HomeMy WebLinkAboutMarch 23, 1982
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Call to order
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REGULAR PLANNING AND ZONING COMMISSION MEETING
MARCH 23. 1982
AGENDA
Approval of Minutes - March 9, 1982
Westview Industrial Park Public Hearing (Advanced Enterprises)
l. Comm. #2-82-3
2. Comm. #2-82-8
3. Comm. #3-82-1
4. Comm. #2-82-1
5. Comm. #3-82-2
6. Comm. #12-81-1
7. Comm. #2-82-4
8. Comm. #11-81-1
9. Comm. #2-82-5
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Lloyd Reimann Rezoning Public Hearing. Cont.
Good Value Homes Special Use Permit Public Hearing
Northglen Second Addition Public Hearing
Good Value Homes Variance
Noise Control Ordinance. Cont.
Ordinance 8. Section 7.03 Amendment, Cont.
Firearms Committee Update. Cont.
Ordinance 8. Section 6.02 Amendment. Cont.
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REGULAR PLANNING AND ZONING COMMISSION MEETING
MARCH 23, 1982
MINUTES
The regularly scheduled Andover Planning and Zoning Commission meeting was called to order
by Chairperson d'Arcy Bosell at 7:30 P.M., Tuesday, March 23, 1982 at the Andover City Hall,
1685 Crosstown Boulevard N.W., Andover, Minnesota.
Commissioners Present:
Perry, Randklev, Spotts
Commissioners Absent:
Anstett, Apel
James Schrantz, City Engineer; John Peterson, Good Value Homes;
John Uben, Howard Dahlgren Associates; Roger Nelson, DeWayne
Olson Engineering; others
Also Present:
Approval of Minutes
March 9, 1982
Page 7, Don Eveland's comments, change didn't feel... to did feel....
MOTION by Perry, seconded by Randklev to approve the minutes of March 9, 1982 as corrected.
Motion carried unanimously.
Lloyd Reimann Rezoning (Comm. #2-82-8)
This item will be continued to April 13, 1982 as Mr. Reimann does not have his material
,'ready.
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Chairperson Bosell informed the Planning Commission that she has received a letter of
resignation from George Lobb.
Good Value Homes Special Use Permit Public Hearing (Comm. #3-82-1)
Chairperson Bosell opened the public hearing.
John Peterson, Good Value Homes - stated that they are proposing a development of quads and
townhouses on a 22 acre site west of Round Lake Boulevard that they want developed under a
Planned Unit Development, which is the reason for their request for a Special Use Permit.
He noted that they have met with Dick Hand and Tony Emmerich, who own the property to the
south of them and they also met with the County Highway Department regarding the relocation
of Bunker Lake Boulevard.
Commissioner Perry asked what the outcome of the meeting with the Highway Department was.
Mr. Peterson noted that the Highway Department is going to reroute County Road 116 through
Good Value's property.
Chairperson Bosell explained that a developer applies for a Special Use Permit for a Planned
Unit Development because they have some flexibility that would not apply with a regular
plat, such as lot lines, parking, etc.
Joe Caskinette, 13852 Round Lake Boulevard - asked if these units would be built slab on
grade. Mr. Peterson noted that the quads will be poured on grade and fill will be brought
C~ on the side. The townhomes are all on grade, which is very common for townhomes. He
Jiso noted that they will not be building any twin homes in this development. Joe Caskinette
asked what they propose for on-site storage. Mr. Peterson stated that each unit will have
a double garage. Joe Caskinette - asked if there would be a party wall agreement governing
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March 23, 1982 - Minutes
Page 2
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, -'od Value Special Use Permit, Cont.
\ cAis development. Mr. Peterson explained that the area will be controlled by a Homeowner's
Association. He noted that after 75 percent of the units are sold, the homeowners take over
the Association and elect a Board of Directors.
Joe Caskinette - asked how a Homeowner's Association will prevent the buildings from deterior-
ating. Mr. Peterson noted that every so many years the buildings are all painted. He suggested
that anyone interested should drive to Blaine and look at the buildings at Cloverleaf Farms
Third Addition to see what they are planning to build.
MOTION by Spotts, seconded by Perry to close the public hearing. Motion carried unanimously.
MOTION by Spotts, seconded by Randklev that the Andover Planning and Zoning Commission
recommend to the City Council approval of a Special Use Permit requested by Good Value Homes
to develop a Planned Unit Development on the property described as 'That part of the North
half of the Northwest Quarter of Section 32, Township 32, Range 24, Anoka County, Minnesota
described as follows: Beginning at the northeast corner of said North half of the Northwest
Quarter; thence on an assumed bearing of South along the east line of said Northwest Quarter
to the Southeast corner of said North half of the Northwest Quarter; thence westerly
along the south line of said North half of the Northwest Quarter 749.85 feet; thence North
o degrees 05 minutes 07 seconds East 139.71 feet; thence North 26 degrees 00 minutes 00 seconds
West 264.63 feet; thence North 42 degrees 00 minutes 00 seconds West 60.00 feet; thence North
48 degrees 00 minutes 00 seconds East 126.73 feet to the beginning of a tangential curve to
the right; thence along said curve having a radius of 480.00 feet, through a central angle of
7 degrees 40 minutes 45 seconds for a distance of 64.33 feet; thence North 27 degrees 00
~nutes 00 seconds West 166.56 feet;
~ thence on a bearing of North 630.00 feet to a point on the north line of said North half
of the Northwest Quarter distant 836.71 feet west from the point of beginning; thence easterly
along said north line to the point of beginning, EXCEPT that part taken for public road as
shown on Anoka County Highway Right-of-way Plat No. 14. Containing 23.25 acres, more or less.'
Said approval will not constitute a threat to the health, safety, or welfare of the surround-
ing community.
Motion was tabled until such time as the Commissioners were presented drawings and pictures
of what the PUD would look like.
Northglen 2nd Addition Preliminary Plat Public Hearing (Comm.#2-82-1)
Chairperson Bosell opened the Public Hearing.
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John Uben, Howard Dahlgren Associates - stated that they have been working with Dick Hand
and Tony Emmerich so that the two properties are compatible. They have tried to consolidate
the buildings into an area that is served by utilities; they are trying to separate housing
styles from each other. He also noted that there is a large flood plain in the property
that has to be dealt with; Mr. Hand's property is also in a flood plain. The realignment of
County Road 116 severs off slivers of property from this development; the City of Anoka is
on the edge of the property. Mr. Uben also noted that in order to meet FHA requirements for
financing, they have to meet their noise standards. In order to do this, the setback from
County Road 116 will be greater than required by our ordinance, and they will also be putting
in berms. He also noted that the quad homes will be built in clusters. On the north side
of the plat, there is a private road going into the townhouses. Each unit will have a double
~ 'rage; there will be a public park on the northwest part of the plat; there will also be
a/private park system and trail that encompasses both their development and Mr. Hand's. The
units will be at least 150 feet from the highway. The first phase they would like to develop
contains 22 acres. Property will be deeded to the city for park land.
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March 23, 1982 - Minutes
Page 3
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Northglen 2nd Addition, Cont.
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John Peterson - showed the Commissioners pictures of quads with different elevations. They
would like to have each of the different elevations included in this plat. He also noted
that the quads have 1024 square feet on the upper level with 400-500 square feet on the
lower level. There is space for a laundry room on the lower level. He noted that most
townhomes look the same across the front; they have changed this by using three style units
The middle units will be 1000 square foot split levels with two bedrooms, dining room, living
room, kitchen and bath. On one side, there is a rambler which is the Sierra. This unit has
930 square feet with a living room, dining room, kitchen, bath and two bedrooms. The other
side would be a two story home with 600 square feet on the upper level and also on the lower
level. The lots in the middle are 28 feet wide which means the split is the only home that
can go there.
Commissioner Perry asked if the price range will stay the same with the changes being
suggested. John Peterson - noted that with the different roof lines, the price will be
increased by 300-400 dollars. The most expensive style will be the two story; it will be
priced in the mid 50's. The least expensive would be the rambler which will be less than
$50,000.
Chairperson Bosell asked if they are proposing five elevations of quads. Mr. Peterson stated
that if they could just proceed with the elevations the Commission has been presented that
would be fine; however, they would like to add the elevations that were presented tonight.
City Engineer Schrantz - asked if the units have the same floor plan but with different
exteriors. Mr. Peterson stated yes, the roof lines and trim are just different.
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\~iairperson Bosell asked if they want a choice of 7 quads and 5 townhomes. Mr. Peterson
said yes.
Clayton Gosswiller, 4014 - 10th Lane, Anoka - asked how much land is left between the proposed
realignment of County Road 116 and the Anoka city limits and what the plans for the develop-
ment of that property are.
John Uben - stated that the property is impossible to develop. Someone could possibly build
a single family home there. Good Value might dedicate it to the city for park land.
Mr. Gosswiller asked again what the size of the property is. Mr. Peterson noted that it is
7 acres. Mr. Peterson wasn't sure they would put the pond in that is shown on the plat.
Chairperson Bosell noted that it would be attractive; however, it could be a problem if the
development turns into a bedroom community.
City Engineer Schrantz reviewed his letter regarding this plat. He noted that the zoning
is R-4; the density is compatible because the sewer was designed for a higher density; the
surrounding zoning is R-4 and NB; the soils are adequate for this type of development but
they have to be careful not to open too much land as there is a chance of wind erosion.
The property is in the 100 year flood elevation; sewer and water will be built by the city's
consultants. There is some concern with the fire hydrant locations; however, those will be
looked at with the plans and specifications for the water system. The quads meet the set-
back as do the townhouses with the exception of those on the private street. The garages
of these units are 22 feet from the paved travelway of the street. The Fire Department is
.r.oncerned about that because of parking. They would like to have 'no parking - fire lane'
~~'gnS posted.
John Uben - stated they can do everything the Fire Department wants but they don't want to
put 'fire lane' signs up because people think they are in an area that is prone to fires.
The homeowner's association bylaws will state that there is no parking allowed in that area.
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Planning and Zoning Commission Meeting
March 23, 1982 - Minutes
Page 4
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\rthglen 2nd Addition, Cont.
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City Engineer Schrantz explained that the signs have to be there in order for the Sheriff's
Department to enforce the law. The townhouse development in Coon Rapids is where the Fire
Department got concerned about the setbacks and fire lanes. The estimated traffic on Under-
clift Street will be increased by 288 trips per day and the increase in traffic onto Round
Lake Boulevard will be increased by 480 trips per day. Engineer Schrantz also noted that
he doesn't like the idea of the island in the cul-de-sac. The Fire Chief is trying to figure
out how to fight a fire in the back of the buildings; however, that can be handled when the
utilities are put in. The Comprehensive Plan indicates low and mid-density land use in that
area and Good Value is within that density. Concerning the streets, Northglen Parkway should
be called 140th Avenue N.W. and the private street should be called Northglen Parkway. Under-
clift Circle should be l39th Circle. If only the 23 acres is considered, the park dedication
is 12%; if the whole property is considered, it will be 10%. He stated that one thing that
should be addressed is the bordering land; does that stay in the ownership of the homeowner's
association or is it handled by the city? There are various ways cities have tried to
address this.
Chairperson Bosell noted that Rosella Sonsteby, who
is concerned that the storm water is going to go on
Good Value to contain the water on their property.
is going to have the same problem when she develops
property.
owns the property north of this plat,
her property. Our Ordinance requires
City Engineer Schrantz noted that she
her property; her water will come on this
John Uben - noted there is a ditch system on Ms. Sonsteby's property which enables the water
r .., go north.
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Chairperson Bosell stated that there are no section lines shown on the plat; the type and
surface and width of 139th Avenue, Round Lake Boulevard, etc. must be shown; gas utilities
need to be identified if they are in the ground; the landowners' names on the surrounding
properties must be on the plat; restrictive covenants need to be filed with the plat; the
square footage of each of the lots needs to be shown; in the legend the proposed use of the
property, the source of water and sewer, and the total road mileage all need to be shown.
She also noted that the lot width is supposed to be 85 feet, not 80 feet. She was concerned
with Lots 38, 39, 42 and 43.
City Engineer Schrantz stated that Lot 1, Block 1 is all the green area and should not be
assessed.
Chairperson Bosell also noted that at the end of Northglen Parkway there should be a turn-
around. Roger Nelson stated that that will be shown on the plat.
MOTION by Spotts, seconded by Randklev to close the public hearing. Motion carried unanimously.
It was decided that Good Value will be on the Planning Commission's April 13th agenda so the
Commission can make sure that all of the missing items are shown on the plat.
Good Value Homes Special Use Permit, Cont.
AMENDMENT TO MOTION by Perry that the Planned Unit Development would result in urban develop-
~~ent and urban environment in equal or superior quality to that which would result from strict
~~herence to the provisions of Ordinance 8. The proposed development is of such unique nature
as to require consideration under conditions of a Planned Unit Development. The variances are
required for reasonable and practicable physical development and are not solely on the basis
of financial considerations. A public hearing was held and there was no opposition.
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Planning and Zoning Commission Meeting
March 23, 1982 - Minutes
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~od Value Special Use Permit, Cont.
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Motion seconded by Spotts. Vote on amendment: Carried unanimously.
Vote on original motion: Carried unanimously. This will go to the City Council on April
20, 1982.
Discussion was on how the units proposed would be identified as they do not have names.
It was the concensus of the Commission that the quads would be numbered 1 through 7 and
the townhouses would be numbered 1 through 5.
Northglen 2nd Addition Public Hearing, Cont.
MOTION by Spotts, Seconded by Randklev that the Andover Planning and Zoning Commission
recommend to the City Council approval of the preliminary plat known as Northglen 2nd Addition
being developed by Good Value homes, legally described as: That part of the North half of
the Northwest Quarter of Section 32, Township 32, Range 24, Anoka County, Minnesota described
as follows: Beginning at the northeast corner of said North half of the Northwest Quarter;
thence on an assumed bearing of South along the east line of said Northwest Quarter to the
southeast corner of said North half of the Northwest Quarter; thence westerly along the south
line of said North half of the Northwest Quarter 749.85 feet; thence North 0 degrees 05
minutes 07 seconds East 139.71 feet; thence North 26 degrees 00 minutes 00 seconds West
264.63 feet; thence North 42 degrees 00 minutes 00 seconds West 60.00 feet; thence North 48
degrees 00 minutes 00 seconds East 126.73 feet to the beginning of a tangential curve to the
right; thence along said curve having a radius of 480.00 feet, through a central angle of
7 degrees 40 minutes 45 seconds for a distance of 64.33 feet; thence North 27 degrees 00
r 'inutes 00 seconds West 166.56 feet; thence on a bearing of North 630.00 feet toa point
'~Jri the north line of said North half of the Northwest Quarter distant 836.71 feet west from
the point of beginning; thence easterly along said north line to the point of beginning,
EXCEPT that part taken for public road as shown on Anoka County Highway Right-of-Way Plat
No. 14. Containing 23.25 acres, more or less. Approval of the plat is contingent upon
appropriate revision. Approval will not affect the health, safety or general welfare of the
community; it will not cause serious traffic congestion or hazards; it will not affect
surrounding scenic views. The proposal for Northglen 2nd Addition is in compliance with the
Comprehensive in that it provides a variety of housing styles and would give enough flexibility
required to meet the general intent of the existing ordinance.
Motion carried unanimously. This will go to the City Council on April 20, 1982.
Good Value Homes Variance (Comm. #3-82-2)
Commissioner Spotts asked if the street shown on the plat as Northglen Parkway would be left
as a dead end or if it will be extended. Mr. Peterson stated that it will be left as is
until some time in the future when it will be extended.
Commissioner Perry asked when Phase 2 of the plat will occur. Mr. Peterson felt that Phase
2 would be started next year at this time.
MOTION by Randklev, Seconded by Spotts that the Andover Planning and Zoning Commission
recommend to the City Council approval of a variance requested by Good Value Homes to
Northglen 2nd Addition. The variance would be in accordance with Ordinance 10, Section 9.03
r -equ~r~ng the developer to plat all of his contiguous property. Approval of the variance
~ ;Juld not adversely affect the existing or potential use of adjacent land; it does not affect
the spirit or intent of the ordinance; the realignment of County Road 116 is not tied down
specifically enough for the developer to properly design this plat.
Motion carried unanimously. This will go to the City Council on April 20, 1982.
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Planning and Zoning Commission Meeting
March 23, 1982 - Minutes
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:dinance 8, Section 7.03 Amendment (Comm. #2-82-4)
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Commissioner Perry noted that she checked with the surrounding cities to see if they allow
in-home beauty salons without sanitary sewer and received the following information: East
Bethel has no restrictions. There are about four salons in the city. No special use permit
is required. St. Francis has none in the city. No special use permit is required. The
existing beauty salon is served by sanitary sewer. It is a four chair shop. The sewer
usage is less than the minimum 15,000 gallons per quarter. In contrast, a home of two people
uses approximately 15,000 gallons per quarter. In Ramsey a special use permit is required
for in home occupations. The state guidelines are used regarding sewage. The problems
which have occurred have been because of objections of individuals living in the neighborhood.
Ramsey requires the owner/operator to state in writing the hours of operation, other business
practices, etc. so the city can close the business if those agreed upon guidelines are not
followed. Lino Lakes does not allow beauty shops as in home businesses. Those shops which
are licensed in the city follow the WPC 40 guidelines. Circle Pines does not require a
special use permit for an in-home beauty salon, but the business must meet all the requirements
for home business. The city is all sewered. Commissioner Perry had not reached anyone in
Oak Grove to see what they require.
Chairperson Bosell noted that one in-home beauty shop that she knows of in Oak Grove was not
required to even enlarge their septic system.
Commissioner Perry felt that from what she found out, there would be no need for a holding
tank.
, -~nda Mills, 4471 - l48th Lane N.W. - when she asked the city about having a beauty salon
~_A her home, she asked that it be considered as a one-chair shop. She also noted that there
is a home beauty salon by Lake George and that area is not sewered.
Commissioner Perry stated that from the information she received from the other cities and
the information regarding the SAC charges, it would not seem that a beauty salon would require
extra sewer arrangements. She felt that in-home beauty salons should be allowed by Special
Use Permit but holding tanks not be a necessary qualification.
Commissioner Randklev asked if we would be limiting in-home shops to one chair. Chairperson
Bosell noted that we could put that restriction in the ordinance.
Commissioner Perry explained that one of the concerns she has with Mrs. Mills' proposal is
that she is considering converting her garage into a beauty salon and adding onto the garage.
If she then sells her house, it seems that the property would no longer be a single family
home.
Mrs. Mills - stated that the beauty shop could be converted back to a family room or laundry
room. Commissioner Perry noted that she would be changing the nature of the home so that at
the time of resale it would seem that the use would follow the sale of the home.
Chairperson Bosell explained that if she sold the home to another beautician, she would have
to apply for a Special Use Permit.
Commissioner will check with Oak Grove to see what they require and have an amendment typed
/ "~po A public hearing will be held on April 13, 1982 on an amendment to Ordinance 8 allowing
~)-home beauty salons in non-sewered areas.
Noise Control Ordinance (Comm. #12-81-1)
Chairperson Bosell noted that George Lobb was to research this item and since he has resigned
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Planning and Zoning Commission Meeting
March 23, 1982 - Minutes
Page 7
~cliS item will be continued to the April 13th meeting.
Firearms Committee Update (Comm. #11-81-1)
This item will be continued on April 13, 1982 inasmuch as Commissioner Apel is not present.
Ordinance 8, Section 6.02 Amendment (Comm. #2-82-5)
Commissioner Spotts noted that each community has its type of slab homes. The reason for
these homes is that it makes them affordable housing.
Commissioner Perry was concerned about the safety factor in the event of severe weather. She
asked if there is enough protection in a slab home from tornados. City Engineer Schrantz
felt that the bathroom would be the safest place to go.
Commissioner Spotts, who is in the real estate business, noted that older couples do not
want to move to condominiums or townhouses so they either move to Florida or California or
into slab homes. He thought we would be too restrictive to require all homes to have base-
ments.
Chairperson Bosell noted that the Commission also has to consider whether we want to make it
a requirement to have an attached garage. She stated that if the ordinance is amended to
not allow slab on grade homes, it would only pertain to single family homes. This would not
include Planned Unit Developments.
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,__Jmmissioner Spotts did not feel that the ordinance should be amended to make it a requirement
to have a basement.
MOTION by Spotts, seconded by Perry that the Andover Planning and Zoning Commission recommend
to the City Council that we take no action on Ordinance 8, Section 6.02, Minimum Requirements,
that all dwelling units have a basement with the exception of earth sheltered structures.
By not allowing slab homes, it would not be conducive to first time home buyers or senior
citizens. Consideration was made and discussion was noted on the following items: garages,
proper shelter in case of severe weather; handicapped persons; structural placement of hot
water heaters and gas furnaces and storage of sundry items.
Vote on Motion: Yes - Spotts, Perry, Randklev; No - Bosell. Motion carried on a 3 yes - 1 no
vote. This will go to the City Council on April 20, 1982.
Commissioner Spotts will research the item regarding attached garages and report at the
April 13th meeting.
Westview Industrial Park Public Hearing (Comm. #2-82-3)
As no one was present for this item, it will be continued on April 13, 1982.
MOTION by Spotts, seconded by Randklev to adjourn. Motion carried unanimously. Meeting
adjourned at 11:50 P.M.
~spectfullY submitted,
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Vicki Volk, Commission Secretary