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HomeMy WebLinkAboutMarch 10, 1987 ~~ ,-"\ '--../ ~) " \.J () CITY of ANDOVER REGULAR PLANNING AND ZONING COMMISSION MEETING-AGENDA MARCH 10, 1987 7:30 P.M. l. 2. 3. 4. 5. 6. 7. 8 . 9 , 10. ll. 12. 13. 14. Call to order Approval of Minutes Batson's Industrial Park Preliminary Plat, Cont. Al Parent Variance Vicky Pieper Variance Jeff Johnson Special Use Permit Public Hearing Kensington Plaza Special Use Permit/PUD Kensignton Estates Preliminary Plat Public Hearing/ Rum River Ranch Estates Preliminary Plat Public Hearing John Fields Lot Split Day Care Facility/Shopping Center District Ordinance 8, Section 6,02 Amendment Adjournment () l) " '\ " ) -' CITY of ANDOVER REGULAR PLANNING AND ZONING COMMISSION MEETING - MINUTES MARCH 10, 1987 The Regularly Scheduled Andover Planning and Zoning Commission meeting was called to order by Chairman Maynard Apel at 7:30 P.M., Tuesday, March 10, 1987 at the Andover City Hall, 1685 Crosstown Boulevard N.W., Andover, MN. Commissioners Present: Commissioners Absent: Also Present: Bosell; Pirkl; Vistad; Jacobson Jovanovich; Rogers Todd Haas, Assistant City Engineer; Jerry Windschitl; William Batson; Vicky Pieper; Larry Stenquist; others Approval of Minutes - February 24, 1987 The following changes were suggested: Page 2, Wayne Sticha Variance - The last sentence of the motion should read 'It is a portable building and can be moved; therefore, the setback should not apply.' Disucssion concerning the Sticha motion should read 'Commissioner Bosell stated that she is opposed as it does not meet the criteria of hardship or denied reasonable use of his land as set out in the ordinance.' o MOTION by Pirkl, seconded by Vistad to approve the minutes of February 24, 1987 as amended. Motion carried on a 4 yes, 1 present (Jacobson) vote. Batson's Industrial Park Preliminary Plat, Cont. William Batson, 1331 - 45th Avenue, Columbia Heiqhts - stated that he is trying to split his property. Todd Haas, Assistant City Enqineer - showed the Commission a drawing of the conceptual industrial park in the area of Mr. Batson's property. He stated that there is some contamination in the junkyard area and also some contaminants on Mr, Batson's property. There is a service road shown on the north end of the property. Chairman Apel stated that this plat went to the Council and they were reluctant to make a decision because TKDA was doing their study on the concept plan. Council, however, gave the Planning Commission some direction. They didn't care for the way the lot line was drawn for Lot 1. There was also some discussion about getting some more right of way on the east or west side of the property. He asked if the city still wants that right of way. o Mr. Haas stated that isn't in the plan any more because of the service road proposed on the north. Commissioner Bosell felt that Council was concerned that Mr. Batson was increasing the junkyard area. The major concern now is the hot spot with the contamination. If there is a hot spot, it would not do ) Regular Planning Commission Meeting March 10, 1987 - Minutes Page 2 (Batson's Ind. Park, Cont.) / any good to extend the property lines to the south. She also noted that the county does want 17 feet of right of way and the city wants 10 feet. Commissioner Jacobson stated that if the city is considering purchasing this property through Tax Increment Financing, it really doesn't make any difference what the lot lines look like. The layout, as shown, is more logical if there is pollution on the back of the lot. Commissioner Vistad agreed with Mr. Jacobson and felt that the plat should be left as is. Ms. Bosell asked what the square footages of the lots are. Mr. Batson stated that Lot 1 is 24,463 square feet, Lot 2 is 24,599 square feet and Lot 3 is 61,087 square feet. MOTION by Jacobson, seconded by Bosell that the Planning and zoning Commission recommend, after due consideration of the request to review the plat, approval of the preliminary plat with no alterations except that an additional reason for the configuration of Lot 3 is the fact that information has come to light of the possiblity of contamination on Lot 3 and this provides even more reason for the preliminary plat as originally recommended. , , ,) Motion carried unanimously. Vicky Pieper Variance Vicky Pieper, 10340 Nathan Lane, Maple Grove - stated that she owns 10 acres of land on l79th and Round Lake Boulevard. The land is for sale and if they can't sell the 10 acres as one parcel, they are going to split it into two five acre parcels. The reason for the variance is that one of the parcels would have 300 feet of frontage and the other would have 290 feet. The concensus fo the Commission was that there would be no problem with this as Ms. Pieper does not own the land to the north or south of her. MOTION by Pirkl, seconded by Vistad that the Andover Planning and Zoning Commission recommend to the City Council approval of a variance requested by Vicky Pieper on the property described as 'The South 590 feet of the North 1182.08 feet of the West 791.51 feet of the Northwest 1/4 of Section 4, Township 32, Range 24, Anoka County, Minnesota, as measured at right angles to the North and West lines thereof, Subject to County Road 9. Subject to easements of record, if any.' for the following reasons: 1) A hardship is created due to the characteristics of the land; 2) It will not adversely affect the existing or potential use of the land; 3) It is in conformance with the Comprehensive Plan; 4) It will allow for the reasonable use of the land. , , / Approval is pursuant to Ordinance 8, Section 5.04. Motion carried unanimously. This will go to the City Council on April 7, 1987. " I \.J Regular Planning Commission March 10, 1987- Minutes Page 3 Meeting 1 Kensinqton Plaza Special Use Permit/PUD Jerry Windschitl, developer - explained that last summer the city tried to run a sewer line down Bunker Lake Boulevard and at the tire pile they ran into bad soils and terminated the project. The engineers then did a study and they propose to run the sewer line up Crosstown to the north side of the creek and over to Hanson Boulevard. Two neighborhoods have petitioned for sewer and hearings will be held. Mr. Windschitl noted that he has not petitioned for sewer or water at this time. He also noted that he has provided new copies of the plat with, the revisions requested by the Andover Review Committee. The Planned Unit Development will consist of 212 single family lots and 4 acres of~ Neighborhood Business. Chairman Apel explained that the reason for the Planned Unit Development is because of the Neighborhood Business with the single family lots. At this time, Chairman Apel opened the public hearing. Jim Schrantz, City Enqineer - noted that this is similar to the plat that Lary Carlson has next to the clinic building. " Mr. Windschitl noted that the purpose of a neighborhood business is to serve a one mile radius. We now have a population of 13,000 and with all of the new plats coming in, we are looking at 18,000 to 20,000 people. Crosstown Boulevard is going to be relocated. It will start at Highway 242, go along the east side of the creek, cross Bunker Lake Boulevard in Good Value's plat (Hidden Creek) and proceed north through the west part of Red Oaks and come back out on the present Crosstown. The traffic pattern will be changed from what it is now. Mr. Windschitl noted that the anchor tenant will be a Tom Thumb type store. One interest is a small fresh meat market and also professional office space. He asked the Commission to consider some type of physical fitness center also. He stated that they would try to do this if it would be allowed. He stated that he has no desire for this property to be used for a liquor store. He would provide services that are not offensive to the people, / Dan Lizakowski, 2355 South Coon Creek Drive - felt that by developing that whole area the city will end up with problems because all of the traffic will be going down Crosstown Boulevard or South Coon Creek Drive. Mr. Windschitl noted that from 139th to the bridge, Crosstown will be built up like Round Lake Boulevard, Don Emmerich, 2439 South Coon Creek Drive - asked about the traffic getting onto Bunker Lake Boulevard from Crosstown. Jim Schrantz - noted that the county has a policy of putting stop signs on their roads. , Chairman Apel stated that the Commission needs to decide if this is a ) good place for a Neighborhood Business. Commissioner Jacobson stated that the ordinance says that in a PUD you can have 2 or more uses, He also noted that the Conroy property (139th \J Regular Planning Commission Meeting March 10, 1987 - Minutes Page 4 , (Kensington Plaza, Cont.) o ) and Crosstown) is currently zoned Neighborhood Business and that there are several parcels adjacent to the Speedy Market that are zoned Neigh- borhood Business. Mr. Jacobson felt that this property should be rezoned rather than having it come in as a Planned Unit Development. Commissioner Bosell felt that the Planned Unit Development is the proper way to do this as it allows for more flexibility in developing the property, The only thing that does not meet the criteria is the size of the parking spaces. The plat shows 10 x 18' spaces and the ordinance requires 10' x 20' spaces. She felt that a physical fitness center could go into the NB district although it is not listed in the ordinance, She also noted that this PUD is consistent with other plats that were recently done, Mr. Windschitl also needs to meet the commercial site plan application, which is more detailed than a plat. Chairman Apel stated that when a city grows as fast as Andover is now, ordinances that were adopted years ago did not include things that are being done today. Mr. Jacobson asked if the Commission wants that many NB areas in the city, He also noted that he is not against Neighborhood Business districts with the way the city is growing. , I Ms. Bosell noted that the best place for this Neighborhood Business would be right in the middle of South Coon Creek Drive between Crosstown and Round Lake Boulevard, That would ~ake more sensei however, the other logic is that is on a major road. She felt that this NB district makes good sense. David Tostenson, 14139 Crosstown Boulevard N.W. - asked if there was anything he could do to stop the whole plat from going through. Mr. Apel stated no. Jim wiesner, 14366 Quinn Street N.W. - didn't feel that the Neighborhood Business area was needed with Speedy Market just down the street. He felt it would become a hangout for kids. Bonnie Hoffman, 2340 Uplander - stated that they have been living with a business going on across the street from them and she doesn't'want this business district. Ms. Hoffman noted that she is not against single family dwellings but is against business districts and multiple dwellings. Mr. Windschitl noted that he has assessments against his property of $180,000. Some of the property he has owned for many years and some was acquired in 1961. A part of the property has a tree farm with about 20,000 trees. He stated that he simply has to do something with the property because of the assessments, As far as the PUD versus a , rezoning, Mr. Windschitl stated that 25 to 35 letters went~out to ) property owners and if it were a rezoning, only 5 people would have been notified. None of the people who spoke against this plan would have received notices for a rezoning. , / ~~ Regular Planning Commission Meeting March 10, 1987 - Minutes Page 5 MOTION by Vistad, seconded by Pirkl to close the public hearing. Motion carried unanimously. Commissioner pirkl felt that the Planned Unit Development is a good use of the land. Commissioner Jacobson didn't feel that this is the right place to have a Neighborhood Business district. Commissioner Bosell felt that the proper form is a PUD. As this property is developed, it will have to come in under a commercial site plan and there will be considerable staff input. MOTION by Bosell, seconded by pirkl that the Andover Planning and Zoning Commission recommend to the City Council approval of a Special Use Permit requested by Gerald and Carol Windschitl to develop the site identified . as Kensington Plaza on a drawing dated February 16, 1987 as a Planned Unit Development, based on the following criteria: 1) A public hearing was held. Input was received from the public. Concern was expressed regarding the site of the proposed Neighborhood Business area; however, it was felt that this is a proper site; 2) Developing this piece of property under a PUD allows flexibility in such things as screening, etc. There are specific restrictions that also apply and it is felt that with these restrictions and a commercial site plan application, the City will have proper control for the development of this parcel; 3) The PUD would not ;" negatively impact the environment of the area and does not put itself in conflict with the Comprehensive Plan or its intent or spirit. It was noted that no variances have been requested with the development of this parcel. At the time the site plan is submitted, those specifics would be dealt with. Motion carried on a 4 yes, 1 no (Jacobson) vote. This will go to the City Council on March 17, 1987. Kensinqton Estates Preliminary Plat Public Hearinq Jerry Windschitl, developer - stated that there will be 212 single family lots from 11,400 square feet to well over one acre in size. He has eliminated the Thrush Street cul-de-sac. He has also shown the phase lines because he doesn't want to push sewer and water into any area. The intent is to have houses in the $90,000 to $200,000 range. Where the plat backs up to an existing neighborhoods, the homes will be of equal or greater value. There will be covenants on the property and those restrictions will be written into the purchase agreements. A minimum square footage will be required and will vary by area. No similar looking houses will be allowed to be built side by side. The closer you get to the creek, the more expensive the lots will be, Mr. Windschitl stated that one of the issues he is trying to resolve is that he is trying to cut off a piece of property to deed to an adjacent property owner for a field road. He also noted that if he could reduce the radius on the cul-de-sac he would be able to make that a future road. With a 50 to 55 foot radius, he would need a variance for the setback, _J Regular Planning Commission Meeting March 10, 1987 - Minutes Page 6 / Toni Horninq, 14085 Raven Street N.W. - stated that she lives on the dead end of Raven Street and asked if the hill will be cut down for the extension of that street. Mr. Windschitl noted that it will not be cut down. Commissioner Bosell explained that this plat will be developed in phases and may not be developed right away, She asked Mr. Windschitl if the intent of the pie shaped piece is to deed it to the property owner to the south, Mr. Windshcitl stated yes, he is trying to work with Mr. Slyzuk on that and it would help if a 50 foot radius were allowed. Mr. Schrantz noted that with a 50 foot radius there would be less boule- vard. Ken Slyzuk stated that the road has been there for 30 to 40 years. When he bought the porperty he assumed that the pine trees were the property line. If the road is moved he will have to cut down trees and he doesn't want to do that. Mr. Jacobson didn't feel that we should allow substandard radii. Mr. Windschitl suggested using a 55 foot radius and rotating the cul-de-sac. The Commission felt that the cul-de-sac should have a 60 foot radius. Commissioner Vis tad asked if the setback for the lots abutting Crosstown Boulevard is going to be 50 feet, Mr, Windschitl stated he is requesting a 35 foot setback, He noted that the other outstanding item is the question of the two lots on Crosstown. He then gave the Commission drawings showing two different ways of fronting these lots: either have joint driveways or fronting on South Coon Creek Drive. Commissioner Vistad preferred to ahve the lots corning out onto South Coon Creek Drive. He also stated that he would like to see 145th and Raven connected. Nightingale Street is shown as 50 feet and should be 60 feet. Commissioner Jacobson asked what the small lots north of the city park are for. Mr. Windschitl stated they either would be for side slopes or deeded to the property owners. He noted that there is a question of what the ultimate side slope will be. Commissioner Bosell noted that the ordinance does not allow remnant lots, They should be identified as outlots. Mr. Windschitl does not want these lots to be part of the plat and that he would deed them to the landfill property. Commissioner Jacobson noted that there are nine lots fronting on South Coon Creek Drive. The county does not like that and he asked if there is some way to eliminate those. Commissioner Bosell noted that the letter from the county says that they , , / o Regular Planning Commission Meeting March 10, 1987 - Minutes Page 7 \ ) would rather have the lots front on the collector (South Coon Creek Drive) than on the arterial (Crosstown). Ken Nystrom , 2245 South Coon Creek Drive is a hill on South Coon Creek Drive and cars coming see him when he is coming out of his driveway. - stated that there over the hill can't Mr. Windschitl explained that South Coon Creek Drive is a state aid road and will have to be built to their standards. When sewer and water come in, South Coon Creek Drive will be paved and the problem with the hill will be corrected. Commissioner Bosell felt that the two lots on Crosstown should share a driveway with one access to Crosstown. Mr, Apel stated that he would like to see this plat redrawn before it goes to the City Council. Mr, Windschitl noted that he has two changes that need to be made on the plat: Nightingale Street needs to have a 60 foot width and the legend needs to indicate the 6 foot setback on the garage side of the house. Ms. Bosell noted that the sideyard setback on the corner lots should be 35 feet instead of 20 feet. Recess 10:45 P.M. - Reconvene 10:50 P.M, Chairman Apel noted that the Engineers would like to see this plat as soon as possible so they can make decisions on what to do with the sewer. Commissioner Vistad said that he would like to see the curb cut to County Road 18 in the NB area eliminated. Mr, Winds chit 1 noted that the county has already approved that curb cut. Ms. Bosell also noted that the Fire Department recommended that Quinn and l44th Lane be connected, MOTION by Jacobson, seconded by Bosell to table this to the next regular meeting to allow time for the changes to be made. Discussion: Todd Haas, Assistant Engineer - noted that the 100 year flood elevation contour needs to be shown as an easement. Also, some of the cul-de-sacs exceed the 500 foot requirement and require variances. Vote on motion: Yes- Bosell, Jacobson, Vistad, Apel; No - Pirkl. This~ will be on the Planning Commission agenda on March 24, 1987. Rum River Ranch Estates Preliminary Plat Public Hearing Chairman Apel opened the public hearing. Larry Stenquist, representing Clyde Smith survey of the property they found that they thought they had. stated that in the actual have less land than they , / , ./ Regular Planning Commission Meeting March 10, 1987 - Minutes Page 8 Todd Haas - noted that the property is located on the Rum River. He is proposing four lots in an R-l District within the Scenic River District. No soil borings or percolation tests have been received. There is a problem with erosion in that area during rain storms. Tom Grad, 4820 - l59th Avenue N.W. - asked if the street will be blacktopped. Commissioner Bosell stated that it will be blacktopped at the time of platting. Mr. Jacobson didn't think we could require the street to be blacktopped because it is an existing street. Bob Sykes, 15800 Roanoke Street N.W, - expressed concern about water from the plat coming onto his property. Mr. Apel explained that he can't put his water on Mr. Sykes' property. Mr. Sykes also noted that he is concerned with the small lots as he has animals and those animals may be a problem to the people who buy those lots. Gordon Kliber, 4815 - l59th Avenue N.W, - also expressed concern with the small lots. Commissioner Vistad felt that this plat should be three lots instead of 4 because Lot 4 is only 1.63 acres, Jim Schrantz - explained that when the Council looked at the sketch plan they said they wanted the lot on the river to be 4 acres and the three other lots could be substandard, Mr. Haas noted that the 100 year flood elevation along the river needs to be shown. It was suggested that this be tabled to the next meeting and be redrawn with three lots, with Lots 1 staying as it is, Lot 2 with 453.60 feet of frontage and Lots 3 with 287.12 feet of frontage. The pad elevations of the houses also need to be shown as well as the 100 year flood plain. MOTION by Vistad, seconded by Jacobson to table this to the next meeting. Motion carried, Drop-in Facility!Shoppinq Center District Lee Midlo - stated that he would like to propose an amendment to the ordinance to allow a drop in child care center as they want to open one in the Downtown Center. There are six existing centers in the metropolitan area. The maximum number of hours a child can be left there is five. Mr. Midlo stated that they would have 1890 square feet of space and would have between 48 and 50 children. The fee would be from $1.95 to $2.20 per hour for the first child and $1.00 per hour for the second. \ The Commission did not see any problem with this idea. A rough draft of an amendment to the ordinance will be drafted and this will be on the next Planning Commission agenda. "- , / \ ,-_J \--1 Regular Planning commission Meeting March 10, 1987 - Minutes Page 9 / Ordinance 8, Section 6.02 The Commission reviewed the proposed amendment changing the side yard setback along major arterial streets and recommended no changes be made. This will go to the City Council on April 7, 1987, MOTION by Vistad, seconded by Jacobson to adjourn. Motion carried. Meeting adjourned at 12:30 A,M, Respectfully submitted, ~.G/ ('&; Vicki Volk - Commission Secretary /