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HomeMy WebLinkAbout01/22/02CITY of ANDOVER 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304• (763) 755 -5100 FAX (763) 755 -8923 Andover Planning and Zoning Commission Meeting Agenda January 22, 2002 Andover City Hall 7.00 a.m. 1. Call to Order 2. Approval of Minutes — January 8, 2002. 3. Public Hearing: Lot Split (02 -01) to create two rural residential lots for Matt and Tara Kuker for property located at 16055 Makah Street NW 4. Public Hearing: Lot Split (02 -02) to create two rural residential lots for Toni Grundstrom for property located at 17729 Eidelweiss 5. Public Hearing: Special Use Permit (02 -01) to relocate an existing house to property located at 14272 Round Lake Boulevard NW 6. Public Hearing: Residential Sketch Plan for a townhouse project for Hans Hagen Homes at property located at 2054 Commercial Boulevard NW 7. Other Business 8. Adjournment ----- e CITY of . ANDOVER 1685 CROSSTOWN BOULEVARD N,W.. ANDOVER, MINNESOTA 55304'~~~1~ (763) 755c8923 2. Approval of Minutes Planning Courtney Bednarz ReQuest The Planning and Zoning Commission is asked to approve the minutes from the January 8, 2002 meeting. e e PLANfVING AND ZONING COMMISSION MEETING - JANUARY 8,2002 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Jay Squires on January 8, 2002, 7:02 p,m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Mi~esota. Chairperson Jay Squires, Commissioners Tim Kirchoff, Mark Hedin, Douglas Falk, Larry Dalien, Rex Greenwald, and Dean Daninger. . City Planner, Courtney Bednarz Planning Intern, Jason Angell . Others . Motion by Daninger, seconded by Hedin, to -approve the minutes as presented, carried ona 6-ayes, O-nays, I-present (Dalien), O-absent vote. . . -' " PUBLIC HEARING: FOXBUJ,WH CROSSING RESIDENTIAL SKETCH PLAN:.. . FOR TOWNHOUSE PROJECT PROPOSED TO BE LOCATED AT THE NORTHWEST CORNER OFHANSON BOULEVARD AND ANDOVER BOULEVARD City Planner Courtney Bednarz explained that the Commission is asked to review a resid~ntial sketch plan f~r a detached to~ouse project. The project area is . approximately 6.25 acres and includes four existing properties between Hanson Boulevard and Ibis. St. NW. The proposed site is designated Uroan Residential Low Density in the Comprehensive Plan which carries a maximum density of fQur units per acre. The proposed project would have a density of between five and six units per acre. The Comprehensive Plail would need to be amended to change the land, use designation from Urban Residential Low Density to Urban Residential Medium Density to allow the amount of density proposed with the project. Regular Andover Planning and Zoning Commission Meeting Minutes —January 8, 2002 Page 2 • The property is currently zoned Single Family Suburban Residential (R -3) which carries a minimum lot size of 20,000 square feet. The property would need to be rezoned as well. The most appropriate zoning district for the proposed project is Multiple Dwelling - Low Density (M -1). Although the units are not attached this district most closely reflects the density of the proposed project. This zoning district, however, was crafted to address twinhouses. The minimum lot width is 150 feet, which is intended to provide one lot for both units. The setbacks also are crafted to address twinhouses with a front yard setback of 30 feet and a side yard setback of 20 feet. For these reasons, Planned Unit Development Review would be necessary to adjust the development standards to the product that is proposed. The property is located inside the Metropolitan Urban Service Area. Utilities will need to be established to serve the proposed development. Mr. Bednarz stated that the proposed project would be provided access from Ibis Street NW. Four existing accesses to Andover Boulevard would be eliminated. A public street would be brought into the project and end in a cul -de -sac. A private street would provide access to tots fronting on Andover Boulevard. The design is similar to an alleyway, as the intent is to maximize the visual appeal of the front of the units by locating the garage to the rear of the unit. He stated that this design allows the perimeter of the project to be free of garages, driveways and roads to preserve this area for the architecture of the structures to be appreciated. The area also remains open to provide adequate distance for • landscaping between the units and surrounding properties. Mr. Bednarz stated that the Andover Review Committee had several concerns with the proposed alleyway. The concerns are summarized as follows. Ordinance 10, specifically prohibits private streets. The City Council can choose to uphold this ordinance in which case further discussion of private streets becomes a moot point. Alternatively, the Council could consider an amendment to this ordinance and perhaps some specific criteria for private streets to follow. Another concern was the narrow width of the alleyway, since it's below the City standard for local streets (33 feet) and will provide sufficient width for emergency vehicles to pass if vehicles are parked on the street. The width can also affect snow removal and general street maintenance. Another concern is the private nature of the alleyway, which would require property owners within the development to be responsible for the long -term maintenance and repair the alleyway. If the association isn't managed properly, reserve funds may not be sufficient to pay for repairs in which case a large assessment to property owners or City acquisition are the two likely remedies. Finally, public utilities would serve this development. These utilities are typically run within the right -of -way of public streets. With a private street, there is typically no right -of -way, which means that easements in favor of the City to allow access to the utilities would be necessary. Mr. Bednarz explained that the proposed project utilizes the alleyway to provide access to units that would face Andover Boulevard as well as the interior of the site. The intent is to maximize the visual appeal of the front of the units by locating the garages to the rear Regular Andover Planning and Zoning Commission Meeting Minutes — January 8, 2002 • Page 3 and facing the alleyway. This approach eliminates the need for perimeter streets and frees up the perimeter of the project for well - landscaped open space that provides an attractive edge to the development. Streets should be designed according to their use. Due to the limited amount of traffic that would utilize the alleyway, the design calls for less intensive street construction. Mr. Bednarz stated that double frontage lots are prohibited unless one of the frontage faces an arterial street. Hanson Boulevard is the only arterial street adjacent to the proposed project. This means that the double frontage lots proposed along Andover Boulevard as well as the interior of the development conflict with this provision of Ordinance 10. It isn't possible to eliminate access to Andover Boulevard without creating the need for double frontage lots. It may be possible to reconfigure the interior of the development to eliminate double frontage lots in the interior of the development. This approach, however, would depart from the intent of the proposed design, which is generally to maximize the visual appeal of the perimeter of the development and specifically to enhance the front of the townhouse units. Surrounding properties have been developed with single - family houses. The Nature's Run townhouse development is beginning to get underway on the south side of Andover Boulevard. A Single Family Urban Residential (R -4) zoning district exists on the north • side of Andover Boulevard. A Single Family Suburban District (R -3) also exists on the south side of Andover Boulevard. The construction of 145th Lane for this project would cause the existing lot immediately north of the project area on the east side of Ibis Street to become a corner lot. The street as shown would allow the existing house to be setback ten feet from the right -of -way. Corner lots must have a side yard setback of at least 25 feet. Mr. Bednarz stated that the north end of the lot is intended to be platted as an outlot to reserve this area for future residential development. Sketches of this area have included examples of both detached and attached housing. The plan also indicates that a sedimentation pond will be created between the development and Hanson Boulevard to accommodate surface runoff. The developer would be required to meet all applicable ordinances, and obtain all necessary permits. Bill Gleason, the developer, explained that they are trying to avoid the private street idea, however it would only be set up for the residents in the development. He stated that they have done similar projects in surrounding cities and have found that a majority of the buyers are professionals, young couples, or single people without children. He presented the Commission with a visual to give an indication of what the homes would look like. He mentioned that the homes would be priced in the low $200,000's. He also mentioned that they designed them so the same style wouldn't be next to each other. Finally, the association would maintain the yards and roads. • Regular Andover Planning and Zoning Commission Meeting Minutes —January 8, 2002 Page 4 Another individual representing the developer stated that there would be 21 feet between each property, which gives more space than what is between the existing single - family homes in the area. He stated that they wanted to hide the garages so they are out of sight, which is the reason for the alleyways. He stated that the road would be built to City specifications, and the only people that would be using it are those living there. He mentioned that to have a driveway out onto Hanson or Andover Boulevard would be very difficult. He also mentioned that there will be sidewalks within the development as well. Commissioner Daninger questioned the size of the homes. The Developer stated that the two -story units would be approximately 1,700 to 2,000 square feet in size and the multi - levels around 2,000 square feet if all levels were finished. Chair Squires questioned as to what the plans are for Outlot A. Mr. Gleason stated that they are planning on doing some type of attached product, however right now there's a moratorium so nothing can be done with it at this time. Chair Squires questioned as to what is an attached product. Mr. Gleason explained that it would be multi- family units that are attached together. — He mentioned that it would be 3 four -unit buildings. • Chair Squires questioned if they would be at 65% green space if Outlot A were developed as well. Mr. Gleason stated that that is correct. Commissioner Greenwald questioned the time frame on the development process. Mr. Gleason stated that in today's market it's likely it would take two years. Motion by Daninger, seconded by Falk, to open the public hearing at 7:23 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Carol Cooper, 1690 146th Avenue NW, stated that the back of her property faces the proposed townhouse development. She first submitted a petition to the Commission with a number of signatures from residents who are opposed to the project and some who are even considering moving because of the proposal. She mentioned that some of the residents whose property is adjacent to the proposed development didn't even receive a letter regarding the public hearing. She stated that her and her husband have a number of issues with the development. She stated that they could be losing privacy, not to mention all the trees, which add so much to the area. She stated that they are also concerned that the 1 -mile area surrounding this area is already too densely populated, causing a definite increase in traffic, noise pollution, and safety issues. She also presented the Commission with a written letter of her concerns regarding the proposal. Mark Hanson, 14724 Bluebird Street, stated that his concern is with the traffic and the importance of a stop light at the corner. He stated that a couple years ago his wife was hurt in an accident at the same corner, and since then they've talked with the county, Regular Andover Planning and Zoning Commission Meeting Minutes — January 8, 2002 • Page 5 however are told that there is no money at this time even though the intersection does warrant a stop light. Bill Grunz, 14601 Grouse Street, stated that if anyone drives on Hanson Blvd. between 3:30 p.m. and 6:00 p.m. they are aware the traffic is backed up all the way to SuperAmerica. He stated that there is also traffic congestion on Andover Blvd., which will only become worse once the new school opens. He stated that he has children and the reason they moved to Andover was because there weren't apartments and townhomes. Connie Enzmann, 1718 Andover Boulevard NW, stated that two years ago when the school was first discussed a petition was sent to the City. The City did send an analysis to the Hennepin County School District, however the count was totally different then what the City had provided. She stated that she requested staff to provide the Council with accurate information that we have now, which wouldn't include the impact of the school. She also requested the Commission to consider the impact of the new school. She stated that she did appear before the City Council and the Commission previously with concerns regarding the 50 townhomes on Hanson Blvd. She stated that with another development such as this one it will only add to an already major problem regarding traffic. She mentioned that she doesn't see the Council and the Commission acting as the voices of the people. John Peterson, 14553 Ibis Street, presented the Commission with a written letter stating his concerns. He stated that his major concern is the safety issues regarding his children. He stated that with the construction of these homes, the entrance road will border his backyard allowing no safe place for his kids to play. He mentioned concerns regarding the removal of trees, which will generate more noise from the traffic on Hanson Blvd. He stated that putting in this development will increase the traffic on Ibis Street substantially, resulting in a safety issue for the children riding their bikes and walking to and from school and their friends houses. He stated that he was unaware the zoning in the area would be changed to anything but single - family development. He stated that he doesn't want to raise his children in a multi - family development, but instead in a peaceful and quiet development. Finally, he mentioned concerns regarding the property value of his home and the likeliness that it could decrease because of the multi - family homes in their backyard. He also mentioned that by putting in this development he would have a road at the end of this deck. Mr. Peterson questioned the reason the property is zoned R -3. Mr. Bednarz explained the reasoning behind it. Mr. Peterson stated that he doesn't feel this is the appropriate spot for this type of development. He stated that the traffic is a huge problem right now and this would only add to the problem. He questioned who would benefit from the development other than • the City and those that would live there. Regular Andover Planning and Zoning Commission Meeting Minutes — January 8, 2002 Page 6 Tom Enzmann, 1718 Andover Boulevard, stated that the traffic is definitely a concern. He questioned if the density of the project is 6 units per acre. Chair Squires stated that including Outlot A it would be 5.6 units per acre in density. Mr. Enzmann questioned if the density of buildable land is 5.6 units per acre. Mr. Bednarz stated that 5.6 units per acre is taking into consideration the entire site. Mr. Enzmann stated that it could be substantially higher if the wetlands were eliminated. He questioned if any variances will be needed in order for the development to proceed. Mr. Bednarz stated that a special use permit would be necessary in this development. He went on to explain why. Mr. Enzmann stated that the traffic is a huge concern. He stated that all the traffic that comes out onto This Street end up shining their headlights into my house, furthermore the individual that lives on 146th Avenue in the cul -de -sac will have the same problem. He suggested running the cul -de -sac out onto Andover Blvd at the same intersection as the Natures Run Development. He stated that by doing this it won't solve the traffic problem on Andover Blvd., however it will eliminate the extra traffic on Ibis Street. C� Chair Squires questioned if there is an access from Natures Run that comes out onto Andover Blvd. in that area. Mr. Bednarz stated that there is an access from Natures Run out onto Andover Blvd. in that area. He pointed out the approximate location. Shannon Peterson, 14553 Ibis Street, stated that their house is the one where the deck faces what would be the future road going into the development. She stated that it will affect the property value of their home, since if they were to sell no one would want to buy their house knowing that road would exist. She requested they put the road somewhere else. Carol Jean Christofferson, 1703, 1653 and 1652 Andover Boulevard, explained that they moved out to Andover in 1982. She stated that when This Street was constructed in 1993, the City put in 3 sewer and water hookups on her property. She stated that she was assessed three times the rate for the hookups. She also stated that her backyard grows as a natural area. She stated that the people who live next to her make no effort to be her neighbors, however they view her property as a private park. She stated that the homes being proposed are beautiful; furthermore there are really only two homes that would be impacted by the development. Kelly Grunz, 14601 Grouse Street NW, stated that she has two major concerns. She stated that she stays home with her two children and find that they have lots of wildlife in their backyard and would hate to see that go. She mentioned that they do have friends that live on Ibis Street that their kids ride their bikes to, however with all the traffic on Ibis this won't be safe. She also mentioned that the people living in these type of homes • will be fast paced and won't be looking for children playing in the area. Regular Andover Planning and Zoning Commission Meeting Minutes —January 8, 2002 • Page 7 Diana Severson, 14576 Ibis Street, stated that she didn't have the opportunity to sign the petition, however they do live in the neighborhood and feel the traffic would be a nightmare. Dan Stay, 1668 146th Avenue NW, stated that they have a very nice lot that butts up to Outlot A. He stated that there is a very nice tree line between the two. He mentioned that he called the City once and was told that the area was a tree preservation area. He questioned what this means. Mr. Bednarz explained that in a tree preservation area there are certain guidelines that would need to be followed so as many trees are preserved as possible. Mr. Stay stated that if the development is approved and the ground is disturbed in removing some trees most of the oak trees in the area will end up dying if they aren't removed. He stated that the trees are beautiful and act as a sound barrier between their homes and Hanson and Andover Blvd. He mentioned that 100% of the people he spoke with were opposed to the project. He stated that if the proposal does go through that as many trees as possible are preserved. He also stated that he would agree with moving the road to exit/enter onto Andover Blvd. • Darcy Spielmann, 1678 146th Avenue NW, stated that they live just north of Outlot A. He stated that he and his wife don't plan of having any children, furthermore they put their house up for sale about a month ago therefore are present to fight for the neighbors. He stated that what is drawn up on paper is pretty and all, however it really doesn't fit the site. Mike Cooper, 1690 146th Avenue, stated that his property backs up to Carol's property. He stated that the biggest issue is what will happen to Outlot A. He stated that based on what they are describing for Outlot A, it will likely look like an apartment building. He stated that having the street go out the other end would help. He mentioned that Carol's property is a nice lot and for that reason they bought their property. Doug Severson, 14576 Ibis Street, stated that the individual who stated that once there is congestion on Andover Blvd. the traffic will deter through our neighborhood. He stated that most of the people in the area moved to Andover to live in a country type setting. Now that the limitations are being reached for building the City is turning to multiple housing, which ends up short changing the people who moved out here first. A member from the audience questioned if the development does go through if the developer could put up an 8 -foot fence to separate their property from the development. He also mentioned concerns about the drainage issues. Chair Squires stated that the drainage concerns would be addressed down the road as the proposal progresses. Regular Andover Planning and Zoning Commission Meeting Minutes — January 8, 2002 Page 8 • Mr. Gleason explained that the reason they aren't proposing anything for Outlot A at this time is because they were told that they couldn't because of a moratorium. He stated that what they have in mind is very attractive. He stated that any time there is a public hearing regarding this type of development there are a lot of questions and concerns. He stated that as in any development trees are always removed. He stated that to him it doesn't make sense to put the road out onto Andover Blvd., however we're willing to work with the City if that is what's desired. Chair Squires suggested Mr. Gleason inform the public of the rough plans for Outlot A, since they have a right to know what is planned for the future. Mr. Gleason stated that he would be happy to review the proposal in the future, however stated that he wasn't prepared to present Outlot A tonight. Chair Squires suggested he discuss it with someone from the neighborhood outside the public hearing to answer some of their questions. There was no further public input. Motion by Falk, seconded by Kirchoff, to close the public hearing at 8:15 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Chair Squires questioned if this type of use is proper for this location. • Commissioner Daninger questioned if the Commission is looking at approval of 4 units per acre versus 5.6 units per acre. Mr. Bednarz stated that that is correct, if including Outlot A. Commissioner Dalien questioned what the density would be excluding Outlot A. Mr. Bednarz stated that he is unsure at this time. Commissioner Greenwald questioned how many houses could be built on Outlot A. Mr. Bednarz stated that there maybe could be 4 or 5 single - family homes, but the question remains as to the drainage because of the wetlands. Commissioner Hedin questioned what the City was envisioning years ago when it was originally designated as R -3. He questioned if the vision was 4 lots or 4 houses. Mr. Bednarz explained the reason the zoning was originally set up as R -3. Commissioner Hedin questioned if they envisioned 4 lots with a house on every other lot. Commissioner Kirchoff stated that originally there were 4 lots and two of those were developed. Mr. Bednarz stated that that is correct. I* Regular Andover Planning and Zoning Commission Meeting Minutes —January 8, 2002 • Page 9 Commissioner Kirchoff questioned if the R -3 zoning was intended to be temporary to allow the development to catch up. Mr. Bednarz stated that it seems that way. Commissioner Hedin stated that if these 4 original lots were developed there would be a little over an acre per lot. Mr. Bednarz stated that that is correct. Commissioner Hedin questioned which lots back up to Outlot A. Mr. Bednarz stated that the contingent lots are about 1/4 acre in size. Mr. Bednarz stated that there are additional development restraints that may make a single family development difficult to achieve. He mentioned that there isn't 6.25 acres of high ground and there are existing structures. Commissioner Hedin stated that in reality we're getting back to 4 really nice lots with single - family homes. Commissioner Hedin questioned if there is anything in it that money can be made by developing this proposal. Mr. Bednarz explained that a public street would have to be constructed, however in order to do so there needs to be lots on both sides of the street or it wouldn't be economically feasible. • Commissioner Greenwald questioned if this development would enhance the City of Andover. Mr. Bednarz stated that this is a tough question to answer because there are different opinions about townhouses. He mentioned that because of the price of the homes there shouldn't be any damage to the property values of the neighboring homes and there would be a dramatic increase in the value of the subject properties. Commissioner Greenwald stated that he is in agreement with a lot of the neighbors. He questioned why the City would want to put in 23 homes on this site. Mr. Gleason stated that the reason they are proposing these type of homes is because it doesn't develop out as a single - family development. He stated that eventually something will be developed on the site. Commissioner Greenwald questioned what the vision is for the City. He questioned if the City would be setting a precedent if this proposal were approved. Mr. Bednarz stated that there is no simple answer. He explained that the Comprehensive Plan location criteria for medium density developments states that there needs to be access out of the neighborhood to handle the traffic for the townhomes, therefore there needs to be higher volume streets. He mentioned that Hanson and Andover Blvd. do meet this criteria. • Regular Andover Planning and Zoning Commission Meeting Minutes — January 8, 2002 Page 10 • Commissioner Greenwald questioned if there is a goal to build townhomes in Andover. Chair Squires explained that there are other factors to consider. He explained that the Metropolitan Council has certain requirements the City must follow. He mentioned that it isn't possible for Andover to build strictly single - family homes. Mr. Bednarz stated that within the MUSA lines the City has to have a few medium or high- density homes to meet all the requirements. Chair Squires stated that he's seen lots of changes in Andover the last nine years he's been on the Commission. He stated that he's aware residents have concerns, however development is going to happen no matter what. It's important for residents to understand that even though trees are beautiful they are someone else's property and a property owner does have the right to develop and cut down every tree if so desired. He mentioned that something to consider is that if this proposal doesn't go through, it's possible the site could develop commercially. He encouraged residents to consider multi- family homes if it isn't possible to develop the area as single - family. Commissioner Greenwald questioned if the proposal would affect the property values of the surrounding homes. Commissioner Dalien stated that he hasn't seen property values go down in the City as a result of a development such as this. He stated that he likes the concept of the proposal, and feels it's rather attractive. He recommended residents review other proposals or developments similar to this in other cities. He mentioned • concerns as to why the developer didn't make Outlot A the same type of homes. He also mentioned that it would be interesting to see if the alleyway could go through as a public street out onto Andover Blvd. He stated that he has concerns that if the site isn't developed as multi - family that it could be developed commercially. He stated that the traffic is an ongoing problem; however not developing this site won't solve the problem. Chair Squires questioned if this development or concept were approved and things pursued would it include Outlot A. Chair Squires questioned if the City could rezone Outlot A and wait for it as a separate request. Mr. Bednarz stated that if Outlot A isn't included in the proposal it would have to come back as a separate sketch plan and move through the approval process separately. Chair Squires stated that it appears that Outlot A may not have as many restraints. He stated that it's possible that it could develop as single - family homes and act as a buffer between the existing residential neighborhoods. Commissioner Falk questioned if the alleyway would be wide enough for a safety vehicle. Mr. Bednarz explained that parking wouldn't be allowed in the alleyway, however if a car were parked on the street an emergency vehicle would be able to get through. He mentioned that the alleyway isn't proposed as a dead end therefore emergency vehicles could enter from opposite ends. • Regular Andover Planning and Zoning Commission Meeting Minutes — January 8, 2002 . Page 11 Commissioner Falk stated that his concern is around lots 12 and 13. He stated that it looks as if it would be tight to get couple trucks in that area. He mentioned that he sides with the residents about the traffic, however reminds the residents that the area will develop at some point. He questioned if the association will maintain 145th Lane for snow removal. Mr. Bednarz stated that 145th Lane would be a public street and maintained by the City. Commissioner Greenwald questioned if the alleyway would be a private street. Mr. Bednarz stated that the alleyway would be a private street. Commissioner Greenwald questioned if it's possible for the City to tell the property owners that they can't park along the alleyway. Mr. Bednarz stated that indeed the City can tell them that no parking is allowed along the alleyway. Commissioner Kirchoff stated that the site plan is rather novel. He stated that the site is limited in terms of what can be developed; furthermore many times this type of property ends up being developed as commercial. He stated that the traffic is definitely a problem; however eventually there will be a light at that intersection one day. He mentioned that the amount of cars this development would produce won't have a huge impact on what already exists. He stated that he tends to believe that the R -3 zoning was intended to be • temporary. He mentioned that this proposal would be better than apartments, especially since the homes are garage free. Commissioner Falk questioned if there would be room to put a public street through the development instead of an alleyway. Mr. Bednarz stated that the idea was to clean up the appearance. He stated that it is possible, however it may not be possible with the style of townhouses proposed. Commissioner Daninger stated that the first question is what the transition will be. He stated that he likes the idea of talking about homes instead of the site being developed commercially. He suggested staff talk with the county regarding a stoplight, which may help to accelerate the process. He stated that after these questions are answered he may be more likely to discuss a development with a private alleyway. Mr. Bednarz stated that the intersection has been identified as a need, however there are also many others in the county. Chair Squires stated that if the homes would occupy professional people without kids, he would tend to believe that the trips a parent makes with 2 or 3 kids far exceeds a professional without children. Commissioner Kirchoff questioned where there is a development similar to this around the metro area. Mr. Gleason stated that there is a development very similar to this in • Brooklyn Park. Regular Andover Planning and Zoning Commission Meeting Minutes — January 8, 2002 Page 12 Commissioner Hedin stated that the density is higher than what is in the Comprehensive Plan, therefore we would have amend it. He stated that the property is currently zoned R- 3, which is the highest density in the area; therefore he feels it isn't appropriate. He stated that to him the concept of an alleyway doesn't make a lot of sense, and double front lots are prohibited which means it would have to change if this were approved as a PUD. He mentioned that the proposal is very nice but feels this site isn't appropriate, however the residents will be risking the chance that something commercial could be developed on the site. Commissioner Greenwald stated that he agrees with many of Commissioner Hedin's points, however mentioned he does like the concept of an alleyway. Commissioner Daninger stated that he isn't in favor of any private streets or alleyways. Commissioners Falk, Hedin and Daninger were all opposed to private streets. Chair Squires and Commissioners Greenwald, Dalien, and Kirchoff liked the alleyway concept, but feel it needs to be discussed in greater detail. Commissioners Falk, Daninger, and Hedin felt that this type of development is not appropriate for this location. • Chair Squires and Commissioners Greenwald, Dalien, and Kirchoff felt that this site is appropriate for this type of development. Chair Squires stated that the Commission is divided and feel that further issues need to be addressed and explored. He stated that the idea of changing the alignment of the road to take it off of Ibis Street is worth researching, furthermore he encouraged the developer to work with the City to see if it's economically feasible to develop Outlot A now with single - family homes. Commissioner Greenwald stated that in his mind Outlot A can't be left as a separate issue. Mr. Bednarz stated that what is preventing the developer from including Outlot A is the moratorium on multi - family housing. Chair Squires explained that that is why he is suggesting single - family homes to buffer the townhomes from existing development. Commissioner Daninger stated that he could agree with single - family homes on Outlot A, since it would act as a transition to the multi - family homes. He also stated that he would like to see the private streets eliminated. Chair Squires questioned if there is anyone on the Commission is opposed to forwarding the discussion to the Council once those issues have been researched. Regular Andover Planning and Zoning Commission Meeting Minutes — January 8, 2002 • Page 13 Commissioner Hedin stated that he feels the Council will have a good idea how the Commission feels. He stated that unless the density was decreased and the alleyways were removed he won't support the proposal. He agreed that if there were single - family homes in Outlot A that it may help. Mr. Bednarz stated that in order to do the sketch plan process justice, it's best to forward this on to Council to receive their comments first to find out if the proposal is even a possibility. The Commission agreed. Chair Squires encouraged the residents to drive out to Brooklyn Park to view the other development that is similar to the one being proposed. Commissioner Greenwald questioned if the developer comes back with a revised plan would there need to be another public hearing. Mr. Bednarz stated that yes there would need to be another public hearing. Mr. Bednarz stated that this item would be discussed at the February 5, 2002 City Council meeting. PUBLIC HEARING: SPECIAL USE PERMIT (02 -01) - FOR A WATER • TREATMENT FACILITY TO BE LOCATED AT 1813 CROSSTOWN BOULEVARD NW FOR THE CITY OF ANDOVER Mr. Bednarz explained that the Commission is being asked to recommend approval of a special use permit to allow a water treatment facility to be located at 1813 Crosstown Boulevard. The subject property is zoned Rural Residential (R -1). Public utility uses including water treatment facilities require a special use permit to be located in any residential district. Bolton and Menk have been selected as the design consultant for the project. They have provided a boundary survey and letter summarizing the project. He stated that due to the fact that the final design of the project hasn't been completed, the Commission is asked to identify criteria to be used in the design of the project to prevent conflicts with surrounding properties and to promote efficient site design. Mr. Bednarz went on to review the items that have been identified by staff as components of review that will be conducted as information becomes available. The first is the relationship with the residential properties to the north and west of the property. Building setbacks, screening and prohibiting the location of loading areas or external traffic generators, such as an above ground fuel tank, on these sides of the building. Another issue is the overall design of the project. The design of the building will largely be guided by functionality. It's also important to ensure that the architectural design of the structure maintains the campus style look that has been identified for the City Center campus. Finally the efficient design of the project. The water treatment facility will have a relatively small number of operators considering the size of the building. Therefore, the design will incorporate shared parking with the Public Works site and a parking area that Regular Andover Planning and Zoning Commission Meeting Minutes —January 8, 2002 Page 14 provides a bus drop off for tours and a number of parking stalls based on the number of workers at the site. Motion by Greenwald, seconded by Dalien, to open the public hearing at 9:21 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. There was no public input. Motion by Dalien, seconded by Kirchoff, to close the public hearing at 9:21 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Chair Squires questioned if it's really necessary to get the special use permit in place at this time. He questioned how the Commission is able to judge the affect on the neighboring properties when not all the information is available. Mr. Bednarz stated that the Commission may reserve the right to a recommendation at this time if so desired. He mentioned that the Commission does have two meetings a month; therefore there should be enough time to review the item at a later date when all the information is available. Mr. Bednarz mentioned that the Commission may still make comments on the request • even though action isn't taken. Commissioner Dalien stated that some of his concerns are whether or not the plant will generate noise, steam, and the impact of the facility on the neighbors. Chair Squires stated that he would also like to see an elevation of the facility to make sure it will fit into what already exists. Commissioner Greenwald questioned the reason they are requesting the permit now. Mr. Bednarz explained that they are requesting the permit early because of the time frame they are under. Commissioner Hedin questioned if this facility would be treating well water. Mr. Bednarz stated that that is correct. Motion by Greenwald, seconded by Falk, to table the request of a Special Use Permit (02- 01) for a Water Treatment Facility to be located at 1813 Crosstown Boulevard NW until more information is available. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. OTHER BUSINESS Mr. Bednarz updated the Commission on upcoming planning items. 0 Regular Andover Planning and Zoning Commission Meeting Minutes —January 8, 2002 • Page 15 Commissioner Hedin commended Mr. Bednarz on doing an excellent job on the annual report. Mr. Bednarz explained that it was a project Mr. Angell completed. Chair Squires reminded the Commissioners to turn in their conflict of interest forms. ADJOURNMENT Motion by Hedin, seconded by Daninger, to adjourn the meeting at 9:36 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Respectfully Submitted, Sara Beck, Recording Secretary Timesaver Off Site Secretarial, Inc. CJ L� • CITY OF ANDOVER 1685 CROSSTOWN BOULEVARD N.W. ? ANDOVER, NIINNESOTA 55304 ? (763) 755 -5100 FAX (763) 755 -8923 ? WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commissioners FROM: Courtney Bednarz, City Plann4 SUBJECT: PUBLIC HEARING: Lot Split (02 -01) to create two rural residential lots at property located at 16055 Makah Street NW for Matt and Tara Kuker DATE: January 22, 2002 INTRODUCTION The property owner is seeking approval -of a proposal to divide the subject property into two rural residential lots. The existing house and detached garage will remain on one of the lots. 0 DISCUSSION Buildability The subject property has a grade differential of approximately 25 feet from the west to the east. Soil borings were done to determine the location of mottled soil. The mottled soil follows the contour of the land, as will the lowest floor elevation. The following section describes the requirements for buildable rural lots A2.Areas Lacking Municipal Sanitary Sewer Outside the Metropolitan Urban Service Area. In areas which are not served by municipal sanitary sewer and outside the Metropolitan Urban Service Area, no residential lot shall be developed for residential purposes unless it contains a minimum of 108,900 square feet, of which 22,500 square feet of contiguous land area is buildable with a minimum width of at least one - hundred fifty (150') feet and a minimum depth of one hundred fifty (150') feet. In addition, there shall also be two (2) 5,000 square feet areas designated and staked for the primary and secondary on -site septic drainfield based on design criteria for a four (4) bedroom home. The designated drainfield locations as stated above shall comply with Chapter 7080 as amended. The location of the primary and secondary sites shall be indicated on the preliminary grading plan and the design specifications for the a drainfields shall be submitted at the time of the submittal of the preliminary plat. Said lot shall be required to have a fmished grade of at least six (6') feet above the seasonal high water mark and shall also require the lowest floor to be a minimum of three (3') feet above the seasonal high water mark or one (1') foot above the designated or designed one hundred (100) year flood elevation whichever is higher. 0 The applicant's engineer has provided detailed soil borings that have set the lowest floor elevation for the property. The applicant's engineer has prepared a `Buildable Area' plan to show how the required 22,500 square feet of buildable area for the house and 10,000 square feet for the two drain field areas can be provided. This plan was not available at the time this report was finalized but will be brought to the meeting. Access The new lot will need to be provided access from 7' Avenue. Although private driveway accesses onto county roads are not desirable, they have been granted for two similar lot splits for properties on the same block of Makah Street. It is the opinion of the City attorney that the city cannot deny a lot split that meets all of the local ordinances simply to deny access. Driveway • The driveway for the property must slope away from the garage a minimum of 18 inches for the first 50 feet to direct drainage. The driveway may then be brought back up to the grade level of CSAH 7. Future House Due to the location of the access on CSAH 7, the east end becomes the front of the lot. All houses must face the front of the lot but may be rotated up to 45 degrees. It is anticipated that a future house will face northeast with a garage facing 7' Avenue. This would accommodate the driveway location, maximize day and evening sunlight as well as provide a nice overlook of the wetland to the rear of the property. Conformance with Local Ordinances The following table compares the proposal with the regulations for the Single Family Rural zoning District (R -1): Proposed Lots • Lot with House New Lot R -1 Requirements Lot Width 300 338 300 Lot Depth 320 289 150 Lot Area 2.5 acres 2.5 acres 2.5 acres • Attachments Resolution Location Map Proposed Lot Split (full size plan in packet) Public Notice ACTION REQUIRED The Planning and Zoning Commission is asked to recommend approval or denial of the proposed lot split. Cc: Matt and Tara Kuker, 16055 Makah Street NW 40 • CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. A RESOLUTION APPROVING THE LOT SPLIT REQUEST FOR TONI GRUNDSTROM TO SUBDIVIDE A RURAL RESIDENTIAL LOT INTO TWO RURAL RESIDENTIAL LOTS WITH VARIANCES TO THE MINIMUM LOT WIDTH AND LOT SIZE REQUIREMENTS OF THE SINGLE FAMILY RURAL RESIDENTIAL (R -1) ZONING DISTRUICT FOR PROPERTY LOCATED AT 16055 MAKAH STREET NW LEGALLY DESCRIBED AS FOLLOWS: Tract F, Registered Land Survey Number 72, Amoka County, Minnesota WHEREAS, Matt and Tara Kuker have requested approval of a lot split to subdivide a rural residential property industrial property pursuant to Ordinance No. 40, located at 16055 Makah Street NW; and is WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request meets the criteria of Ordinance No. 8 and 40; and WHEREAS, the Planning and Zoning Commission finds the request would not have a detrimental effect upon the health, safety, morals and general welfare of the City of Andover; and WHEREAS, a public hearing was held pursuant to state statutes; and WHEREAS, the Planning and Zoning Commission recommends to the City Council approval of the lot split as requested. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees with the recommendation of the Planning and Zoning Commission and approves the lot split on said property with the following conditions: 1. The lot split must conform with all buildability requirements of Ordinance 10. • 2. The future house of the property must face the front (east side) of the lot but may be rotated up to forty five (45) degrees. 3. The driveway for the property shall slope away from the garage a minimum of eighteen (18) inches for a distance of no less than fifty feet. E 4. Andover Review Committee (ARC) shall review said survey to determine that the survey substantially conforms to the intent of the approved lot split. 5. The applicant shall pay park dedication in the amount of $1,700. 6. The applicant shall pay a trail fee in the amount of $412. 7. That the lot split be subject to a sunset clause as defined in Ordinance No. 40, Section III(E). Adopted by the City Council of the City of Andover on this day of , 2002. • CITY OF ANDOVER ATTEST: Victoria Volk, City Clerk Mike Gamache, Mayor • r, Matt and Tara Kuker • Lot Split Request 16055 Makah Street NW Project Location Map N W E City of Andover Planning Department CURRENT RESIDENT DEAL JAMES D & PAMELA S CURRENT RESIDENT 16AKAH ST 16191 MAKAH ST NW BOX 159 0 AnW, MN 55304 ANOKA, MN 55303 Andover, MN 55304 ANDOVER CITY OF CURRENT RESIDENT DOUGLAS BARRY J & SANDRA L 1685 CROSSTOWN BLVD 16080 VALLEY DR 16080 VALLEY DR NW ANDOVER, MN 55304 Andover, MN 55304 ANDOVER, MN 55304 CURRENT RESIDENT ANDERSON GARY A & JUDITH A CURRENT RESIDENT 16038 VALLEY DR 16038 VALLEY DR NW 16055 MAKAH ST Andover, MN 55304 ANDOVER, MN 55304 Andover, MN 55304 KUKER MATHIAS A CURRENT RESIDENT BACKOWSKI STEVEN A & DEBBI R 16055 MAKAH ST NW 16019 7TH AVE 15960 VALLEY DRIVE ANDOVER, MN 55304 Andover, MN 55304 ANDOVER, MN 55304 CURRENT RESIDENT CURRENT RESIDENT ANDERSON DENNIS E & MARYANN 16107 7TH AVE 15952 MAKAH ST 15952 MAKAH ST NW Andover, MN 55304 Andover, MN 55304 ANDOVER, MN 55304 • CURRENT RESIDENT FUDGE WILLIAM L & J A TRUSTEE CURRENT RESIDENT 16005 MAKAH ST 16005 MAKAH ST NW 15961 MAKAH ST Andover, MN 55304 ANDOVER, MN 55304 Andover, MN 55304 MONROE MARK W & PATRICIA L CURRENT RESIDENT ANDOVER CITY OF 15961 MAKAH ST NW 4517 159TH AVE 1685 CROSSTOWN BLVD NW ANDOVER, MN 55304 Andover, MN 55304 ANDOVER, MN 55304 CURRENT RESIDENT MOORE JOHN F & IDA C LARSEN PAULA J & FREDERICK F' 16030 MAKAH ST 16030 MAKAH ST NW 16107 7TH AVE NW Andover. MN 55304 ANDOVER, MN 55304 ANDOVER, MN 55304 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 4517 159TH AVE 4517 159TH AVE 4517 159TH AVE Andover, MN 55304 Andover, MN 55304 Andover, MN 55304 TF• ES COMPANY CURRENT RESIDENT SPENCER CARL A & GLORIA J PO BOX 560 16090 MAKAH ST 12180 MAGNOLIA STREET NW EXCELSIOR, MN 55331 Andover, MN 55304 COON RAPIDS, MN 55433 CURRENT RESIDENT r W TH AVE A r, MN 55304 DEAL JEFFREY P & DAWN M 16087 MAKAH ST NW ANDOVER, MN 55304 • PETERSON T K & ANDERSON K J CURRENT RESIDENT 16094 7TH AVE NW 16087 MAKAH ST ANDOVER, MN 55304 Andover, MN 55304 • • CITY OF ANDOVER 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MrNNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CLANDOVER.MN.US TO: Planning and Zoning Commissioners FROM: Courtney Bednarz, City Planndk SUBJECT: PUBLIC HEARING: Lot Split (02 -02) to create two rural residential lots at property located at 17729 Eidelweiss Street NW for Toni Grundstrom DATE: January 22, 2002 INTRODUCTION The property owner is seeking approval of a proposal to divide the subject property into two rural _ residential lots with variances to the 2.5 acre minimum lot width and lot size. One of the lots will contain the existing house and detached garage. DISCUSSION The attached drawing indicates the proposed lot split. The property owner currently resides in the existing house. Due to circumstances beyond the control of the applicant, this house can no longer meet their needs, which require a fully accessible house and all of the accompanying features, including an elevator to allow access to the second level. It is the property owners desire to remain in this neighborhood where they have lived for 21 years. The intent is for the existing house to be sold and for a new accessible house to be constructed for the applicant on the new lot. Conformance with Local Ordinances The following table compares the proposal with the regulations for the Single Family Rural zoning District (R -1): Proposed Lots Lot with House New Lot R -1 Requirements Lot Width 180* 180* 300 Lot Depth 300 300 150 Lot Area 1.24 acres* 1.24 acres* 2.5 acres As the table indicates, variances are needed to the minimum lot width and lot size for both proposed properties. Ordinance No. 10, Section 17 provides procedure for reviewing variance requests. As a part of reviewing this request, undue hardship resulting from the topography or • other physical conditions must be documented. The applicant has provided a letter (attached) summarizing findings for the variances. Several letters of support from the neighborhood are also attached. 0 Staff Recommendation The Planning and Zoning Commission will need to weigh the proposal against the requirements of the Single Family Rural Residential Zoning District (R -1). The findings for the variances can be summarized as follows: The special or unique circumstance for this property is the fact that the existing house can no longer accommodate the needs of the property owner. In the event of an emergency, such as a fire, the safety of the applicant would be threatened by the fact that the house is not accessible. The Grundstrom's have lived in this neighborhood for 21 years and desire to continue living on this property. The hardship posed by the existing house include the safety of the applicant and that the property owner would be required to move to a different neighborhood or different city altogether if a building site for an accessible home cannot be created from the property. As indicated above, several letters have been submitted from the neighborhood indicating their support of the request and their desire to help the Grundstroms remain in the neighborhood. It is important for the Planning and Zoning Commission to consider the ramifications of approving variances to the minimum lot width and lot size requirements. As you know, many property owners would like to subdivide their property but are restricted by these requirements. • Therefore, the findings for approving these variances must be unique to this property to avoid contradicting the intent of the R -1 Zoning District. Due to the cost of preparing a survey for the lot split, staff has prepared a sketch indicating where the new property line would be to facilitate this discussion. If the Planning and Zoning Commission and City Council agree that the lot split can be granted, the applicant will be required, as a condition of approval, to prepare a survey that conforms to the intent of the approval. Attachments Resolution Location Map Lot Split Sketch Letter from Applicant Letters From Neighborhood Public Notice E • ACTION REQUIRED The Planning and Zoning Commission is asked to recommend approval or denial of the proposed lot split based o review of the findings for the variances to the minimum lot width and lot size. Resl2ectfully submitted, A ourrtnedn Cc: Toni Grundstrom, 17729 Eidelweiss Street NW 0 • • CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. A RESOLUTION APPROVING THE LOT SPLIT REQUEST FOR TONI GRUNDSTROM TO SUBDIVIDE A RURAL RESIDENTIAL LOT INTO TWO RURAL RESIDENTIAL LOTS WITH VARIANCES TO THE MINIMUM LOT WIDTH AND LOT SIZE REQUIREMENTS OF THE SINGLE FAMILY RURAL RESIDENTIAL (R -1) ZONING DISTRICT FOR PROPERTY LOCATED AT 17729 EIDELWEISS STREET NW LEGALLY DESCRIBED AS FOLLOWS: Lot 3, Block 3 Country View Estates, Anoka County, Minnesota WHEREAS, Toni Grundstrom has requested approval of a lot split to subdivide a rural residential property industrial property pursuant to Ordinance No. 40, located at 17729 Eidelweiss Street NW; and WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined is that said request meets the criteria of Ordinance No. 8 and 40; and WHEREAS, The Planning and Zoning Commission and City Council find that there are findings to support variances to the minimum lot width and lot area of the Single Family Rural Residential Zoning District (R -1) as follows: 1. The special or unique circumstance for this property is the fact that the existing house can no longer accommodate the needs of the property owner. In the event of an emergency, such as a fire, the safety of the applicant would be threatened by the fact that the house is not accessible. The Grundstrom's have lived in this neighborhood for 21 years and desire to continue living on this property. 2. The hardship posed by the existing house include the safety of the applicant and that the property owner would be required to move to a different neighborhood or different city altogether if a building site for an accessible home cannot be created from the property. As indicated above, several letters have been submitted from the neighborhood indicating their support of the request and their desire to help the Grundstroms remain in the neighborhood. WHEREAS, the Planning and Zoning Commission finds the request would not have a detrimental effect upon the health, safety, morals and general welfare of the City of Andover; and • WHEREAS, a public hearing was held pursuant to state statutes; and WHEREAS, the Planning and Zoning Commission recommends to the City Council approval of the lot split as requested. • NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees with the recommendation of the Planning and Zoning Commission and approves the lot split on said property with the following conditions: 1. The applicant shall prepare a survey that indicates two lots with an approximate lot width of 180 feet and an approximate lot area of 1.24 acres. 2. Andover Review Committee (ARC) shall review said survey to determine that the survey substantially conforms to the intent of the approved lot split. 3. The applicant shall pay park dedication in the amount of $1,700. 4. The applicant shall pay a trail fee in the amount of $412 5. That the lot split be subject to a sunset clause as defined in Ordinance No. 40, Section IH(E). 2) Payment of Park Dedication in the amount of $x. • Adopted by the City Council of the City of Andover on this day of , 2001. CITY OF ANDOVER ATTEST: Mike Gamache, Mayor Victoria Volk, City Clerk • WHEREAS, Gerald Windschitl has petitioned to vary from the 16.5 foot wetland buffer setback provision of Ordinance 114 for property located at 1540 158 Lane NW legally described as follows: Lot 8, Block 2 Chesterton Commons North WHEREAS, the City Council finds that the location of the cul -de -sac and resulting front yard setback reduces the buildable area near the front of the lot where a home would typically be constructed, and; The orientation of the wetland and resulting wetland buffer setback reduces the buildable area near the rear of the lot, and; The combination of these factors prevents the construction of a house on the majority of the property. The buildable area that remains does not provide sufficient space to locate a single family home. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover approves the proposed variance request to allow a wetland buffer setback of five (5) feet. Adopted by the City Council of the City of Andover on this day of 2001. • CITY OF ANDOVER ATTEST: Michael R. Gamache, Mayor Victoria Volk, City Clerk 0 Toni Grundstrom Lot Split Request 117729 Eidelweiss Street NW Oak Grove °oq 0 m ®o 0 Project Location Map p N W E E City of Andover Planning Department kh 3 5° C G ' Ni • AVE. N .W. T9 �'' �' c Q ✓ eioban ,, z "•' .� s e4 1 67 E 'XI. Ae .PJrq if °d�BO ,• 9T. 1 .9 fi 4 bb to rei a c 79 'ern s W (2) v 2 JTTe� SZ 4 ,-,V- W r�e.0 .ed 09 -4 /W dd9�Oi- roo Cl) s (B) (sJ W ` !ee N 3 (/D) < aes9 1SS: roi54'- X33 y 3O t? 11 12 N 4 177TH AVE. NA 1 E 4 0 .. n1 \ - sO�GL aG GLJ MI 1 un 1. UKU"Vtl 1 KVPI b1L(OJtl fJ'7 P.02 City of Andover Planning and Zoning Commission Dear Commissioners; There are special circumstances surrounding the request for splitting our land, Lot 3. Block 3- Countryview Estates. The dwelling on the land is a hardship to the owners. A variance is being requested so the homeowners, Mike and Toni Grundstrom, can build another home which is totally handicapped accessible. The functionality of the existing home, for the home owners, is no longer acceptable or safe. If there were an emergency, such as a fire, there is not an accessible, convenient, or safe exit for Toni. The homeowners have three options to accommodate their existing situation. The existing dwelling will need to have major renovations made to it to be adaptable for a handicapped person in a wheelchair. The bathroom, kitchen and bedroom will need to be rebuilt, Secondly, the land they already own can be split so a fully accessible home can be built. The third option is to find another piece of land to build a new accessible home on. Mike and Toni Grundstrom built and have lived in the existing home for 21 years. They have watched Andover grow and develop and consider this town their home. They were is the first to build in the development and have welcomed and appreciated all the neighbors as they built. The neighborhood watches out for each other, is there for each other when needed, and have grown to appreciate each others own lifestyles. Staying in the neighborhood is important. Mike and Toni Grundstrom will fulfill all procedures to accommodate the request to split this land. If there are any further questions please let us know. Thank you, in advance, for your time on this issue. 0 JAN 16 2002 08:54 6127530759 PAGE.b2 10:14 "M TONI.GRUNDSTROM 6127530759 City of Andover 1 /15/02 Planning and Zoning Dear Sirs, A few days ago I watched a car pull into a "handicapped parking spot ", slap one of those stickers on his mirror and trot into the grocery store for a pack of cigarettes. He was obviously not handicapped and probably using someone else's sticker. It happens all too often. People use their loved one's handicap to take advantage of what little benefit there is to being handicapped. What the Grundstroms want to do, shouldn't be looked at as taking advantage of, or seeking some special privledge because of Tony's handicap. She has M.S. She managed to raise two great kids while her disease got progressively worse. Mike and Tony are a great couple that have been there for each other through a life that was more difficult than I can imagine. Mike had a job that required that he be on the road. He had to give it up. Tony had a great career with the Minnesota State Bar Association that she had to give up. While she was able — she tried to work out of the house but her disease has progressed to the point that she can know longer function effectively in a house with the limitations presented by the typical home. No, she's a little different than the guy in the first Paragraph. Why not move to a place that offers handicapped housing? Because they want to live where they raised their children - where they watched their community grow. They certainly have enough land. None of the neighbors are going to notice and if they do — they are the type of people that would help rather than hinder. We live in a politically correct society. We are often accused of over compensating for a Past when minorities, woman and the handicapped were passed up because they weren't healthy white males. Maybe affirmative action goes too far sometimes when standards are lowered to meet hiring goals but this is not the case. Tony is the real deal. She needs for her community to help her and Mike. And Andover needs people like the Grundstroms in its community. I heard that one of you expressed the concern that if you make this exception for Tony You might have to do the same for others like hcr. Wow! Thank you — I know you'll do the right thing. Todd Ryan 2730 177`" Ln NW Andover, MN. 55304 7 63 - 753 -2236 P.03 JAN 16 2e02 013:54 6127530759 PAGE.03 0 JAN -16 -02 10:24 AM TONI.GRUNDSTROM 6127500759 CHARLES J. IIAI.I ERXIAN SUSAN X1. IIALI.ERNIAN ............... ................................................................................... . ....... I ..................... I........ ��� ^arr• +Fns. >;i,4;�M Ghzd C2; 5 I.:c.rh;i�in January 10, 2x02 AndoverZonlagand Planning Committee Andover, Minnesota Door Committee members, This letter Is In regard to the upcoming decision of the lot split in Countryvlew Estates for Mlke and Toni Grundstrom at 17729 Eldelweias St N.W. We have lived In this neighborhood for 11 years and ban known Mike and Toni sincethen. We pre In fall support of their decision to split their lot and build anew house. We feel that a vadance in their favor should be granted so that they may build a house better suited for their needs and stay in our neighborhood. Great neighbors like Mike and TO are hard to find. Cl We feel that this should not set a precedent for future lot splits but is a one time exception due toToni's needs. Thank you for your consideration of this matter. Please feel free to contact us If you need any further lidormatlon. since a/ •r. CaarlesJ end Susan M. Hallerrnan 0 JAN 16 2002 08 54 P.04 6127530759 PAGE.04 4 * -. JAN -15 -02 10:24 AM TONI.GRUND5TROM 6127530759 P.05 City of Andover Planning & zoning Commission Re: Mike & Toni Grundstrom's Land Split Request Dear Sirs and Madams: As a business owner (North Metro Auto Sal% I understand the need for policy d an procedure and respect the need for consistency to make things run smoothly. That said I al¢o know that flexibility is just as important every decisio because not all policies!proceduras apply to n or situation that arises. I believe this is the case with this application. 1 request that flexibility for Toni & Mike Gn►ndstrom's extenuating circumstances be used to approve their request for a land split, They are good neighbors and have worked hard for everything they have. The house the) built, years ago, is creating difficulties for them and I do not support the idea Ofltaving them find another place to build another accessible house «hen they already 0Wn land to build on Let's keep them in the neighborhood. If }*ou have any questions I can be reached at 7 6_-1,'753 -1333, • 0 Sincerely, r Mike Carpenter JAN 16 2002 08:55 6127530759 PAGE.05 . "N - 10 -vz 0 PM TONI. GRUNDSTROM 5127530759 P.02 • 1 )d&v- l // � /nq & � .ST -& *z ,�rdAem or m n iagAbar X Ke arunds #,o li,/in9 a� 1 * �'d� luluSs .57 d� cry` i n y h i� S Yo build an D?yl e r i 0 SRN 16 2902 1936 6127530759 PAGF_R7 CARPENTER MICHAEL & CfA YL 3 EIDELWEISS ST NW ANDOVER, MN 55304 HELBERG MICHAEL R JR 2711 177TH LN NW ANDOVER, MN 55304 043224130009 SCHERFF BRIAN R & LORI M 2710 177TH LN NW ANDOVER, MN 55304 043224130011 • GRUNDSTROM MICHAEL S & HALLERMAN CHARLES J & T L SUSAN M 17729 EIDELWEISS ST NW 17794 EIDELWEISS ST NW ANDOVER, MN 55304 ANDOVER, MN 55304 JARSON LLOYD M & CAROLYN K 2925 177TH AVE NW ANDOVER, MN 55304 RYAN THOMAS A & LINDA J 2730 177TH LN NW ANDOVER, MN 55304 043224130010 SCHRECK PAUL W & PENELOPE L 2760 177TH AVE NW ANDOVER, MN 55304 WATSON DONALD E & MAUDE R 17611 ROUND LAKE BLVD NW ANDOVER, MN 55304 U C07 TO CC FROM Planning and Zoning Commissioners Courtney Bednarz, City Planner Jason M. Angell, Planning Intern SUBJECT: Public Hearing Special Use Permit (02 -02) to relocate an existing house to property located at 14278 Round Lake Boulevard for Christina Kramer. DATE: January 22, 2002 INTRODUCTION The Planning and Zoning Commission is asked to review the request of Christine Kramer to relocate a home to the property located at 14278 Round Lake Boulevard (PIN 29- 32 -24 -31 -0155) Is in Andover. The property is currently zoned R -4, Single Family -Urban and is approximately 0.4 acres. A garage is currently located on the property and will remain. DISCUSSION APPLICABLE ORDINANCES Ordinance No. 8, Section 5.03, regulates the special use permit process and outlines the following criteria for review: 1. The effect of the proposed use upon the health, safety, morals and general welfare of the occupants of the surrounding land. 2. The effect on existing and anticipated traffic conditions including parking facilities on adjacent streets and land. 3. The effect on the values of property and scenic views in the surrounding area. 4. The effect of the proposed use on the Comprehensive Plan. CITY OF ANDOVER 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US n 1►J . The structure will be located to meet the requirements of the single - family urban (R-4) zoning district. Ordinance No. 200, regulates the movement of structures over public roads via the special use permit process. The following criteria shall be considered: 1. Compatibility with the surrounding uses and structures. 2. Protection against depreciation of neighboring properties. The Building Official inspected the property on January 17, 2002 and found the following items need to be taken care of through the building permit process to bring the structure up to code. ➢ Remove fireplace/brick ➢ Wiring redone to state code ➢ Pluming water lines redone to code ➢ Heating up to code ➢ Replace siding ➢ Fix wall that has been taken out ➢ Submit plans for basement wall ➢ Submit survey • ➢ ➢ Submit energy audit Meet all state uniform building code ADJACENT LAND USE The properties to the North and West are currently zoned R -3, Single Family- Suburban, and the properties to the South and East are currently zoned R -4, Single Family -Urban. A sketch of the property has been enclosed along with photos of the home. PROPOSED HOME The proposed home is an approximately 1100 square foot rambler constructed in the 1980's. All the windows in the home (except for the four season porch) will be replaced and vinyl siding will be installed. Attachments ➢ Resolution ➢ Location Map ➢ Site Map ➢ Photos ➢ Public Notice (Labels) ACTION REQUIRED Recommend approval or denial for the relocation of the structure. Respectfully submitted, Jason M. Angel Cc: Jeff Kramer • 0 L ' • CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. A RESOLUTION APPROVING A SPECIAL USE PERMIT FOR THE RELOCATION OF A STRUCTURE (HOME) TO 14278 ROUND LAKE BLVD. NW BY CHRISTINE KRAMER (PIN 29- 32- 24- 31- 0155). WHEREAS, Christina Kramer has petitioned for a special use permit to relocate a home to 14272 Round Lake Blvd. NW on property legally described as follows: The north half of Lot 3, Block 3 Andover Boundary Commission Plat Number 1, Anoka County Minnesota. WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request meets the criteria of Ordinances No. 200 and 8, Section 5.03; and WHEREAS, the Planning and Zoning Commission finds the request would not have a detrimental effect upon the health, safety, morals, and general welfare of the City of • Andover; and WHEREAS, a public hearing was held pursuant to state statute; and WHEREAS, the Planning and Zoning Commission recommends to the City Council approval of the Special Use Permit as requested. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees with the recommendation of the Planning and Zoning Commission and approves the special use permit on said property with the following condition: 1. That the Special Use Permit be subject to a sunset clause as stipulated in Ordinance No. 8, Section 5.03 (d) 2. That the relocated structure complies with all applicable ordinances, building codes and fire codes. 3. That the relocated structure be placed on a permanent foundation within thirty (30) days of the issuance of a building permit. • Adopted by the City Council of the City of Andover on this day of , 2002. CITY OF ANDOVER Michael R. Gamache, Mayor ATTEST: Victoria Volk, City Clerk • C1 Christine Kramer Special Use Perm it/Housemovi ng Request 14278 Round Lake Boulevard W-< Project Location Map 6 City of Andover Planning Department i • 0 0 Ko,me �- 1 Q 79 1 <'fa me, r q)TW Lf a7� �ovhd LIB BAILEY RANDALL & DEBRA BLESI PAUL A & ELIZABETH BONNEVILLE D A & L J 8 UNDERCLIFT ST NW M 3608 143RD AVE NW ARDOVER, MN 55304 3648 143RD AVE NW ANDOVER, MN 55304 293224310151 ANDOVER, MN 55304 293224310089 GNAT JOEL S & TAMMY L 3595 143RD AVE NW ANDOVER, MN 55304 293224420062 HAYNES JOE L & DAYNA L 3619 143RD AVE NW ANDOVER, MN 55304 293224310142 HENDERSON MICHAEL D & DEBORAH 14259 UNDERCLIFT ST NW ANDOVER, MN 55304 HURSMAN ARLEN J C 14311 ROUND LAKE BLVD NW ANDOVER, MN 55304 293224420019 KADLEC CONSTRUCTION 3560 142ND LN Andover, MN 55304 293224430057 LIBOR STEPHEN F & J R 14279 UNDERCLIFT ST NW OVER, MN 55304 24310093 SCHMALTZ TIMOTHY A & DARLENE L 14288 ROUND LAKE BLVD NW ANDOVER, MN 55304 SOLBERG DARELD F & CYRITHA I4289 UNDERCLIFT ST NW ANDOVER, MN 55304 TEEPLE REGINA M 14249 UNDERCLIFF ST NW ANDOVER, MN 55304 293224340047 293224310150 • 293224430090 HURSMAN ARLEN JC 14311 ROUND LAKE BLVD NW ANDOVER, MN 55304 293224420020 KEENE ROBERT W & MARGARETE 14269 UNDERCLIFT ST NW ANDOVER, MN 55304 MELL MICHAEL-i& JANINE R 14309 VINTAGE ST NW ANDOVER, MN 55304 293224310143 SHEPPARD LOLA J 14325 ROUND LAKE BLVD NW ANDOVER, MN 55304 293224420013 ST DENNIS PATRICK J & MICHELLE 14258 UNDERCLIFT ST NW ANDOVER, MN 55304 TYSON NORMAN & MARY 14248 UNDERCLIFT ST NW ANDOVER 55304 293224340045 293224341111 293224310154 JOERG JASON 14260 ROUND LAKE BLVD NW ANDOVER 55304 293224340048 LANG DALE T & CARLA J 14299 UNDERCLIFT ST NW ANDOVER, MN 55304 293224310045 MOEN DARLENE E 14234 ROUND LK BLVD ANDOVER 55304 293224340049 SMITH JEROME G JR. & SHANNON M 14385 ROUND LAKE BLVD NW ANDOVER, MN 55304 STONER TRUDI L & MARTINCO J A 2255 CLEVELAND AVE N ROSEVILLE, MN 55113 WILLIAMSON FRANK 3527 142ND IN NW ANDOVER, MN 55304 293224430003 293224430091 293224310155 TO: FROM Planning and Zoning Commissioners Courtney Bednarz, City Planner SUBJECT: PUBLIC HEARING Residential Sketch Plan for a 72 unit townhouse development to be located at 2054 Commercial Boulevard NW for Hans Hagen Homes DATE: January 22, 2002 INTRODUCTION • The Planning and Zoning Commission is asked to review a residential sketch plan for a townhouse project to be located within the Andover Station development. Review Criteria Ordinance 10, Section 6 outlines the requirements for sketch plan review. The Planning Commission is asked to informally advise the subdivider of the extent to which the plan conforms to the Comprehensive Plan, design standards of city, county, state and federal agencies and possible modification necessary to secure approval of the plan. Submission of a sketch plan does not constitute formal filing of a plat. DISCUSSION Conformance with Local and Regional Plans and Ordinances The project area is approximately 8.64 acres. The proposed density (8.3 units per acre) conforms with the high density land use designation from the Comprehensive Plan for the property which allows 6 to 12 units per acre. The property is zoned General Business (GB) as is the rest of Andover Station. A rezoning to Multiple Dwelling (M -2) will be necessary to bring the zoning into alignment with the • Comprehensive Plan and to allow the project to move forward. As you may recall, this is one of the properties selected by the City Council to be developed under the high density residential designation to contribute toward the City's overall density goal of three units per acre within the MUSA boundary. CITY OF ANDOVER 1685 CROSSTOWN BOULEVARD N.W. ? ANDOVER, MINNESOTA 55304 ? (763) 755 -5100 FAX (763) 755- 8923 ? WWW.CLANDOVEKMN.US • Surrounding properties An existing single family neighborhood borders this development to the south. An existing tree line divides the two properties. The developer intends to save as many of these trees as possible. More detail will be provided with the Tree Preservation Plan that is required for Preliminary Plat Review. The orientation of the structures allows the narrow end of the building to face the existing neighborhood with the exception of the building near the southeast edge of the project. A large open space area is preserved between this building and buildings to the west. The distance between the south edge of the patios and the south property line ranges between 32 and 50 feet. Additional trees will be added to replace those that are removed for the development to enhance the buffer area between this project and the existing neighborhood to the south. To the west of the subject property exists the Andover Pet and Wellness Clinic. The closest proposed townhouse building is approximately 70 feet away. Evergreen trees exist between the two properties. To the north exists the - bulk of the Andover Station Property. Townhouse Design • The townhouse buildings will be constructed to have the rear of the structures face each other to allow one private driveway to serve the two structures. The front of the buildings contain patios enclosed by a wrought iron fence as well as a courtyard with a trail that leads back to the trail along the public street. Townhouse Architecture The first floor exterior of the townhouses will be constructed with brick to achieve a brownstone look. The second floor will be recessed to create visual interest and faced with a material that resembles cedar shakes. The front of the structures will also contain a gabled roof near the center of the building that will tie into the hip roof for the rest of the structure. These are improvements from the attached photographs of the Just Off Main project which contains a straight wall facing the private drive. Comparing the attached elevations to the photographs will indicate the differences. Other Ordinances The developer is also required to meet the following City Ordinances and all other applicable • ordinances: Ordinance No. 8, the Zoning Ordinance Ordinance No. 10, the Platting and Subdivision Ordinance Ordinance No. 107, Shoreland Management Ordinance • Ordinance No. 108, Flood Plain Management Ordinance Ordinance No. 114, Wetland Buffer Ordinance Ordinance No. 214, Diseased Shade Tree Ord. & Tree Preservation Policy Coordination with other Agencies The developer and/or owner is responsible to obtain all necessary permits (Minnesota Department of Natural Resources, U.S. Army Corp of Engineers, Coon Creek Watershed District, Minnesota Pollution Control Agency, LGU and any other agency that may have an interest in the site). Initial contact shall be made with the City Engineering Department regarding this item. Park and Recreation Commission Comments The Park and Recreation Commission will review this item at an upcoming meeting. The applicant is proposing to construct a public trail along the south side of Commercial Boulevard NW. It is likely that park dedication will be credited based on the cost of this improvement. i Staff Recommendation The Planning and Zoning Commission is asked to informally advise the applicant on adjustments to the proposed project to conform with local ordinances and review criteria. ACTION REQUIRED Discuss the potential for the proposed development. Attachments Location Map Sketch Plan (11x17 in packet) Elevations (11x17 in packet) Photographs of `Just Off Main' Street Detail Public Notice Respectfully submitted, f' courtdB�n Cc: Hans Hagen, 941 NE Hillwind Road, Suite 300 Minneapolis, MN 55432 • Hans Hagen Homes Townhouse Proposal City of Coon Rapids Project Location Map N W` _E E City of Andover Planning Department • • • • a I�- X M p D; co N)�0f rl X (U P �pr r n� Q PROPERTY LINE D tn 7"C� Z O Z m D n� ; D � c c p r- D 2 Z > � cf r m-4'DO m lzo (n 8o °NC�+ 0 do al Cp m z M �a --I o Z r m� z r Z . n N '*I -i A C ! LAR ZONE N I ". 'r. f /.� 9 N ;, c O A 0 o v rm Ln ? G A w W �c A T z� V > r� rW •r A l CLEAR ZONE N T 0 L Do r O Dm C n � 1� --- '1 I ". 'r. f /.� 9 N ;, c O A 0 ' Am c A ^' W �c c W T z� V > m m v A /V C X Z W 0 N A > a V) z rn N ? N -n M > / �' Z7 r N 0 : N U/ - th in m (7 ° a$ A w W T (n T II'1 C C) z > Z D c Dv U m > N W W v m ozz a zoo ft'i a D m PROPERTY LINE �Z in +n 0 L Do r O Dm C n � 1� --- '1 CURRENT RESIDENT CURRENT RESIDENT 0 2167 135TH LN Arer, MN 55304 Andover, MN 55304 SCHERT RAYMOND R CURRENT RESIDENT MAHOVSKY JOHN J & ROSEMARY A 2167 135TH LN NW 2145 135TH LN 2145 135TH LN NW ANDOVER, MN 55304 Andover, MN 55304 ANDOVER, MN 55304 CURRENT RESIDENT RITTEN MICHAEL J & LISA C CURRENT RESIDENT 2133 135TH LN 2133 135TH LN NW 2121 135TH LN Andover, MN 55304 ANDOVER, MN 55304 Andover, MN 55304 SONNENBERG PHILLIP A & DEBRA L CURRENT RESIDENT JORDAN JOHN ALLEN & MARY JO 2121 135TH LN NW 2109 135TH LN 2109135TH LN NW ANDOVER, MN 55304 Andover, MN 55304 ANDOVER, MN 55304 CURRENT RESIDENT CURRENT RESIDENT THAO CHONG Y & YANG P 2215 135TH LN 2097 135TH LN 2097 135TH LN NW Andover, MN 55304 Andover, MN 55304 ANDOVER, MN 55304 • CURRENT RESIDENT DREWLO STEVE & LISA CURRENT RESIDENT 2085 135TH LN 2085 135TH LN NW 2075 135TH LN Andover, MN 55304 ANDOVER, MN 55304 Andover, MN 55304 NORBECK SHAWN D & LISA K CURRENT RESIDENT RIFFENBURG JENNY 2075 135TH LN NW 2065 135TH LN 2065 135TH LN NW ANDOVER, MN 55304 Andover, MN 55304 ANDOVER, MN 55304 CURRENT RESIDENT ANDERSON CATHERINE D & CAMERON HALVORSON LINDA J 2055 135TH LN 2055 135TH LANE NW 2215 135TH LN NW Andover, MN 55304 ANDOVER, MN 55304 ANDOVER, MN 55304 CURRENT RESIDENT NELSON GORDON T & CYNTHIA M CURRENT RESIDENT 2045 135TH LN 2045 135TH LN NW 2005 134TH LN Andover, MN 55304 ANDOVER, MN 55304 Andover, MN 55304 JOQON MICHAEL G & CARMEN J CURRENT RESIDENT EASTWOLD SCOT R & NORMA E 2005134TH LN NW 2031 134TH LN 2031 134TH LN NW ANDOVER, MN 55304 Andover, MN 55304 ANDOVER, MN 55304 CURRENT RESIDENT YOUNG SHANNON M & ALSAKER J J CURRENT RESIDENT 2235TH LN 2200 135TH LN NW 2180 135TH LN A r, MN 55304 ANDOVER, MN 55304 Andover, MN 55304 BEECKEN BRIAN & KIMBERLY CURRENT RESIDENT CURRENT RESIDENT 2180 135TH LN NW 2203 135TH LN 2162 135TH LN ANDOVER, MN 55304 Andover, MN 55304 Andover, MN 55304 ALVAREZ TAMARA J & ANTONIO R ANDOVER CITY OF CURRENT RESIDENT 2162 135TH LN NW 0 2150 135TH LN ANDOVER, MN 55304 Andover, MN 55304 Andover, MN 55304 BYRNE MARTE J & MICHELLE K CURRENT RESIDENT KOTTSICK GREG D & ANITA R 2150135TH LN NW 2138 135TH LN 2138 135TH LN NW ANDOVER, MN 55304 Andover, MN 55304 ANDOVER, MN 55304 CURRENT RESIDENT SIMMER JAMES M & CATHERINE M CURRENT RESIDENT 2126 135TH LN 2126 135TH LN NW 2114 135TH LN Andover, MN 55304 ANDOVER, MN55304 Andover, MN 55304 • DOWNEY THOMAS J & MAUREEN K CARTER DEREK S & BARBARA E CURRENT RESIDENT 2203 135TH LN NW 2114 135TH LN NW 2102 135TH LN ANDOVER, MN 55304 ANDOVER, MN 55304 Andover, MN 55304 ALLAN BRUCE P CURRENT RESIDENT STROMBERG MICHAEL E & SHEILA M 21 D2 135TH LN NW 2082 135TH LN 2082 135TH LN NW ANDOVER, MN 55304 Andover, MN 55304 ANDOVER, MN 55304 CURRENT RESIDENT ZWIEFELHOFER KEVIN L & K S CURRENT RESIDENT 2066135TH LN 2066 135TH LN NW 2175 COMMERCIAL BLVD Andover, MN 55304 ANDOVER, MN 55304 Andover, MN 55304 COMAN PROPERTIES LLC CURRENT RESIDENT CURRENT RESIDENT 7245 HWY 10 NW 0 2191 135TH LN ANOKA, MN 55303 Andover, MN 55304 Andover, MN 55304 AIRER ECONOMIC DEV AUTHORITY CURRENT RESIDENT ANDOVER CITY OF & ANDOVER EDA 1685 CROSSTOWN BLVD 0 1685 CROSSTOWN BLVD NW ANDOVER, MN 55304 Andover, MN 55304 ANDOVER, MN 55304 IJ CURRENT RESIDENT ANDOVER CITY OF CURRENT RESIDENT 0 1685 CROSSTOWN BLVD 1969 135TH AVE Al&r, MN 55304 ANDOVER, MN 55304 Andover, MN 55304 CURRENT RESIDENT 1979 135TH AVE Andover, MN 55304 CURRENT RESIDENT TRESTER ROBERT J 13494 MARTIN ST 2191 135TH LN NW Andover, MN 55304 ANDOVER, MN 55304 CURRENT RESIDENT CURRENT RESIDENT 13488 MARTIN ST 13482 MARTIN ST Andover, MN 55304 Andover, MN 55304 CURRENT RESIDENT BIER DEBORAH J & KARNEYAA CURRENT RESIDENT 2179 135TH LN 1981 134TH LN NW 0 Andover, MN 55304 ANDOVER, MN 55304 Andover, MN 55304 CURRENT RESIDENT 2054 BUNKER LAKE BLVD Andover, MN 55304 SAYARATH THONGKHOUN & PHAYSY 2179135TH LN NW ANDOVER, MN 55304 LJ CURRENT RESIDENT 13476 MARTIN ST Andover, MN 55304 CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT 1993 134TH LN 1993 134TH LN 1993 134TH LN Andover, MN 55304 Andover, MN 55304 Andover, MN 55304 CURRENT RESIDENT BIER DEBORAH J & KARNEYAA CURRENT RESIDENT 2179 135TH LN 1981 134TH LN NW 0 Andover, MN 55304 ANDOVER, MN 55304 Andover, MN 55304 CURRENT RESIDENT 2054 BUNKER LAKE BLVD Andover, MN 55304 SAYARATH THONGKHOUN & PHAYSY 2179135TH LN NW ANDOVER, MN 55304 LJ KKE Korsunsky Krank Erickson Architects, Inn. 300 First Avenue North Nfinneaoolis, vN 55401 (712/33b -4200 FAA 342 -0207 Developed by. UNITED PROPERTIES HANS HAGEN HOMES ANDOVER STATION harabj eartlfy tha: thb plm, epoe4¢aGCn, er r rer: r7a Frcpnod try mo cr undor m drcc[ ovporvblan, o� isf I am a dvi, rq -.: ,cd NCOItO<t u +dx 'JW la.e cl •ra $:G:O Of N.IY.paoto vam nvo, tU. _b -ed Na Date Revision Desaipdm F 0!08.105: -0! 51wt D nn b y _ U,k O 4,, ®G3'Ifdff EwE.v OC ® ®I® ®® ® Ldu ®�® IS7FJ9 E hllh I J ll1311111 a 111 II�III 1 111111 I11 1n 719 ii iii iiiiii` ( IIIIIIII II ei® IIII 111111 111111111 IIIIII� ®G3'Ifdff EwE.v OC ® ®I® ®® ® I � E ii iii iiiiii` ( IIIIIIII II ei® �� imlillnuu ! I VIII 111111 IIIIIIII II N! IIJI ll ®E® INN nllii11111! illllllll I'! 111111; ® ®® ®in m Y CONCEPT PLAN .o,* A14DOVIER STATION HANS HAOgN BOMBS 941 hVII Jb" TYPICAL UNIT /LOT \ p„ W14% susr 7168- 5ee —lraon - rorAE our AREA = aaa ACRES - 72 R. wo CErEIC EU ° e DENSIIT A &3 UNi15 ACRE AW , C N A V PU ROMS c STRE1 T FD BY AS z F \ - PRCPOYD 6BIJC SIREE DEDICA/IW 37 GRWO °AFRMC STAL A$ SHOM11 m rf s � 'tt h fii {+ z. 1a I t1 , 1f^vpp M xg �. v t Ys tR 11 3 rf i r = I � _ I I I I I 1 hereby certify that tfiis survey, plan m report wos prepared Ay me or under ,ny arreat sapuws,m ane tnat m � w; ae,eeerea �oae S re anger I the laws at the State cl v Minnesota. E. G. RUD & SONS, INC. Laid Sarvevors 9180 LEXINGTON AVENUE NE. CIRCLE PINES, %4N. 55014-36M Te 753- has -r^as ra.7e3 -78& (w7 1 JIM ' _O 2 ts, u e seen rra � I I � � I