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HomeMy WebLinkAbout12/10/02CITY of ANDOVER 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 Andover Planning and Zoning Commission Meeting Agenda December 10, 2002 Andover City Hall Conference Room A 7:00 p.m. 1. Call to Order 2. Approval of Minutes — November 26, 2002 3. PUBLIC HEARING Lot Split (02 -12) to create a new rural residential property at 17680 Arrowhead Street NW for Donald and Valerie Holthus. 4. PUBLIC HEARING: Rezoning (02 -07) to change the zoning designation from R -1 Single Family Rural Residential to R -4 Single Family Urban Residential for property located at 1444 161 Avenue NW (CSAH 20) for Mark Tibbetts. 5. PUBLIC HEARING: Preliminary Plat.of a single family residential development to be known as Maple Hollow for Mark Tibbetts on property located at 1444 161' Avenue NW. 6. Adjournment e.. e CITY of ANDOVER 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 (763) 755 -5100 FAX (763) 755 -8923 TO: Planning and Zoning Commissioners FROM: Courtney Bednarz, City Planner SUBJECT: Item 2. Approval of Minutes - November 26, 2002 DATE: December 10, 2002 Request The Planning and Zoning Commission is asked to approve the minutes from the November 26, 2002 meeting. • e - CITY of ANDOVER 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) "755 -5100 FAX (763) 755 -8923 PLANNING AND ZONING COMMISSION MEETING— NOVEMBER 26, 2002 The Regular Bi- Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Jay Squires on November 26, 2002, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Jay Squires, Commissioners Tim Kirchoff, Douglas Falk, Tony Gamache, Rex Greenwald, Dean Daninger and Paula Larsen. Commissioners absent: There were none. Also present: City Planner, Courtney Bednarz Associate Planner, D. Tyler McKay Others APPROVAL OF MINUTES. November 12, 2002 Motion by Daninger, seconded by Larsen, to approve the minutes as presented. Motion carried on a 4 -ayes, 0 -nays, 3- present (Squires, Gamache, Greenwald); 0- absent vote. PUBLICHEARING. PRELIMINARYPLAT OFA SINGLE FAMILYRURAL RESIDENTIAL DEVELOPMENT TO BE KNOWNAS NORTH LAKE RIDGE FOR FIELDS DEVELOPMENT COMPANY ONPROPERTYLOCATED SOUTHWEST OF THE INTERSECTION OF ROUND LAKE BOULEVARD AND 157th AVENUE NW. (CSAH 20) MT. Bednarz summarized the staff report. Commissioner Gamache stated he saw a variance request for lot 3, block 2, but it is not in the resolution. He asked if this was fixed. Mr. Bednarz stated he believed it was. The developer stated they are still requesting a variance regarding this. They are not providing the 150 by 150 area but are providing the 140 by 300 foot area. He stated any larger would result in a large tree loss. -------,---- It Regular Andover Planning and Zoning Commission Meeting Minutes — November 26, 2002 Page 2 4D Chairperson Squires asked if a 150 by 150 was designed to accommodate the structure of a primary and secondary septic system. The developer stated he thought this was outside of the primary and secondary system. Mr. Bednarz stated the 150 by 150 is exclusively for the house and accessory building. Chairperson Squires asked if it was a question of this not being buildable or a matter of tree loss. The developer stated it was a matter of tree loss. Chairperson Squires asked if this is a 150 by 150 buildable area. Mr. Bednarz stated the 22,500 is present on the property but the shape is not perfectly square. The developer stated they are providing a 140 by 300 foot area which is equivalent to 37,000 square feet. All of this area is six feet above mottled soil. Motion by Gamache, seconded by Daninger, to open the public hearing at 7:10 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Joe Halik, 3301 154 Lane asked if the variance is for the size of the house or for the lot size. Chairperson Squires stated he believed the variance is for buildable area. Mr. Halik asked if this met the 2 acre minimum requirement. Mr. Bednarz stated all of the new lots would be at least 2 '/z acres. • Motion by Kirchoff, seconded by Gamache, to close the public hearing at 7:13 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Commissioner Daninger asked if staff was comfortable with a road going into the development. Mr. Bednarz stated it was important to note that the existing road to the west was not constructed to the east edge of the right of way and there is an existing driveway within that right of way. 156 will be extended through and out to Round Lake Boulevard shortening the driveway to the extension of the roadway. Motion by Falk, seconded by Larsen, to recommend to the City Council approval of Resolution No. , approving the Preliminary Plat for North Lake Ridge, subject to the conditions of the resolution. Chairperson Squires asked if the resolution accommodate the last issue regarding the 150 by 150. Mr. Bednarz stated they would need to include a provision in the resolution to reflect that. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the December 17, 2002 City Council meeting. • Regular Andover Planning and Zoning Commission Meeting Minutes —November 26, 2002 Page 3 • PUBLIC HEARING: LOT SPLIT (02 -11) TO CREA TEA RURAL RESIDENTIAL PROPERTY FOR EXISTING HOUSEAT 15212 NIGHTINGALE STREET NW. Chairperson Squires stated he would be stepping down from discussion and voting because he lives in the area and believes this would be a conflict for him. Commissioner Daninger stated he would abstain from discussion because he will be moving into the neighborhood. Chairperson Squires asked Commissioner Kirchoff to take over the discussion for him. Mr. Bednarz summarized the staff report. Commissioner Greenwald asked if the sidewalk trail was consistent with previous Woodland Estates developments. Mr. Bednarz stated there is an existing on street trail in the developments to the south and providing access to Sunshine Park. Commissioner Greenwald asked if it will look the same when done. Mr. Bednarz stated they are planning on doing some additional striping and signage to make people aware of an on street trail and to promote its use. Commissioner Kirchoff asked if this included the sidewalk. Mr. Bednarz stated staff is proposing an off street sidewalk be provided as well. He stated in this scenario, the developer would pay for the concrete sidewalk and the City would pay for the added street width for the on street trail. Commissioner Gamache asked if there were any variances needed for the cul- de- sacs. Mr. Bednarz stated they were fine with all the cul -de -sacs except for the extension of Uplander Street NW into the development on the west end. He stated he is not sure if there is an item in the resolution to cover this. Commissioner Gamache asked if they needed a variance for the temporary cul -de -sac. Mr. Bednarz stated a variance would not be needed because as proposed there would be a street connection to Uplander Street to the north so this would be less than 500 feet. Motion by Gamache, seconded by Larsen, to open the public hearing at 7:28 p.m. Motion carried on a 5 -ayes, 0 -nays, 2 — abstain (Squires, Daninger) 0- absent vote. Motion by Falk, seconded by Gamache, to close the public hearing at 7:38 p.m. Motion carried on a 5 -ayes, 0 -nays, 2 — abstain (Squires, Daninger) 0- absent vote. Commissioner Falk stated he thought this development looked good and he asked Mr. Bednarz if they needed to amend the resolution for the cul -de -sac. Mr. Bednarz stated they do need to add a condition for the length of the Uplander Street cul -de -sac. Motion by Falk, seconded by Gamache, to recommend to the City Council approval of the lot split. Motion carried on a 5 -ayes, 0 -nays, 2 — abstain (Squires, Daninger), 0- • absent vote. Regular Andover Planning and Zoning Commission Meeting Minutes —November 26, 2002 Page 4 • Mr. Bednarz stated that this item would be before the Council at the December 17, 2002 City Council meeting. PUBLIC HEARING: REZONING (02 -04) TO CHANGE THE ZONING DESIGNA TION FR OM R-1 SINGLE FAMILYRURAL RESIDENTIAL TO R -4 SINGLE FAMILY URBAN RESIDENTIAL NORTH OF WOODLAND ESTATES 2 ND ADDITION FOR WOODLAND DEVELOPMENT. Mr. Bednarz explained the Planning Commission is asked to review the proposed rezoning to allow the Woodland Estates Fourth Addition to move forward. Mr. Bednarz discussed the findings with the Commission. Motion by Greenwald, seconded by Gamache, to open the public hearing at 7:28 p.m. Motion carried on a 5 -ayes, 0 -nays, 2 — abstain (Squires, Daninger), 0- absent vote. There was no additional public input. Items four through seven were opened, discussed and closed at the same time. Motion by Falk, seconded by Gamache, to close the public hearing at 7:38 p.m. Motion carried on a 5 -ayes, 0 -nays, 2 — abstain (Squires, Daninger), 0- absent vote. Motion by Falk, seconded by Gamache, to recommend to the City Council approval of the rezoning request based on the fact that times and conditions have changed. Motion carried on a 5 -ayes, 0 -nays, 2 — abstain (Squires, Daninger), 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the December 17, 2002 City Council meeting. PUBLICHEARING. PRELIMINARYPLAT OFA SINGLE FAMILY RESIDENTIAL DEVELOPMENT TO BE KNOWNAS WOODLAND ESTATES 4 TH ADDITION FOR WOODLAND DEVELOPMENT ON PROPER TY L OCA TED NORTH OF WOODLAND ESTATES SECOND ADDITION. Mr. Bednarz summarized the staff report. Motion by Greenwald, seconded by Gamache, to open the public hearing at 7:28 p.m. Motion carried on a 5 -ayes, 0 -nays, 2 — abstain (Squires, Daninger), 0- absent vote. Mr. Bill Stoke, 2159 153` Lane asked where his property line is in relation to a sketched extension of Quinn St. NW. Mr. Bednarz showed a map of the lots involved. Mr. Stoke • stated his concern is what they are laying out for the future and what they show for the Regular Andover Planning and Zoning Commission Meeting Minutes —November 26, 2002 Page 5 road R -O -W to the north is half on his property. Mr. Stoke showed a map of the extension of 153` Lane. He stated his concern is as they put the road in, it will affect the value of his property so he is asking the developer to set the road further to the east so it does not affect his property. Mr. Stoke stated as the road progresses north in the future, they will need some of his property and he does not want this to happen. Commissioner Falk stated the sketch is one scenario of where the road could be and it is not for certain. Mr. Stoke stated he understood that but at the July meeting there was some discussion around the cul -de -sac's and that it was not set for the future and he respects what the developer is trying to do for Woodland Estates Fourth Addition, however as you go forward for this and it is put into place, someone will say the road is there and the easement is in place so it will go half into his property and he is concerned with this and wanted to flag it now. Commissioner Falk stated he thought the property owner and the developer might be able to work something out. Commissioner Gamache stated if this would happen, in order to put a street on the property, the developer would need to come to an agreement with the property owner to take the land. Mr. Bednarz stated if a road would go in the future, the property owner would need to give consent, and if the property owner decided not to be involved in the project, the roadway would not be extended on his property. Mr. Stoke stated his concern is at that point in the fixture, he did not know if there would be a clear discussion because there will be a lot of pressure to say why not expand. Mr. Bednarz stated in most cases, right -of -way is shared by both property owners and it would be unfair to put the entire burden on the property owner to the east for a public street if it were extended some day. Commissioner Gamache asked if the area in the Nightingale Estates plat was within the MUSA boundary. Mr. Bednarz stated it was. Commissioner Kirchoff asked if Nightingale Estates plat was in the 2000 — 2005 staged area. Mr. Bednarz stated a portion to the east is within the current stage and to the west has already been developed with rural residential lots. He stated the area to the west is not reflected in the sewer expansion but the sewer could be made available. Commissioner Kirchoff asked if the sketch shown, borders his property or consumes portion of his property. Mr. Stoke stated this would consume his property. Commissioner Greenwald asked what the acreage of his property was. Mr. Stoke stated he believed it was 6 '/z acres and the width would be about 400 feet. Motion by Falk, seconded by Gamache, to close the public hearing at 7:38 p.m. Motion carried on a 5 -ayes, 0 -nays, 2 — abstain (Squires, Daninger), 0- absent vote. Motion by Falk, seconded by Gamache, to recommend to the City Council approval of Resolution No. , approving the Preliminary Plat for Woodland Estates 4 Addition Is Regular Andover Planning and Zoning Commission Meeting Minutes —November 26, 2002 Page 6 • subject to the conditions of the attached resolution with the addition of a variance for the street length exceeding 500 feet. Commissioner Greenwald asked if they could move the cul -de -sac so it would not require a variance. Commissioner Falk stated they are putting it in the resolution as an addition and they are giving them the variance in the preliminary plat as a suggestion and the City Council can do what they want with it. Motion carried on a 5 -ayes, 0 -nays, 2 — abstain (Squires, Daninger), 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the December 17, 2002 City Council meeting. PUBLIC HEARING. SPECIAL USE PERMIT (02 -12) FOR ANAREA IDENTIFICATION SIGN FOR WOODLAND ESTATES 4 TH ADDITION. Mr. Bednarz explained that the applicant is proposing to construct an Area Identification Sign for Woodland Estates 4th Addition. Ordinance 8 requires a Special Use Permit for this type of sign. Mr. Bednarz stated the proposed sign will be located at the southeast corner of the proposed development. The sign will work within the theme created by the sign for Woodland Estates Second Addition. Motion by Greenwald, seconded by Gamache, to open the public hearing at 7:28 p.m. Motion carried on a 5 -ayes, 0 -nays, 2 abstain (Squires, Daninger), 0- absent vote. There was no public input. Items four through seven were opened, discussed and closed at the same time. Motion by Falk, seconded by Gamache, to close the public hearing at 7:38 p.m. Motion carried on a 5 -ayes, 0 -nays, 2 — abstain (Squires, Daninger), 0- absent vote. Motion by Greenwald, seconded by Larsen, to recommend to the City Council approval of the proposed Area Identification Sign. Motion carried on a 5 -ayes, 0 -nays, 2 — abstain (Squires, Daninger), 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the December 17, 2002 City Council meeting. • Regular Andover Planning and Zoning Commission Meeting Minutes —November 26, 2002 Page 7 • PUBLIC HEARING: REZONING (02 -05) TO CHANGE THE ZONING DESIGNATIONFROMR -1 SINGLE FAMILYRURAL RESIDENTIAL TO R-4 SINGLE FAMILY URBAN RESIDENTIAL FOR SHADY OAK COVE ON PROPERTY LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OFHANSONBOULEVARD AND 1611T AVENUE NW. (CSAH 20) Mr. Bednarz explained the Planning Commission is asked to review the proposed rezoning to allow the Shady Oak Cove project to move forward. Motion by Greenwald, seconded by Larsen, to recommend to the City Council approval of the rezoning request based on the fact that times and conditions have changed. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the December 17, 2002 City Council meeting. PUBLICHEARING: PRELIMINARYPLAT OFA SINGLE FAMILY RESIDENTIAL DEVELOPMENT TO BE KNOWNAS SHADY OAK COVE FOR PENTA MANAGEMENT GROUP ONPROPERTYLOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OFHANSONBOULEVARD S AND 161 1T AVENUE NW. (CSAH 20) Mr. Bednarz summarized the staff report. Mr. Bednarz discussed the findings with the Commission. Commissioner Daninger asked in reference to lot 2, block 2, staff was not recommending in favor of the variance and was the applicant aware of what it takes to make the building conforming. The developer stated it would be impossible to make the building conforming and would need to be removed. Mr. Bednarz stated due to the property owners desire to develop the property, it will become an urban development and it will cause the detached accessory structure to become a non - conforming structure due to its size and it is the property owners action causing the non - conformity. Staff is asking the structure either be removed or brought into conformance with urban residential requirements for accessory buildings. Motion by Gamache seconded by Daninger, to open the public hearing at 7:49 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. There was no public input. Regular Andover Planning and Zoning Commission Meeting Minutes —November 26, 2002 Page 8 . Motion by Kirchoff, seconded by Larsen, to close the public hearing at 7:50 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Bednarz stated both of the cut -de -sacs exceed five hundred feet maximum width and was talked about during the sketch plan review of the project. Commissioner Falk asked how a cul -de -sac road is calculated. Mr. Bednarz stated this is measured from the first opportunity to take an alternate route. Commissioner Greenwald stated they are rezoning the north portion of the entire parcel because where the cul -de -sac is to the south, will remain R -1. Mr. Bednarz stated this is true. He stated there would be a temporary cul -de -sac. Commissioner Daninger stated the resolution does not indicate the variance for the cul- de -sacs. Mr. Bednarz stated variances for the extended cul -de -sac would need to be added to the resolution. Chairperson Squires asked if it was necessary to have in the resolution a condition regarding the removal of the accessory building. Mr. Bednarz stated if the Commission agrees that the building should be removed, a condition would be needed. Commissioner Greenwald stated on the area that it zoned R -1 to the south, are the neighboring property owners aware that this is what is going to happen. Mr. Bednarz stated the property owner was at the sketch plan public hearing and his primary concern was that he had the potential to develop in the future and that this development did not eliminate his access to the north. He stated the property owner was satisfied that the cul- de -sac could be extended to the south to incorporate his property. Motion by Daninger, seconded by Larsen, to recommend to the City Council approval of Resolution No. , approving the Preliminary Plat for Shady Oak Cove subject to the conditions in the attached Resolution with the addition of item six, a variance to the two cul -de -sacs, Eagle Street on both ends of the cul -de -sac and add item seven that the condition to the preliminary plat, block 2, lot 2, that the outbuilding is removed or reconfigured to become conforming to the urban residential requirements. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the December 17, 2002 City Council meeting. • Regular Andover Planning and Zoning Commission Meeting Minutes — November 26, 2002 Page 9 • PUBLIC HEARING: REZONING (02 -06) TO CHANGE THE ZONING DESIGNA TION FROM R-I SINGLE FAMIL Y R URAL RESIDENTIAL TOR -4 SINGLE FAMILY URBANRESIDENT1AL FOR CONSTANCE CORNERS ON PR OPER TY L 0 CA TED A T 16034 CROSSTOWNBO VIE VARD NW. Mr. McKay explained the Planning Commission is asked to review the proposed rezoning to allow the Constance Corners project to move forward. Mr. McKay discussed the findings with the Commission. He stated there are no outstanding issues to be addressed and there will be no variances needed with this development. Commissioner Gamache stated when they first saw this, there were some outlots they were setting up to possibly sell to the church and he wondered if they were still interested in purchasing them. Mr. McKay stated the church decided to not go ahead with it but he was approached today and told that the church is again interested in it but there has been no discussion and he planned on talking to the church about it to see what they had in mind. He stated it would involve selling five additional feet up in the north east section and there would be enough room for this. Chairperson Squires asked in item 12, what the sign would look like. Mr. McKay • showed a drawing of the sign. Mr. McKay stated this conformed to all the requirements the City currently has. Commissioner Kirchoff asked if the sign was lighted. The developer stated they did not have an association that would be able to maintain it, but something could be worked out if it was required. Commissioner Daninger asked if there was any question regarding utilities. Mr. McKay stated there was access to City water and sewer for the north of the development but in the cul -de -sac area and a couple of lots at the south end has not been determined yet if it will come through Red Pine Fields or if a lift station would need to be put in and this would be determined with a feasibility report. McKay stated this may need to wait until the capacity would be brought up if one of the options does not pull through. Commissioner Daninger asked if this waits, does this get developed. Mr. McKay stated it would be developed but what he was told by the Assistant City Engineer, it would have to wait until the capacity was brought from the south. Mr. Bednarz stated the City would not issue permits on those properties until sewer was available. Motion by Greenwald, seconded by Larsen, to open the public hearing at 8:06 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Leon Opatz, 1321 Andover Boulevard stated he would clarify the water and sewer . issue. He showed a layout of the property and stated there was an existing water and Regular Andover Planning and Zoning Commission Meeting Minutes — November 26, 2002 Page 10 sewer stub from Red Pine Field, up at the north end and about six hundred feet from their property. He stated the latest discussion they have had with the engineering staff was to extend the water and sewer from the north end of the project and would extend all the way through the development into the wetland to accommodate the homes to the south. He stated they would construct a gravity sanitary sewer which would extend to the lift station. Commissioner Gamache asked if they needed to get approval from the watershed to bring the sewer through there. Mr. Opatz stated they would need to get their approval along with the DNR approval. Chairperson Squires stated there are items listed in the resolution which would require those approvals. He stated there may need to be some engineering issues that would need to be worked out before building permits would be issued. Mr. Bednarz stated the feasibility report would raise those issues when done. Motion by Gamache, seconded by Kirchoff, to close the public hearing at 8:12 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Commissioner Larsen asked if the cul -de -sac on Sycamore Street would need a variance. Mr. McKay stated they would not need a variance for the length. • Commissioner Daninger stated in the future to have larger maps in the meeting packets for review. Commissioner Greenwald asked if the property owners could work out the five foot issue on their own. Mr. McKay stated he believed they could work this out. Commissioner Kirchoff asked if this development would require turn lanes because it is a County Road. Mr. McKay stated he has not gotten any information from the County requiring the turn lanes. Mr. Bednarz stated they do not have review comments from the County regarding the plat, but there is the boiler plate statement in there and that requirement, if they choose to make it, will appear at the time that they want to get a right of way permit. Motion by Greenwald, seconded by Kirchoff, to recommend to the City Council approval of the rezoning request based on the reason that times and conditions have changed. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the December 17, 2002 City Council meeting. • Regular Andover Planning and Zoning Commission Meeting Minutes — November 26, 2002 Page 11 . PUBLIC HEARING: PRELIMINARY PLAT OFA SINGLE FAMILY RESIDENT14L DEVELOPMENT TO BE ANOWNAS CONSTANCE CORNERS FOR BRUEGGEMANHOMES ONPROPERTYLOCATED AT 16034 CROSSTOWN BOULEVARD NW. Mr. McKay explained the Planning Commission is asked to review the preliminary plat submitted by Bruggeman Properties, LLC of Constance Corners, an urban residential plat creating 42 single family residential lots to be created from property located to the southwest of the intersection of Crosstown Boulevard and 161 Avenue NW (CSAH 20). The proposed project area is approximately 26.8 acres and would include 42 units. The proposed density (1.14 units per acre) conforms with the low density land use designation from the Comprehensive Plan for the property which allows up to 3 units per acre without PUD review. Mr. McKay further discussed the information with the Commission. He stated the proposed project would be provided access from 161" Avenue NW (CSAH 20) from the north, Crosstown Boulevard (CSAH 18) from the east and Sycamore Street from the south. A public street to be named Sycamore would be extended into the project and end in a cul -de -sac. The street will be 30 feet wide within a 60 foot wide right of way as required by the City's minor urban street requirements. Mr. McKay stated four inches of black dirt and sod are required to be installed within all boulevard areas. The standard urban drainage and utility easements will be provided as a part of this project as indicated on the preliminary plat. All of the lots will meet or exceed the R -4 Single Family Urban Residential requirements as indicated on the preliminary plat drawing. Mr. McKay stated the Park and Recreation Commission recommended that park dedication fees be collected for this development. Motion by Greenwald, seconded by Larsen, to open the public hearing at 8:06 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. There was no additional public input. Items ten through twelve were opened, discussed and closed at the same time. Motion by Gamache, seconded by Kirchoff, to close the public hearing at 8:12 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Motion by Greenwald, seconded by Gamache, to recommend to the City Council approval of Resolution No. , approving the Preliminary Plat for "Constance Corners" subject to the conditions in the proposed resolution and the changes specified in the engineering department's memo. • Regular Andover Planning and Zoning Commission Meeting Minutes — November 26, 2002 Page 12 • Commissioner Daninger asked if they needed a condition for a cul -de -sac variance. Mr. McKay stated he believed they did not need one but would look into it. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the December 17, 2002 City Council meeting. PUBLIC HEARING: SPECIAL USE PERMIT (02 -13) FOR ANAREA IDENTIFICATION SIGN FOR CONSTANCE CORNERS ON PROPERTY LOCATED AT 16034 CROSSTOWN BOULEVARD NW Mr. McKay explained that Bruggeman Properties wishes to install two permanent area identification signs at the entrances to Constance Corners, a proposed 42 unit single family development on Crosstown and 160 Avenue. Mr. McKay discussed the information with the Commission. He stated Bruggeman Properties wished to install two permanent area identification signs at the entrances to Constance Corners, a proposed 42 unit single family development on Crosstown and 160 Avenue. He stated the area identification signs for this development would not have a negative effect on the surrounding area, and is a standard addition to a number of developments within Andover. Motion by Greenwald, seconded by Larsen, to open the public hearing at 8:06 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. There was no additional public input. Items ten through twelve were opened, discussed and closed at the same time. Motion by Gamache, seconded by Kirchoff, to close the public hearing at 8:12 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Motion by Greenwald, seconded by Larsen, to approve the Special Use Permit (02 -13) be approved subject to the conditions in the proposed resolution. Mr. Bednarz stated they would like to have some type of graphic for the City Council regarding the sign. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the December 17, 2002 City Council meeting. E Regular Andover Planning and Zoning Commission Meeting Minutes — November 26, 2002 Page 13 • OTHER BUSINESS. Mr. Bednarz mentioned that there will not be a second meeting in December unless there are pressing issues because of Christmas. Mr. Bednarz stated he had an update regarding the Woodland Estates Third Addition proposal. He stated that the property is currently in Ag. Preserve so that project will not be able to move forward until 2007. Mr. Bednarz stated the City had an open house for the Rural Reserve on November 20, 2002 but he was not able to attend. He heard it was well attended by property owners and it gave the property owners an opportunity to look at the sewer and transportation studies. Mr. Bednarz stated they are in the process of putting together an annual report for this year and they will summarize their activities. Chairperson Squires stated he believed this would be his last meeting because he is not seeking to be reappointed. Mr. Bednarz stated they are seeking applications for the Planning Commission. Commissioner Daninger stated he would like to acknowledge Chairperson Squires for his • fine and excellent service over the last ten years and it has been a pleasure to serve with him. ADJOURNMENT. Motion by Greenwald, seconded by Larsen, to adjourn the meeting at 8:24 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Respectfully submitted, Sue Osbeck, Recording Secretary Timesaver Off Site Secretarial, Inc. 0 • CITY OF ANDOVER 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVERMN.US TO: Planning and Zoning Commissioners FROM: Jon Sevald, Planning Intern P CC: Courtney Bednarz, City Planner SUBJECT: Public Hearing: Lot Split (02 -12) to create two rural residential lots at property located at 17680 Arrowhead St. NW for Valerie Holthus & Donald Holthus Jr. DATE: December 10, 2002 INTRODUCTION The property owner is seeking approval to divide the subject property into two single - family rural residential lots. 40 The property is currently zoned R -1, Single Family Rural Residential. DISCUSSION The attached drawing indicates the proposed lot split. Conformance with Local Ordinances The proposed lot split is in conformance with all local ordinances. The following table compares the proposal with the regulations for the Single Family Rural Zoning District (R -1): Prnn neprl T.ntc Buildability The building official has reviewed the proposed lot split and determined that the new lot will be buildable. Easements is A separate easement document is necessary to establish the typical 10 -foot inside drainage & utility easements around the perimeter of both properties. There is a private utility easement ranging from 5' to 30' in depth along the southern edge of both parcels. I Parcel A Parcel B R -1 Requirements Lot Width 300 498.26 300 Lot Depth 620.32 222.47 150 Lot Area 2.52 acres 2.57 acres 2.5 acres Buildability The building official has reviewed the proposed lot split and determined that the new lot will be buildable. Easements is A separate easement document is necessary to establish the typical 10 -foot inside drainage & utility easements around the perimeter of both properties. There is a private utility easement ranging from 5' to 30' in depth along the southern edge of both parcels. I Staff Recommendation • It is recommended that the Commission recommend approval of this lot split request subject to the conditions of the resolution. Attachments Resolution Location Map Lot Split ACTION REQUIRED The Planning and Zoning Commission is asked to recommend approval or denial of the proposed lot split. Respectfully submitted, Jon Sevald Cc: Valerie Holthus & Donald Holthus Jr., 17680 Arrowhead Street NW. Andover, MN 55304 • 0 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. A RESOLTION APPROVING THE LOT SPLIT REQUEST FOR VALERIE HOLTHUS & DONALD HOLTHUS JR. TO SPLIT A RURAL RESIDENTIAL LOT INTO TWO RURAL RESIDENTIAL LOTS AT 17680 ARROWHEAD STREET N.W. The property to be divided into two single - family residential lots legally described as: Parcel A All that part of Lot 6, Block 2, Verdin Acres, Anoka County, Minnesota lying west of the following described line; Beginning at point on the north line of said Lot 6, a distance of 339.56 feet west of the Northeast corner of said Lot 6; thence south for a distance of 631.20 feet for a point on the south line of lot 6, which is a distance of 455.00 feet west of the Southeast comer of said Lot 6. r Parcel B All that part of Lot 6, Block 2, Verdin Acres, Anoka county, Minnesota lying east of the following described line; Beginning at point on the north line of said Lot 6, a distance of 339.56 feet west of the Northeast comer of said Lot 6; thence south for a distance of 631.20 feet for a point on the south line of lot 6, which is a distance of 455.00 feet west of the Southeast comer of said Lot 6. WHEREAS, Valerie Holthus & Donald Holthus Jr. has requested approval of a lot split to subdivide a rural residential property into two rural residential lots; and WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request meets the criteria of Ordinance No. 8 and 10; 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 City Council finds that the lot split request is not detrimental to the surrounding neighborhood. 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: N 1. The applicant is required to dedicate a ten -foot drainage and utility easements around the • perimeter of both properties. 2. Payment of a park dedication fee based on the fee ordinance in effect at the time of Council approval. 3. Payment of a trail fee based on the fee ordinance in effect at the time of Council approval. 4. That the lot split be subject to a sunset clause as defined in Ordinance No. 40, Section Hip. Adopted by the City Council of the City of Andover on this day of , 2002. CITY OF ANDOVER Mike Gamache, Mayor ATTEST: Victoria Volk, City Clerk • Lot Split 17680 Arrowhead Street NW 2w M IN ,mil , mm , � 2 INN, , Im311 ,m]I 38]6 3001 TW2 Im31 ISM 17911 mI I3801 m .mD "I I M ,nn 1110 ,9601 17386 xWfi ,nm , im ,� 173]1 M21 2661 Hz, ,1173 I1We Tea ,731 m, AVF 1IWD IM1 n38n MM >M 17361 No Hm 11381 In6e ,1146 MO ,7141 aw 730 F ,]600 1731 m IT6m IIeW 17100 2 ,3146 1111D 11 111W tn1 146 W31 9 11,® 11161 117!3 1b1 7381 731 I m 3 > iIIND 5 VX N WX 17731 11,76 1738 17721 MO x386 MM x638 3638 2138 2138 x338 Tm x338 1 ,7381 7367 ale MM IT730 3 Zm ID96, ?661 na N 7373 ME v38 176s aM 11614 O6R ,7661 TTm an tnn n6t 1160 ,1638 11,553 2So au x06 7611 ]II! LN 3167 Safi I1fi10 11611 im 17 ,lma a6T Int3 1736 a37 26W MM x06 2386 11696 2731 x141 3138 ma 38x6 11NN 11K1 VN 1740 a01 2MI 3M1 T96g x696 310 31a 310 3386 302.1 D6 11146 1816 IR nH an 7921 2411 17U6 2x96 2]06 3,14 31a 3101 3014 3NS 3)!0 11261 a1, 2676 2636 7x7 31a MT 3W1 In11 IM pH 11361 7373 1 x73 1396 IRTt Z14 1TS1 17380 3096 MID 11222 2812 2141 2638 am 13205 1736 im 1IMD I72b xme 7386 73x7 VM 12230 1TaI m+ 3046 1,m 3038 1,m 26fiT a11 a38 3112 3138 3W6 mes 731 31m IDm _ n173 1779 731,1 am 7338 73,14 • Project Location Map N W-W( s Andover Planning - -/ \� !\ SL [^ ! � U 0 1 0 . .� Milli E-4\tr) || | ` 2§ \\ | | ■ � <0 / l (0 � | §.. .| . C . � . - -/ \� !\ SL [^ ! � U 0 1 0 • CITY OF ANDOVER 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304. (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commissioners FROM: Courtney Bednarz, City Planned SUBJECT: PUBLIC HEARING: Rezoning (02 -07) to change the zoning designation from R -1 Single Family Rural Residential to R -4 Single Family Urban Residential for property located at 1444 161 Avenue NW (CSAH 20) for Mark Tibbetts. DATE: December 10, 2002 INTRODUCTION The Planning Commission is asked to review the proposed rezoning to allow the Maple Hollow project to move forward. DISCUSSION As with all rezonings, the City must meet one of the two following findings that are provided by state statute: 1. The original zoning was in error. 2. The character of the area or times and conditions have changed to such an extent to warrant the rezoning. The property is located within the 2020 Metropolitan Urban Service Area (MUSA) and also within the current phase of sewer expansion (2000 -2005) in the City's Comprehensive Plan. Times and conditions have changed with the availability of utilities and it is appropriate to rezone the property at this time to allow an urban residential development. Attachments Ordinance Amendment Location Map ACTION REQUIRED The Planning Commission is asked to recommend approval of the rezoning request based on the fact that times and conditions have changed. Res ctfull submitted • e arz Cc: Mark Tibbetts, 1444 161 Avenue NW, Andover, MN 55304 q CITY OF ANDOVER • COUNTY OF ANOKA STATE OF MINNESOTA ORDINANCE NO.8 AN ORDINANCE AMENDING ORDINANCE NO. 8, SECTION 6.03, ZONING DISTRICT MAP OF THE CITY OF ANDOVER. THE CITY COUNCIL OF THE CITY OF ANDOVER HEREBY ORDAINS: Ordinance 8, Section 6.03, The Zoning District Map of the City of Andover is hereby amended as follows: 1) Rezone land from R -1, Single Family Rural Residential to R-4, Single Family Urban Residential on approximately 2.22 acres legally described as: The West 660.00 feet of the Northwest Quarter of the Southwest Quarter of Section 14, Township 32, Range 24, Anoka County, Minnesota; which lies westerly of Crane Street NW and Northerly of Block 1 of Chesterton Commons North Second Addition; except that part platted as Anoka County Highway right -of -way Plat No. 20. 2) All other sections of the Zoning Ordinance Shall remain as written and adopted by the City Council of the City of Andover. Adopted by the City Council of the City of Andover on this _ day of 2002. CITY OF ANDOVER ATTEST: Michael R. Gamache, Mayor Victoria Volk, City Clerk 11 0 Maple Hollow 1620 16231 1667 I I 181.W 1 +"+ 1 4A4Q7 6vr 4 1816 15013 159% 1 W1i 659 0 Project Location Map 1341 1101 1177 W ESAN Noll M W�E Andover Planning CITY OF ANDOVER 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commissioners FROM: Courtney Bednarz, City Plan* SUBJECT: PUBLIC HEARING: Preliminary Plat for a single family urban residential project to be known as Maple Hollow located at 1444 161 Avenue NW for Mark Tibbetts DATE: December 10, 2002 INTRODUCTION The Planning and Zoning Commission is asked to review a preliminary plat for Maple Hollow. The proposed project will create 6 urban residential lots. The design of the project substantially conforms to the sketch plan previously reviewed by the Planning Commission and City Council. DISCUSSION Review Process Ordinance 10 outlines the requirements for preliminary plat review. The Planning Commission in its review of a preliminary plat shall determine whether the proposed subdivision is in conformity with the Comprehensive Plan, and shall take into consideration the requirements of the City and the best use of the land. Particular attention shall be given to the arrangement, location and widths of streets, drainage and lot sizes. 9.02, 9.03 Street Plan Access through the development will be provided by extending a cul -de -sac into the property from Crane Street NW. The right -of -way, street extension and cul -de -sac will conform to the City's urban local street requirements. Pedestrian Access No trail or sidewalk is proposed as this is not one of the roadways designated to provide a trail or sidewalk on the City's draft Transportation Plan. This is a reflection of the relatively low level of traffic that is expected on this roadway. 9.04 Easements The standard urban drainage and utility easements (ten feet wide along front and rear property lines and 5 feet wide along side property lines) will be provided as a part of this project as indicated on the preliminary plat. Additional easements will be established to cover storm water drainage areas along the west edge of the plat. w 9.06 Lots • Al of the lots will meet the minimum lot width, depth, and area requirements of the Single Family Urban Residential (R -4) Zoning District. 1 Lots 1 -3 are double frontage lots that are required to have a minimum lot depth of 140 feet. 2 Lots 5 and 6 are corner lots that are required to have a minimum lot width of at least 90 feet. Double Frontage Lots Lots 1 -3 are double frontage lots. Double frontage lots are permitted adjacent to county roads. Existing Structures All of the existing structures on the site will be removed. Buildability requirements of Ordinance No. 10 Section 9.06a(1) All lots are required to meet the provisions of Ordinance No. 10, Section 9.06a(1) which relates to lot size and buildability requirements. The applicant has demonstrated that each of the lots will be buildable. Wedand/Storm Water Pond Buffer Ordinance 114, Wetland Buffer, further regulates lots adjacent to wetlands and storm water ponds. This ordinance requires a minimum of 116.5 feet between the front property line and either the delineated edge of a wetland or the 100 year flood elevation adjacent to a storm water pond. All of the proposed lots will meet this requirement. Existing Trees The Tree Protection Plan indicates that trees will be preserved along the north edge and at the southwest corner of the proposed plat. Many trees will need to be removed during grading along the west edge of the plat as well as to allow the roadway to be constructed and to accommodate a future house on Lot 1. 9.07 Parks, Park Dedication The Park and Recreation Commission recommended that park dedication and trail fees be collected for the proposed development. The developer is also required to meet the following City Ordinances and all other applicable • ordinances: FA R4 Reg. Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 Lot 80 feet 92 feet 80 feet 80 feet 80 feet 100 feet 105 fee tz Width Lot 130 feet 153.33 148.79 171.87 139.10 131.27 156.35 De th feet feet feet feet feet feet Lot 11,400 sf 15,393 sf 12,664 sf 21,186 sf 12,853 sf 16,602 sf 15,021 sf Area 1 Lots 1 -3 are double frontage lots that are required to have a minimum lot depth of 140 feet. 2 Lots 5 and 6 are corner lots that are required to have a minimum lot width of at least 90 feet. Double Frontage Lots Lots 1 -3 are double frontage lots. Double frontage lots are permitted adjacent to county roads. Existing Structures All of the existing structures on the site will be removed. Buildability requirements of Ordinance No. 10 Section 9.06a(1) All lots are required to meet the provisions of Ordinance No. 10, Section 9.06a(1) which relates to lot size and buildability requirements. The applicant has demonstrated that each of the lots will be buildable. Wedand/Storm Water Pond Buffer Ordinance 114, Wetland Buffer, further regulates lots adjacent to wetlands and storm water ponds. This ordinance requires a minimum of 116.5 feet between the front property line and either the delineated edge of a wetland or the 100 year flood elevation adjacent to a storm water pond. All of the proposed lots will meet this requirement. Existing Trees The Tree Protection Plan indicates that trees will be preserved along the north edge and at the southwest corner of the proposed plat. Many trees will need to be removed during grading along the west edge of the plat as well as to allow the roadway to be constructed and to accommodate a future house on Lot 1. 9.07 Parks, Park Dedication The Park and Recreation Commission recommended that park dedication and trail fees be collected for the proposed development. The developer is also required to meet the following City Ordinances and all other applicable • ordinances: FA • 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, Anoka County Highway Department 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. Attachments Resolution Location Map Preliminary Plat (11x17 in packet) Sketch Plan Minutes ACTION REQUIRED The Planning an d Zoning Commission is asked to recommend approval of the Preliminary Plat for Maple Hollow subject to the conditions in the attached resolution. VIA Cc: Mark Tibbetts, 1444 161 Avenue NW, Andover, MN 55304 0 CITY OF ANDOVER • COUNTY OF ANOKA STATE OF MINNESOTA RES. NO R -02 A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "MAPLE HOLLOW" FOR MARK TIBBETTS ON PROPERTY LOCATED IN SECTION 14, TOWNSHIP 32, RANGE 24, LEGALLY DESCRIBED AS: The West 660.00 feet of the Northwest Quarter of the Southwest Quarter of Section 14, Township 32, Range 24, Anoka County, Minnesota; which lies westerly of Crane Street NW and Northerly of Block 1 of Chesterton Commons North Second Addition, except that part platted as Anoka County Highway right -of -way Plat No. 20. WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning Commission has conducted a public hearing on said plat; and WHEREAS, as a result of such public hearing, the Planning and Zoning Commission recommends to the City Council the approval of the plat. 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 preliminary plat with the following conditions: 1. The developer obtains all necessary permits from the Coon Creek Watershed District, DNR, Corps of Engineers, LGU, MPCA, Anoka County Highway Department and any other agency that may be interested in the site. 2. Contingent upon the approval of the rezoning of the property to (R -4) Single Family Urban Residential. If this request fails to be approved, in whole or in part, the preliminary plat shall be considered null and void. 3. Payment of park dedication and trail fees per Ordinance No. 10, Section 9.07. 4. Contingent upon staff review and approval for compliance with City ordinances, policies and guidelines. 5. Such plat approval is contingent upon a development agreement acceptable to the City Attorney. A financial guarantee will be required as a part of this agreement to assure typical subdivision improvements will be completed. Adopted by the City Council of the City of Andover this day of , 2002. CITY OF ANDOVER ATTEST: Victoria Volk, City Clerk Michael R. 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Z 7 a Y C p Z __ I �I _ z I :11 1 05 r� V. I.1it; I f e T ail 1 All R gl aj <a 113 e 1 1 w 0 • 9,461N1116 e0AA0ltSSl6h( SK - t4V N1Lat M Regular Andover Planning and Zoning Commission Meeting Minutes — May 14, 2002 Page 9 PUBLIC HEARING: RESIDENTIAL SSETCHPLAIV FOR A SINGLE FAMILY DEVELOPMENT LOCATED AT 1444161 ST AVENUE NW —MAR% T7BBETTS. Mr. Bednarz summarized the staff report. Motion by Greenwald, seconded by Gamache, to open the public hearing at 8:24 p.m. Motion carried on a 5 -ayes, 0 -nays, 2- absent (Squires and Falk) vote. There was no public input. Motion by Kirchoff, seconded by Gamache, to close the public hearing at 8:25 p.m. Motion carried on a 5 -ayes, 0 -nays, 2- absent vote. Commissioner Kirclioff questioned if there will be a need for any variances on this project. Mr. Bednarz stated that there wouldn't be any variances necessary for this project. Commissioner Hedin mentioned that the proposal looks great and makes sense the way it's laid out. Commissioner Kirchoff agreed. • The consensus among the Commission was that the sketch plan looks great, therefore there were no issues of concern. PUBLIC HEARING: RESIDENTL4L SKETCHPLAN FOR A SINGLE FAMILY DEVELOPMENT LOCATED AT 16034 CROSSTOWN BOULEVARD NW— BRUEGGEMANHOMES. Associate Planner D. Tyler McKay explained that the Commission is being asked to review a residential sketch plan for `Constance Corners', a property located east of Burlington Northern and Santa Fe railway, South of CSAH 20/161` Avenue and west of Crosstown Boulevard. Ordinance 10, Section 6 outlines the requirements for sketch plan review. The Planning Commission is being 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 doesn't constitute formal filing of a plat. Mr. McKay stated that the project area is approximately 36.8 acres. The proposed density conforms with the low- density land use designation from the Comprehensive Plan for the property, which allows up to 3 units per acre without PUD review. The property is zoned Single Family Rural. A rezoning to Single Family Urban would be necessary to bring the zoning into alignment with the Comprehensive Plan and to allow the project to move forward. Many of the lots border wetland mitigation areas, especially south of 160'' Lane and west of Quince Street. Review by the Coon Creek Watershed Regular Andover City Council Meeting Minutes — June 4, 2002 Page 9 CONSIDER RESIDENTIAL SKETCHPLAN 11444 —161 sr AVENUE NW (MARK TIBBETTS) Mr. Neumeister stated the Planning and Zoning Commission reviewed the sketch in conjunction with the Shady Oak Grove sketch plan. The proposed sketch would bring a street connection into the property from Crane Street and have six lots positioned around a cul -de -sac. The Planning Commission recommended approval of the sketch. The Park and Recreation Commission will review this item at an upcoming meeting. Councihmember Trade asked what the timeline was for this project. Mr. Neumeister stated it is scheduled for next year. CONSIDER "CONSTANCE CORNERS "RESIDENTIAL SKETCHPLAN 116034 CROSSTOWN BOULEVARD NW (BR UEGGEMAN HOMES) Mr. Neumeister stated the project area was approximately 36.8 acres. The proposed density (1.7 units per acre) conforms to the low- density land use designation from the Comprehensive Plan for the property. The property is zoned Single - Family Rural (R -1). A rezoning to Single- Family Urban (R -4) would be necessary. Many of the lots border wetland mitigation areas, especially south of 160 Lane and west of Quince Street. Review by the Coon Creek Watershed Management Organization will determine whether this development proposal is feasible. The purpose of Outlot A at the northeast corner of the sketch plan is to allow the existing Church to meet minimum setback requirements should it decide to expand. Outlot B at the southwest corner of the sketch plan would also be combined with adjacent property to the south of it. Both of these properties must become a part of the plat before this could move through the preliminaryplat phase. The applicant did not plan to create the outlots unless the adjacent property owner wishes to purchase them. A covenant would then be necessary to ensure this took place. The cul -de -sac on the southwest comer of the sketch plan might need to be shortened in order to allow lots 22 and 23 to meet the minimum depth requirements. Utilities would need to be extended to serve the proposed development. Mr. Greg Shlank addressed the Council. He stated they still needed to get the exchange worked out with the resident but the road would need to continue on its current alignment. Mr. Neumeister stated there would be a new lot line that would bisect the middle of Outlot B so that the south portion of Outlot B could be traded to the people to the south in exchange for the triangle on the map. 9 E Councilmember Knight asked if Lot 17 would be filled. Mr. Shlank stated there were three small wetland areas that were non - contiguous and what they were proposing to do was to remove the land bridge and mitigate that as a part of the wetland and it would be more than a two to one wetland swap. Councilmember Jacobson stated the existing buildings would be removed and wanted to know how far away the sewer and water were located. Mr. Erickson stated it was just on the other side of the railroad tracks. Councilmember Jacobson stated there was nothing to the south of Sycamore Street