on Bunker Lake Boulevard after World War II and he wants to be able to recycle tires on his property in the future. / M.R. Olson - stated that in order to grow, you have to be more liberal in what you allow. -', '\.J (J Regular Planning Commission Meeting August 11, 1987 - Minutes Page 8 I (Commercial Park, Cont.) Chairman Perry noted that we don't want to see the businesses that are existing today forced out of business but we do want to look at what we would like for the city 10 to 15 years along the line. We have to have very stringent controls on what new development we are going to allow. Commissioner Jacobson felt we should take what is listed as special uses and make them permitted uses with the exception of liquor and maybe a few others. Chairman Perry stated that we would like to see strict conformance with Ordinance 78. Mr. Olson asked why the city can't do what they want with the Sonterre property and leave the rest of them alone. Commissioner Perry explained that the intent is to plan for future development. The city is going to need an area that is set aside for commercial development. We have the opportunity to do this through the tax increment policy. If we don't make plans at this point, it becomes more difficult to create a more cohesive plan. The Planning Commission is charged with making a recommendation to the City Council as to what we feel would be an appropriate plan for the area. It was noted that the public hearing for this rezoning has been scheduled for August 25th. A special meeting was scheduled for 6:00 p.m., Tuesday, August 18th, to discuss this item further. SIMPLIFIED PLATTING PROCESS, CONT. This item, along with Commercial Lot Splits, will be discussed at the Special Meeting on August 25th. The Chairman declared the meeting adjourned. Meeting adjourned at 11:35 P.M. Respectfully submitted, U'/Ub Vicki Volk - Commission Secretary " /