HomeMy WebLinkAbout09/23/03CITY of ANDOVER
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER MINNESOTA 55304 • 755 -5100 FAX (763) 755 -8923
(763)
Andover Planning and Zoning Commission
Meeting Agenda
September 23, 2003.
Andover City Hall
Council Chambers
7 :00 p.m.
1.
Call to Order
2.
Approval of Minutes — September 9, 2003
3.
Variance (03 -08): to vary from City Cade Title 11- 3 -6:B. Location to vary
from the minimum required frontage on a publicly dedicated street for
property located at 1869 157" Lane NW.
4.
PUBLIC HEARING: Rezoning (03 -05) from Limited Business (LB) to
Single Family Urban Residential (R -4) for Bunker Lake Village.
5.
PUBLIC HEARING: Preliminary Plat for a single family residential
development to be known as Bunker Lake Village located at the northeast and
southeast corners of Hanson Boulevard NW and 139` Lane NW.
6.
PUBLIC HEARING: Special Use Permit (03 -09) for Planned Unit
Development Review of Bunker Lake Village.
7.
PUBLIC HEARING: Residential Sketch Plan for townhouse development
proposed by Kodiak Homes for property located at the northeast corner of
141 Lane NW and Crosstown Boulevard NW.
8.
Adjournment
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 September 9, 2003
DATE: September 23, 2003
Request
The Planning and Zoning Commission is asked to approve the minutes from the
September 9, 2003 meeting.
CITY of ANDOVER
1685 CROSSTOWN BOULEVARD N.W. ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX ,(763)'755-8923
PLANNING AND ZONING COMMISSION MEETING SEPTEMBER 9
The Regular Bi- Monthly Meeting of the Andover Planning and Zoning Commission was
called to order by Acting Chairperson Kirchoff on September 9, 2003, 7:05 p.m., at the
Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
Commissioners present: Chairperson Dean Daninger (arrived at 7:11 p.m.)
Commissioners Tim Kirchoff, Dean Vatne, Jonathan , Jasper
and Michael Casey.
Commissioners absent: Commissioners Rex Greenwald and Tony Gamache
Also present: City Planner, Courtney Bednarz
Others'
APPROVAL OFMINUTES.
August 12, 2003
Motion by Jasper, seconded by Casey, to approve the minutes as presented. Motion
carried on a 4 -ayes, 0 -nays, 3- absent (Gamache, Greenwald, Daninger) vote.
PUBLIC HEARING: PRELIMINARY PLAT FOR A SINGLE FAMILY
RESIDENTL4L DEVELOPMENT TO BE KNOWNAS DONOHUE CREEKSIDE
ADDITIONLOCATED AT 2733 BUNKER LAKE BOULEVARD NW.
Mr. Bednarz explained that this item has been rescheduled for the September 23, 2003
Planning Commission meeting to allow the developer time to prepare a Grading &
Erosion Control Plan in response to staff s review. Notification of the change was mailed
to all residents within 350 feet of the proposed development on Thursday, September 4,
2003.
r1
Regular Andover Planning and Zoning Commission Meeting
Minutes — September 9, 2003
Page 2
• PUBLIC HEARING: COMPREHENSIVEPLANAMENDMENT (03 -05) TO
EXTEND THE METROPOLITAN URBAN SERVICE BOUNDARY (MUSA) TO
INCLUDE PROPERTYLOCA TED AT 1101161 AVENUE NW.
Mr. Bednarz summarized the staff report and explained that the applicant is requesting a
Comprehensive Plan Amendment to extend the Municipal Urban Service Boundary
(MUSA) to include the subject property. The applicant is also requesting that the
property be guided for the current stage of sewer expansion (2000 - 2005). This would
allow the property to be developed at an urban density with municipal sewer and water as
early as next year.
Chairperson Daninger arrived at 7:11 p.m.
Commissioner Kirchoff asked if the church property was to the west of this property.
Mr. Bednarz stated it was. He showed on the map where the property is located.
Commissioner Kirchoff asked because there is a limit to the pipeline, how will they
handle this once it reaches capacity. Mr. Bednarz stated it is anticipated that the eighty -
eight acres north of County Road 20 will be the end of the sewer trunk and there may be
some additions to that with a lift station or minor modifications. This line will be used up
and other parts of the City will develop off of other trunks and for the Rural Reserve area,
. there will be a new trunk line brought up from the Coon Rapids intersector.
Commissioner Vatne stated in the Council minutes there was discussion about other areas
being served by potentially lift stations, in the general sense, there would be the potential
to develop some additional areas in the Rural Reserve. Mr. Bednarz stated that was
correct. He stated once an urban development goes in and utilizes a portion of that
capacity and reduces what is left for other areas.
Motion by Kirchoff, seconded by Vatne, to open the public hearing at 7:17 p.m. Motion
carried on a 5 -ayes, 0 -nays, 2- absent (Gamache, Greenwald) vote.
Ms. Jane Bankin, 16526 Sycamore Street, stated she had four items for the Commission
to consider. She showed on the map their property. She stated the way they understand
this project moving forward is that the proposal is for quarter acre sized lots. In that there
are a few considerations that will have to carry forward. The first is snowmobile access,
hunting zoning and noise issues as well.
Ms. Bankin explained the second point is when they look at the current layout of
Andover, higher density housing has been provided for in the southern areas of the City
and she would suggest that current landowners in their area, have made decisions on their
locations based on their desire to live in a rural environment. She explained with high -
density housing this will change.
•
Regular Andover Planning and Zoning Commission Meeting
Minutes — September 9, 2003
Page 3
• Ms. Bankin stated the third point is there is too much load already on the existing roads.
This proposal adds the potential of another seven hundred cars, depending on what types
of houses will be constructed. She stated they have been residents of Andover for
fourteen years and the expansion of homes versus the expansion of Hanson Boulevard
has not yet been aligned.
Ms. Bankin stated the last issue is with the existing proposition; it appears there is one
access in and out of the development and in the event of a major fire, how would they
evacuate all the people. She thought they have more overload issues to look at before
making a decision.
Mr. Gary Johnson, 1055 161" Avenue, stated because he is still in the Rural Reserve after
this, what would it do for taxing purposes, where will they access the City sewer and
water and is he eligible to hook up to this or is he excluded from hooking up to the City
sewer and water. Mr. Bednarz stated Mr. Johnson is not in the Rural Reserve area and
the Rural Reserve area is designating who would receive City sewer and water from those
that would not and he would not receive City sewer and water.
Mr. Johnson asked what it would do to his taxes. Mr. Bednarz stated they would not
change due to this proposal.
• Mr. Johnson asked if the developer had an access planned for this property. Mr. Bednarz
stated they do have a proposed access off County Road 20.
Mr. Tom Bankin, 16526 Sycamore Street, stated from the time he lived in Andover, his
commute has almost tripled because of the traffic.
Mr. Scott Wold, developer of the property, stated he wanted to address a couple of the
comments brought up. He stated there would only be 188 units that will be allowed. He
stated this is 75 acres with 128 units or 1.7 units /acre.
Commissioner Vatne asked if the 1.7 units per acre were counting the acres not buildable.
Mr. Wold stated it was.
Chairperson Daninger asked if this was a Rural Reserve property before or after the
purchase of the property. Mr. Wold stated it has been in the Rural Reserve for quite
some time.
Commissioner Jasper asked if he owned the entire property within the proposed
development. Mr. Wold stated he owned 75 acres. Mr. Bednarz stated fifty of the total
eighty -eight acres is developable.
Commissioner Vatne asked if there would still be sewer capacity beyond this
development. Mr. Bednarz stated there would.
•
Regular Andover Planning and Zoning Commission Meeting
Minutes —September 9, 2003
Page 4
• Motion by Kirchoff, seconded by Casey, to close the public hearing at 7:33 p.m. Motion
carried on a 5 -ayes, 0 -nays, 2- absent (Gamache, Greenwald) vote.
Recap of the proposed item was given to the Commission by Mr. Bednarz for
clarification.
Chairperson Daninger stated this can be approved, but they may be setting precedence
because some other property owners in the Rural Reserve may also ask for the timing of
development to be accelerated.
Commissioner Jasper stated his understanding was this Rural Reserve was debated at
great length by the City Council in dealing with the Met Council and this land was set
aside by the City Council with the idea that it is going to be urban residential density
housing and while they plan to do this in the future, the intent of the Rural Reserve is to
allow urban residential development.
Discussion ensued regarding urban development in the area and the Rural Reserve.
Commissioner Vatne stated the projections at the time, took into account the probable or
likely development of some of the existing farmland and open space that is contained
within to the extent that farmers or whoever owns the property does not sell it off and
. develop it, it may not utilize some of that capacity and that is why there is still some
capacity out there today. Mr. Bednarz stated there are properties within the present
MUSA boundary that are not developing as they were anticipated because people have
not had the desire to develop and the City Council has not pushed urban development on
those that are not interested in it.
Commissioner Kirchoff asked how the transportation plan look at some of the access to
the north and west and does it identify anything in that area. Mr. Bednarz stated it did,
the transportation plan does contemplate some future road extensions and connections to
the north of County Road 20 and they are typically accomplished with the development
of the properties. He stated there is increased attention by the Anoka County Highway
Department to make sure that not only road connections but intersection improvements at
existing intersections and along existing roadways are also paid for and constructed at the
time of development.
Commissioner Kirchoff asked if there was anything proposed for a road connecting
Hanson with the development. Mr. Bednarz stated there are limited connections where a
road could be made but there is a significant amount of wetland so there are limited areas
where a road connection could be made. He stated the evaluation on how the road
connections will be made will happen as a part of the plat reviews.
Motion by Jasper, seconded by Kirchoff, to recommend to the City Council approval of
Resolution No. , approving the Comprehensive Plan Amendment (03 -05) to expand
•
Regular Andover Planning and Zoning Commission Meeting
Minutes —September 9, 2003
Page 5
. the Metropolitan Urban Service Boundary (MUSA) to include property located at 1101
161 Avenue NW.
Chairperson Daninger stated when this does move forward there will be long discussions
about a long cul -de -sac.
Commissioner Vatne stated that it was critical at the time the agreement was struck to
expand and dedicate the Rural Reserve and at that time there was a lot of pressure on the
City to be in accordance with the Met Council's policies and also he believed a lot of
grants and tax aid was also at risk of being lost without the Met Council's approval.
Motion carried on a 7 -ayes, 0 -nays, 2- absent (Gamache, Greenwald) vote.
Mr. Bednarz stated that this item would be before the Council at the October 7, 2003 City
Council meeting.
OTHER BUSINESS.
Mr. Bednarz updated the Planning Commission on related items.
Mr. Bednarz mentioned that there will be a longer agenda on the September 23` meeting.
He stated the Bunker Lake Village project proposed by Hanson Builders will be back for
• a Plat, Rezoning and the Planned Unit Development review. He stated also a townhouse
proposal for the vacant property on Crosstown Boulevard between 141 Lane and 142 "
Avenue, there is a Sketch Plan that will be coming to that meeting and there will be some
other miscellaneous business including the plat delayed from this meeting.
ADJOURNMENT.
Motion by Kirchoff, seconded by Jasper, to adjourn the meeting at 7:50 p.m. Motion
carried on a 5 -ayes, 0 -nays, 2- absent (Gamache, Greenwald) vote.
Respectfully Submitted,
Sue Osbeck, Recording Secretary
TimeSaver Off Site Secretarial, Inc.
•
3
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: Jon Sevald, Planning Intern
CC: Courtney Bednarz, City Planner
SUBJECT: Variance (03 -08): to vary from City Code Title 11- 3 -6:13. Location to vary from the
minimum required frontage on a publicly dedicated street for property located at 1869
157'' Lane NW.
DATE: September 23, 2003
INTRODUCTION
The applicant has requested a variance to the 160 -foot minimum requirement for cul -de -sac lot
frontage in the R -1 rural residential district.
City Code Title 11 -3 -613: states; All lots shall have at least the minimum required frontage on a
publicly dedicated street. The minimum lot width in the R -1 district is 160 feet on a cul -de -sac.
This lot has a "street frontage" of 60 feet. The cul-de -sac ends at the edge of the property line, hence
• the street frontage is equal to the width of the right -of -way, which is 60 feet.
DISCUSSION
The property owner wishes to split their 6.83 acre double frontage lot. The existing home will keep
their access on 157' Lane while the new lot will have access onto Linnet Street where the street ends
in a cul -de -sac at the back edge of the property.
This area is located within the MUSA with city sewer & water serving the Grey Oaks development
located approximately 350 feet south of the property. It is anticipated that property owners in the
immediate area may choose to subdivide their land into urban lots in the future.
HARDSHIP
It is the responsibility of the applicant to prove a hardship that by reason of topography or other
physical conditions strict compliance with these requirements could cause an exceptional and undue
hardship to the enjoyment of a substantial property right.
The applicant has submitted the attached letter explaining that the hardship in this case is that it is not
logical to require the existing temporary cul -de -sac to be reconstructed to service one property when
it will likely be removed to extend Linnet Street as a through street to service future urban
development to the south.
SIMILAR SITUATIONS
Attached are six aerial photographs of rural lots with a driveway access onto the cul -de -sac. Included
• is a brief explanation of each case. In each case, the lot does not have a 160 -foot street frontage
along the cul -de -sac. At the time of permit issuance, all lots consisted of five acres or more. There
has been some discussion among staff whether the regulations requiring the 160 -foot cul -de -sac
frontage applies to all rural lots outside of the MUSA or is limited to lots consisting of less than five
acres. 0
The City Attorney had issued a legal opinion dated from 1977 stating that lots consisting of five acres
or greater which abut a public right -of -way have the right to access that right -of -way according to
state statue. City Code Title 11 -3 -6 does not clearly state this, leading to a contradiction between
city ordinances and state statues.
If the ordinance applies to rural lots located outside of the MUSA consisting of five acres or more,
then these lots would be in conformance. If the ordinance applies to all rural lots outside of the
MUSA, the City has set a precedence to allow rural lots to access onto a cul -de -sac without the 160 -
foot street frontage along that cul -de -sac.
The City Attorney has been requested to submit a legal opinion to clarify this issue, which will be
available at the Planning Commission for discussion.
Option One
There are two options, which the Commission may consider. Option One would be to recommend
approval of the proposed variance. If approved by the Council, the applicant would then apply for a
lot split. The new lot would have a driveway accessing onto the cul -de -sac on Linnet Street.
Option Two
Option Two would be to recommend denial of the proposed variance. The applicant may then apply
for a lot split, which may be granted with the condition that the applicant reconstruct and extend the
cul -de -sac into the property so that the newly created lot would now have the required 160 -foot street •
frontage along the cul -de -sac. The extended cul -de -sac would serve only the new lot.
Additional considerations would be reviewed as a part of a lot split request, including:
1. Dedication of a 60 -foot roadway easement for the future extension of Linnet Street.
2. The appropriate location of the house to accommodate the future roadway.
ACTION REQUESTED
The Planning Commission is asked to recommend approval or denial of the proposed variance to
vary from the minimum required frontage on a publicly dedicated street.
Attachments
Resolution
Location Map
Survey
Aerial Photographs
Letter from applicant
espectfully submitted,
Jon Sevald
Cc: Scott & Tami Allen 15801 Drake St. NW Andover, MN 55304
Jerry A: Putnam 1869 157` Ln. NW Andover, MN 55304
WHEREAS, Scott & Tami Allen have requested to vary from the minimum required frontage on
publicly dedicated street for property located at 1869 157 Lane NW;
WHEREAS, the City Council has reviewed the request and has determined that said request does
meet the criteria of City Code Title 11- 3 -6:B, with the following findings;
1. The temporary reconstruction of the Linnet Street cul -de -sac is not necessary due to
the plausible extension of the street to serve a future development.
2. A precedence has been set in the past to allow lots access without the 160 -foot
minimum requirement for cul -de -sac lot frontage in the R -1 rural residential district.
3. Access to the property may be adequately served by constructing a driveway off of
the existing cul -de -sac.
WHEREAS, the City Council finds the request does not have a detrimental effect upon the
health, traffic safety, and general welfare of the City of Andover.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
approves the variance request to allow:
Access to the property to be served off of the existing Linnet Street cul -de -sac.
Adopted by the City Council of the City of Andover on this day of 2003.
CITY OF ANDOVER
ATTEST:
Michael R. Gamache, Mayor
Victoria Volk, City Clerk
O
CITY OF ANDOVER
COUNTY OF ANOKA
b
• STATE OF MINNESOTA
RES. NO. R
O
A RESOLUTION APPROVING VARIANCE REQUEST OF SCOTT & TAMI ALLEN TO
VARY FROM THE MINIMUM REQUIRED FRONTAGE ON A PUBLICLY DEDICATED
STREET FOR PROPERTY LOCATED AT 1869 157' LANE NW. (15- 32 -24 -43 -0015)
LEGALLY DESCRIBED AS;
That part of the South half of the southeast quarter of Section 15, Township 32, Range 24, Anoka
County, Minnesota, described as follows: The north 700 feet, of the south 1,047 feet of the east
310 feet of the west 1,010 feet, as measured along the west and south lines of the south half of
the southeast quarter of said Section 15, together with an easement for roadway purposes over
the north 55 feet of the south 347 feet of the west half, southeast quarter of said Section 15.
WHEREAS, Scott & Tami Allen have requested to vary from the minimum required frontage on
publicly dedicated street for property located at 1869 157 Lane NW;
WHEREAS, the City Council has reviewed the request and has determined that said request does
meet the criteria of City Code Title 11- 3 -6:B, with the following findings;
1. The temporary reconstruction of the Linnet Street cul -de -sac is not necessary due to
the plausible extension of the street to serve a future development.
2. A precedence has been set in the past to allow lots access without the 160 -foot
minimum requirement for cul -de -sac lot frontage in the R -1 rural residential district.
3. Access to the property may be adequately served by constructing a driveway off of
the existing cul -de -sac.
WHEREAS, the City Council finds the request does not have a detrimental effect upon the
health, traffic safety, and general welfare of the City of Andover.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
approves the variance request to allow:
Access to the property to be served off of the existing Linnet Street cul -de -sac.
Adopted by the City Council of the City of Andover on this day of 2003.
CITY OF ANDOVER
ATTEST:
Michael R. Gamache, Mayor
Victoria Volk, City Clerk
WHEREAS, Scott & Tami Allen have requested to vary from the minimum required frontage on
publicly dedicated street for property located at 1869 157 Lane NW;
WHEREAS, the City Council has reviewed the request and has 'determined that said request does
not meet the criteria of City Code Title 11- 3 -6:B, with the following findings;
1. The applicant has failed to prove a hardship for the proposed variance.
WHEREAS, the City Council finds the request does not have a detrimental effect upon the
health, traffic safety, and general welfare of the City of Andover.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
deny the variance request to allow:
Direct access from the existing Linnet Street cul -de -sac for a future rural residential
lot.
Adopted by the City Council of the City of Andover on this day of 2003.
CITY OF ANDOVER
ATTEST:
Victoria Volk, City Clerk
Michael R. Gamache, Mayor
•
D
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. R
I�
Q
A RESOLUTION DENYING A VARIANCE REQUEST OF SCOTT & TAMI ALLEN TO
VARY FROM THE MINIMUM REQUIRED FRONTAGE ON A PUBLICLY DEDICATED
STREET FOR PROPERTY LOCATED AT 1869 157' LANE NW. (15- 32 -24 -43 -0015)
LEGALLY DESCRIBED AS;
That part of the South half of the southeast quarter of Section 15, Township 32, Range 24, Anoka
County, Minnesota, described as follows: The north 700 feet, of the south 1,047 feet of the east
310 feet of the west 1,010 feet, as measured along the west and south lines of the south half of
the southeast quarter of said Section 15, together with an easement for roadway purposes over
O
the north 55 feet of the south 347 feet of the west half, southeast quarter of said Section 15.
WHEREAS, Scott & Tami Allen have requested to vary from the minimum required frontage on
publicly dedicated street for property located at 1869 157 Lane NW;
WHEREAS, the City Council has reviewed the request and has 'determined that said request does
not meet the criteria of City Code Title 11- 3 -6:B, with the following findings;
1. The applicant has failed to prove a hardship for the proposed variance.
WHEREAS, the City Council finds the request does not have a detrimental effect upon the
health, traffic safety, and general welfare of the City of Andover.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
deny the variance request to allow:
Direct access from the existing Linnet Street cul -de -sac for a future rural residential
lot.
Adopted by the City Council of the City of Andover on this day of 2003.
CITY OF ANDOVER
ATTEST:
Victoria Volk, City Clerk
Michael R. Gamache, Mayor
•
Variance
1869 157th Lane NW
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Project Location Map
Andover Planning
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1869157`" Ave. NW (PROPOSED VARIANCE)
1. 16200 Makah St NW Lot Split (99 -04) was approved by Council on February 1, 2000. The
original lot consisted of five acres with frontage on Makah St. and
162 Ln. The original home was constructed in 1985 fronting Makah •
St. The lot was split with the western 2.5 acre lot accessing 162 Ln.
to the west. This street is currently a dead ended street without a cul-
de -sac or turnaround. At the time of the lot split, Council discussed
requiring the dedication of a 120' by 120' right -of -way to construct a
full sized cul -de -sac, but settled on a 60' by 120' right -of -way for a
turn- around to be installed at the time of the future reconstruction of
162 Ln. If the adjacent property to the north were to subdivide, a
full sized cul -de -sac would then be constructed with the north
property contributing land to the cul -de -sac. This lot currently does
not have a 160 -foot street frontage.
2. 15909 Tulip St NW Lot Split (97 -01) was approved by Council on April 1, 1997. The
original lot consisted of five acres with frontage on Tulip St. to the
• west and 159`" Ave. to the east. A home was first constructed off of
the cul -de -sac on 159` Ave. Then the lot was split with a new home
constructed in 1997 fronting Tulip St. The eastern 2.5 acre lot does
not have a 160 -foot street frontage on the cul -de -sac.
3. 2989 166 Ln NW Hunters Hollow was plated in 1996. A temporary cul -de -sac was
constructed at the eastern edge of 166' Ln with the adjacent property
(not apart of the development) having a driveway access onto the cul- •
de -sac to service a pole barn. There is no residence located on the
property. This lot does not have a 160 -foot street frontage.
6
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4. 16887 Partridge St NW Woodland Meadows 2nd Addition was plated in 1995. This home was
constructed in 1999. A temporary cul -de -sac was constructed at the
• southern edge of Partridge St. with the adjacent property (not apart of
the development) having a driveway access onto the cul -de -sac. This
lot does not have a 160 -foot street frontage.
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constructed in 1988. A temporary cul-de-sac was constructed at the
eastern edge of 153d Ln with the adjacent property (not apart of the
development) having a driveway access onto the cul-de-sac. A 400-
f roadway easement does exist for the future expansion of 153 d
L It wa s thought that 15P Ln. may be continued as a though street
c o nn ect i ng \ Nigh t i ng a l e l ocated approx east o
the cul-de-sac. This lot does not have a 160-foot street frontage.
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6. 2135 177 Ln NW Hawk Ridge Estates was platted in 1980. This home was constructed
40 in 1992. A cul -de -sac was not constructed within the public right -of-
way, although a turn- around does exist at the end of 177 Ln on
private property as apart of the adjacent property owner's driveway.
This lot does not have a 160 -foot street frontage.
I .
September 11, 2003
Mayor and City Council
City of Andover
1685 Crosstown Blvd. NW
Dear Mayor and City Council Members:
We are applying for a variance to the frontage requirements of 160ft for a cul-de -sac lot.
The properly adjacent to the existing Cul -de -sac located at the southern end of Linnet St. NW does not
currently meet the City of Andover's criteria for frontage requirements per code 11 -3 -6. It does
however meet the City of Andover's fire safety requirements. We want to apply for a future lot split
located at 1869 157' Ave NW which would create a new lot on the northern 2.5 acres of the existing
property. This new lot would exit onto Linnet St NW and we would like to extend a driveway off the
Cul-de -sac to the east side of the future lot located at these premises.
The reason we are applying for a variance is due to the future city plans to extend Linnet St
NW in the event of future development in the area. We would be willing to grant the City of Andover
the required easements needed on this new lot for future road construction and build to accommodate
these future plans. We would also like state that this has been approved other times in the City of
Andover and we are just asking for the same approval.
Thank You.
Sincerely,
Scott Allen
c/o Jerry Putnam
•
LJ
•
Y
TO: Planning and Zoning Commissioners
FROM: Courtney Bednarz, City Plann f
SUBJECT: PUBLIC HEARING: Rezoning (03 -05) from Limited Business (LB) to Single
Family Urban Residential (R4) for Bunker Lake Village.
DATE: September 23, 2003
INTRODUCTION
The Planning Commission is asked to review the proposed rezoning to allow the Bunker Lake
Village project to move forward.
DISCUSSION
As with all rezonings, in order o change the zoning the City must establish one of the two
following findings are present:
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 Neighborhood Business Study contemplated either light commercial or residential
development of the subject property. As a result of this study, a dual land use designation of
Limited Commercial (LC) and Urban Residential Medium Density (URM) was created for the
subject property. The URM designation allows a maximum of six units per acre. The proposal
contains four units per acre. The appropriate zoning district for the proposed project is Single
Family Urban Residential (R -4). This district allows a maximum of four units per acre with
planned unit development review.
Staff Recommendation
Times and conditions have changed due to the development of a single family neighborhood
around the subject property and the limited space on the subject properties to provide adequate
screening and buffering between a commercial use and residential properties. Staff recommends
approval of the proposed rezoning.
Attachments
City Code Amendment
Location Map
ACTION REQUESTED
The Planning Commission is asked to recommend approval of the rezoning request based on the
fact that times and conditions have changed.
• e mi ,
y e n
Cc: Hanson Builders, Inc. 13432 Hanson Boulevard
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100
FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US
ti
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
ORDINANCE
AMENDING CITY CODE TITLE 12 -3 -5 ZONING DISTRICT MAP TO CHANGE THE
ZONING DESIGNATION FROM LIMITED BUSINESS (LB) TO SINGLE FAMILY URBAN
RESIDENTIAL (R -4)
THE CITY COUNCIL OF THE CITY OF ANDOVER DOES HEREBY ORDAIN AS
FOLLOWS:
City Code 12 -3 -5, The Zoning District Map of the City of Andover is hereby amended as
follows:
1) Rezone land from LB, Limited Buiiness to R -4, Single Family Urban Residential on
approximately four acres (P.I.D. 32- 32 -24 -22 -0004 and 0025) legally described as:
Lot 1, Block 6, Hills of Bunker Lake 3rd Addition;, and Lot 1, Block 5 Hills of Bunker
Lake 4 Addition, Anoka County, Minnesota
1
n
2) Times and conditions have changed due to the development of a single family .
neighborhood around the subject property and the limited space on the subject properties
to provide adequate screening and buffering between a commercial use and residential
properties. This is in keeping with the recommendations of the Neighborhood Business
Study.
3) 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 2003.
CITY OF ANDOVER
ATTEST: Michael R. Gamache, Mayor
Victoria Volk, City Clerk
0
Bunker Lake Village
• E
ry E
Project Location Map Andov"nning
45
4 VNA6W.
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 Plann"
SUBJECT: PUBLIC HEARING: Preliminary Plat for a single family residential
development to be known as Bunker Lake Village located at the northeast and
southeast corners of Hanson Boulevard NW and 139` Lane NW.
DATE: September 23, 2003
INTRODUCTION
The Planning and Zoning Commission is asked to review a preliminary plat for Bunker lake
Village, a 41 lot urban subdivision.
DISCUSSION
Review Process
City Code 11 -3 provides the requirements for preliminary plat review. The Planning Commission
• is asked to determine whether the proposed subdivision is in conformity with the Comprehensive
Plan, and take into consideration City requirements and the best use of the land.
City Code 11-3-2,3 Street Plan
The proposed development would be served with a public street that would provide an interior
access road from 138 Lane NW up to 140` Lane NW. Staff has asked that a through street be
provided to conform to the Transportation Plan. As indicated on attached Figure 18 from this
plan, access to Hanson Boulevard from 138` Lane NW may be closed with future county road
improvements. Additionally, a future median will restrict access to 140 Lane NW to right -
in/right -out only. As a result, 139` Lane NW will be the only full movement access to Hanson
Boulevard between Bunker Lake Boulevard and Andover Boulevard. By limiting access to
Hanson Boulevard, these county road improvements will require an interior access road to serve
the Hills of Bunker Lake neighborhood. The attached location map also helps to illustrate the
roadway network in the surrounding neighborhood.
139 Lane NW/Hanson Boulevard Intersection
Additional right -of -way will be provided for a right turn lane at 139' Lane NW. The applicant
will be required to pay for the cost of this improvement as a condition of plat approval. The
timing of signalization and the complete intersection reconstruction will coincide with the
development of Andover Station North which may begin within the next two years.
E
140` Lane NW/Proposed Eagle Street •
As a result of the new street, the setback for the existing structure at 1568 140 Lane NW would
be 13 feet from the right -of -way and approximately 27 feet from the curb of the proposed street.
This would be below the typical 35 foot setback. A variance would need to be granted for the
existing house to prevent a non - conforming structure from being created by the location of the
proposed street.
Intersection Spacing
All four of the proposed access points to local streets would be below the 330 feet that is required
by city Code 11 -3 for intersection spacing from arterial roadways. At the north end, the access to
140 Lane NW is approximately 120 feet from Hanson Boulevard. At the center of the
development the distance between Hanson Boulevard and new accesses to 139 Lane would be
approximately 200 feet. At the south end of the development, the distance between Hanson
Boulevard and anew access to 138` Lane would be approximately 240 feet. Variances would
need to be granted to allow reduced intersection spacing.
Justification for the variances include the fact that direct access to Hanson Boulevard for the
project will not be allowed by the Anoka County Highway Department. Additionally, the
properties do not have enough frontage to locate an access to local streets in compliance with the
intersection spacing requirements. The variances are recommended based on these findings.
Pedestrian Access
A trail will be constructed along the east side of Hanson Boulevard with a future City project. •
The following sidewalks are proposed to be constructed as a part of this project:
• Along the south side of 140 Lane NW from Hanson Boulevard to the proposed Eagle
Street NW
Along the north side of 139 Lane NW from Hanson Boulevard to the City Park
Along the south side of 139 Lane NW from Hanson Boulevard to the proposed Eagle
Street
Along the north side of 138 Lane NW from Hanson Boulevard to the proposed Eagle
Street
City Code 11 -3 -4 Easements
A ten foot drainage and utility easement exists around the perimeter of both properties.
Additional easements will be provided to accommodate storm sewer between Lots 4 and 5, Block
2; Lots 6 and 7, Block 3; as well as along the rear of Lots 3 -6, Block 4. Additional easements
will be provided to cover the storm water ponds located on Lot 1, Block 1 and Lot 3, Block 4.
The proposed easements will allow two maintenance access points to each of the ponds.
City Code I1 -3 -6 Lots
The proposed project is seeking Planned Unit Development review as a part of the Special Use
Permit. This permit would allow different development standards from the typical R -4
requirements as discussed in that report.
Buildability requirements of City Code 11 -3 -6 0
The first 100 feet of each lot is required to be buildable. The first 116.5 feet of each lot adjacent
to a storm water pond or wetland is required to be buildable. Each lot will meet these
• requirements, with one exception. The buildable area for Lot 1, Block 4 is only 90 feet deep
along the east property line. This lot is not adjacent to a pond or wetland so the requirement
would typically be 100 feet. This situation is created by the orientation and limited depth of the
subject property (as well as the curvature of 139' Lane NW). These are the same reasons for
allowing Planned Unit Development review of the property. The development standards that are
proposed to be approved as a part of the PUD will accommodate this situation.
Please note the buildable area for Lots 1 and 2, Block 4 are measured from north to south to
acknowledge the north- south orientation of these lots.
Adjacent Residential Properties
There are residential properties to the east of the proposed development. A number of residents
participated in the sketch plan public hearing. The spacing of proposed structures from existing
homes and screening was an issue shared by several residents. The minutes from this meeting
are attached.
City Code 11 -3 -7 Parks, Park Dedication
Park dedication was previously satisfied as a part of the Hills of Bunker Lake development at the
time the lots were established.
Trail Fee
A trail fee will be required to be paid for each of the units based on the rate in effect at the time
of preliminary plat approval.
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.
Other
The developer is also required to meet the following City Ordinances and all other applicable
ordinances:
City Code Title 11, Subdivision Regulations
City Code Title 12, Zoning Regulations
City Code Title 13, Planning and Development
City Code Title 14, Flood Control
Attachments
Resolution
Location Map
Figure 18 Transportation Plan
. Preliminary Plat (full size in packet)
Grading Plan (11x17 in packet)
Street and Utility Plan (11x17 in packet)
Sketch Plan Minutes
ACTION REQUIRED •
The Planning and Zoning Commission is asked to recommend approval of the Preliminary Plat
for Bunker Lake Village subject to the conditions of the attached resolution.
R4 bmitted, ul su
Cc: Hanson Builders, Inc. 13432 Hanson Boulevard
11
•
• CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO R -03
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF `BUNKER LAKE
VILLAGE" FOR PROPERTY LOCATED IN SECTION 35, TOWNSHIP 32, RANGE 24,
ANOKA COUNTY, MINNESOTA, LEGALLY DESCRIBED AS;
Lot 1, Block 1 and Lot 1, Block 6 Hills of Bunker Lake 3 rd Addition, and Lot 1, Block 5 Hills of
Bunker Lake 4'' Addition, Anoka County Minnesota
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, the applicant has requested a variance to the intersection spacing requirements of
City Code 11 -3 to allow intersections to be less than 330 feet from Hanson Boulevard at 140'
Lane NW, 139'' Lane NW and 138 Lane NW, and;
WHEREAS, the City Council finds that the special circumstances for the proposed variance are
as follows:
1. Direct access to Hanson Boulevard for the project will not be allowed by the Anoka
County Highway Department.
2. The properties do not have enough frontage to locate an access to local streets in
compliance with the intersection spacing requirements.
WHEREAS, the applicant has requested a variance to the corner side yard setback requirements
of City Code 12 -3 -4 for the existing house at 1568 104 lane NW, and;
WHEREAS, the City Council finds that the special circumstances for the proposed variance are
as follows:
1. The City's Transportation Plan indicates a through street connection from 140''
Lane NW to 138 Lane NW.
2. The distance between Hanson Boulevard and the east property line of Lot 1,
Block 1, Hills of Bunker Lake Third addition does not provide enough distance to
locate a street connection and meet the corner yard setback requirements of City
Code 11 -3 -4.
WHEREAS, the Planning Commission has reviewed the request and has determined that said
request meets all other criteria of City Code 11 -3, and;
• WHEREAS, the Planning Commission finds the request would not have a detrimental effect on
the property values and scenic views of the surrounding area; and
WHEREAS, as a result of such public hearing, the Planning and Zoning Commission •
recommends to the City Council the approval of the preliminary plat, and;
WHEREAS, The Council finds the proposed use will not be detrimental to the health, safety,
morals and general welfare of the occupants of the surrounding lands; and
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. Approval of the preliminary plat is contingent upon approval of a rezoning and special
use permit for planned unit development review. If any of these applications or requests
fails to be approved, in whole or in part, the preliminary plat shall be considered null and
void.
2. The special use permit for planned unit development review shall regulate the setbacks,
design and materials of the units, landscaping plan, area identification sign and
association documents for the proposed development.
3. The applicant shall make a payment to the City for the cost to construct a westbound right
turn lane from 139 Lane NW onto Hanson Boulevard in the amount determined by the
Engineering Department.
4. The developer obtains all necessary permits from the Coon Creek Watershed District,
DNR, Corps of Engineers, LGU, MPCA and any other agency that may be interested in
the site.
5. Park dedication has been previously satisfied. Trail fees shall be required to be paid on a
per unit basis at the rate in effect at the time of preliminary plat approval. The current
rate is $523 per lot, which would result in a trail fee of $21,443.
6. A variance is Granted to City Code 12 -3 -4 to allow a corner side yard setback of 13 feet
from the new right -of -way for Eagle Street NW for the existing house at 1568 140 Lane
NW.
7. A variance to City Code 11 -3 is granted to allow reduced intersection spacing from
Hanson Boulevard at 140 Lane NW, 139 Lane NW and 138 Lane NW.
8. Contingent upon staff review and approval for compliance with City ordinances, policies
and guidelines.
9. Such plat approval is contingent upon a development agreement acceptable to the City
Attorney.
Adopted by the City Council of the City of Andover this _ day of , 20_.
CITY OF ANDOVER •
ATTEST:
Victoria Volk, City Clerk
Michael R. Gamache, Mayor
Bunker Lake Village
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Project Location Map AndoverEPlanning
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Regular Andover Planning and Zoning Commission Meeting
Minutes — July 8, 2003
Page 2
•
PUBLIC HEARING: SKETCH PLAN REVIEW FOR A RESIDENTIAL
DEVELOPMENT TO BE KNOWNAS "BUNKER LAKE VILLAGE" LOCATED AT
THE NORTHEAST AND SOUTHEAST CORNERS OFHANSON BOULEVARD
AND 139 LANE NW.
Mr. Bednarz explained that the Planning Commission is asked to review a sketch plan for
`Bunker Lake Village', an urban residential development containing 41 single family lots
on two properties located at the northeast and southwest corner of Hanson Boulevard and
139 Lane NW. The proposed development would require planned unit development
review to provide alternative development standards.
Due to the proximity of the closed landfill site, there are additional restrictions on the use
of the subject properties within certain distances of the limits of the landfill. No enclosed
buildings are allowed within 200 feet of the edge of the landfill. This sketch will need to
be evaluated by the PCA to verify the line is properly located.
The proposed development would be served with a public street that would provide an
interior access road from 138 Lane up to 140 Lane. Staff has asked that a through
street be provided to conform to the proposed Transportation Plan update. As indicated
on attached Figure 18 from this plan, access to Hanson Boulevard from 138 Lane NW •
will be closed with future county road improvements. Additionally, a future median will
restrict access to 140 Lane NW to right- inhight -out only. As a result, 139 Lane will be
the only full movement access to Hanson Boulevard between Bunker Lake Boulevard
and Andover Boulevard. By limiting access to Hanson Boulevard, these county road
improvements will require an interior access road to serve the Hills of Bunker Lake
neighborhood. The attached location map also helps to illustrate the roadway network in
the surrounding neighborhood.
Some residents along 140 Lane NW have voiced opposition to the through street. As
designed at the request of City staff, the through street would create a corner lot at 140
lane NW. The setback for the existing structure would be 13 feet from the right -of -way
and approximately 27 feet from the curb of the proposed street. This would be below the
typical 35 foot setback. With the proposed design, a variance would need to be granted
for the existing house to prevent a non - conforming structure from being created by the
location of the proposed street. Staff will need to explore further the potential to create
additional space between the existing home and the proposed street. This will be
difficult, however, as there is limited space to Hanson Boulevard.
Mr. Dean Hanson, owner of Hanson Builders made a presentation to the Commission
regarding the sketch plan for Bunker Lake Village.
•
Regular Andover Planning and Zoning Commission Meeting
Minutes — July 8, 2003
Page 3
• Commissioner Vatne asked if the density in the Brooklyn Park Villas of Mississippi
Development was comparable to this development. Mr. Hanson stated it was.
Commissioner Kirchoff asked if the windows in the garage were decorative or actual
windows. Mr. Hanson stated they would be real windows.
Chairperson Daninger stated he talked to Mr. Hanson previously about cul -de -sacs and he
wondered if a cul -de -sac would be more beneficial to him than a thru street. Mr. Hanson
stated he wanted to be as positive as he can for everyone involved and the City has
expressed the importance of traffic control. A cul -de -sac is always desirable but when
looking at the better of the whole, he understands the City's reasoning why the street
should go through the development.
Motion by Gamache, seconded by Kirchoff, to open the public hearing at 7:23 p.m.
Motion carried on a 7 -ayes, 0 -nays, 0- absent vote.
Ms. Charlene Booker stated they are one of the families that live on Drake Street
overlooking the park and she is trying to get an idea about where the five acres is that has
been for sale. She asked how much of the park will be left. She stated this seems like
this will be too dense. She wanted to know if the future residents will want the added
traffic from the development behind them. Why will they have three to four bedroom
• homes, if they are targeting empty nesters. Mr. Bednarz showed a layout of the area and
explained where the land meets the park and the traffic patterns. He stated that what they
have heard from the Anoka County Highway Department is that with the improvement
on Hanson Boulevard, access to Hanson from 138 Lane will likely be eliminated and
from 140' Lane, a median will be extended to limit access to right in/right out. The
intent being to limit uncontrolled access points to the county road and focus traffic to
139' Lane where there will be a stop light. He explained the goals of the County and
City regarding traffic access onto Hanson Boulevard.
Chairperson Daninger asked if they could have proposed six units per acre instead of
four. Mr. Bednarz stated this was true.
Mr. Jim Vandrick, 139` Avenue, asked how many units total there were. Mr. Hanson
stated there were 41. He asked when the signal light on 139' will be installed. Mr.
Bednarz stated at this point, Hanson Boulevard is a County Roadway and when Andover
Station North develops, there will be a signal light needed and could occur within the
next two to three years. Mr. Vandrick stated there could be a number of years that this
development will impact traffic until the light is installed. Mr. Bednarz stated there will
be more traffic but the residents will retain the ability to use the access points and will not
have the additional traffic down 139 until the improvements are done. Mr. Vandrick
asked if any of the trees will remain and if there will be any buffering between the
development and the park.
•
Regular Andover Planning and Zoning Commission Meeting
Minutes —July 8, 2003
Page 4
Mr. Hanson explained this is an association maintained project. As far as the number of i
bedrooms, the empty nesters typically want to have two bedrooms on one floor and a
bedroom on the lower level for company or visiting family. He showed on the map
where the walk out lots will be. He stated their plan is to keep all of the natural trees that
they can for a barrier along Hanson Boulevard and they will need to build up a berm and
add trees for barriers in other areas. Wherever they can save trees, they will do it.
Construction will not happen until 2004, although grading may start this fall. They hope
to have a model in the fall of 2004 and the build out will happen over a couple of years
and may not be finished until 2007 which could coincide with the stop light at 139 He
explained the Villas of Mississippi is on 105 River Road for anyone who would
like to see a comparable development.
Ms. Bartells stated this was a great concern to them because they live where the walkouts
are going to be and she wanted to know if Mr. Hanson was planning on putting a berm in
between them and the development because the walkouts face their deck.
Mr. Daniel Webber, 1556 140'' Lane, stated he backs up against the development. He
stated he does not have a problem with the development but he does have a 9roblem with
Eagle Street being a through street. He stated there is enough traffic on 140 already and
he has two kids and is concerned about it. He asked what the buffer will be to his
property and what will they do to control the dirt and dust from entering his property.
Ms. Kathy Nyland, 140' Lane, stated she thought the development going back five lots •
was in error, the park land border is on lot four rather than lot five. Mr. Bednarz
explained the development does go back five lots and shares the fifth lot with the park.
He showed the area in discussion on the map.
Ms. Joyce Twistle, 1518 139 Lane NW, stated she is president of the neighborhood
association which was instrumental in stopping the superette from coming in. She stated
she was pleased with the development and they support this project. She wanted to speak
against a cul -de -sac. She explained cul -de -sacs are difficult to provide fire service, police
service and plowing. She wanted to express for the record that she supports Eagle Street
as a through street.
Ms. Twistle stated her concern is with the traffic in the area already because it is difficult
right now to get off of 139' onto Hanson. She asked consideration of the Planning
Commission to put an all way stop sign, north and south, on Hanson and also on 139
until the stop light is put in. This will at least allow current residents to come and go.
She would also like to address the fact that empty nesters will not be traveling at the same
time as school buses or rush hour. She wanted to thank Hanson Builders on behalf of the
residents on 139'' Lane.
Mr. Hanson explained due to the fact there is no house on the corner lot, their section
actually comes over 3 1 /2 lots. He wanted to explain that they are not trying to create
more traffic on 140 Lane and he did not think there would be any additional traffic •
Regular Andover Planning and Zoning Commission Meeting
Minutes —July 8, 2003
Page 5
• going back into the existing development and this does not dump any additional traffic
into the existing development, it will bring the traffic out onto Hanson Boulevard.
Mr. Hanson explained they will be using silt fences to lower the dirt and debris blowing
but it will not stop everything. He stated they are working with staff on the issue of
traffic. If the traffic lights do come in, they will be contributing some funds to installing
the lights.
Mr. Hanson explained they will install spruce trees along the property line to give a break
between the properties in the two developments.
Mr. Nyland asked if they would consider berming in areas. Mr. Hanson stated he would.
Mr. Nyland wanted to know how far off the property line the corner unit is. Mr. Hanson
stated the distance back on that unit appears to be about 33 feet. Mr. Hanson stated the
standard side setback is ten feet.
Commissioner Greenwald stated the concern is the traffic from 140 Lane will need to go
down Eagle Street to access 139 He wondered if Mr. Hanson was concerned with the
traffic going down Eagle Street. Mr. Hanson stated the reality is there needs to be some
way to get out of the development when the restrictions are put in place.
. Commissioner Greenwald asked if the houses will be priced for empty nesters or if
anyone could purchase the homes. Mr. Hanson stated there is no age restriction but he
believed most of the houses would be sold to people without children.
Mr. Tony Brozeck, 140"' Lane stated he has listened to everyone's concerns and they
have to accept something that they can live with. He stated a commercial building is not
the answer and this will disperse the traffic better than a commercial business. As a
resident of the development, he likes what he sees and he does not see any better option.
Mr. Dan Beyers, 1423 138 Avenue, stated he is for the development for a couple
reasons. It is zoned now for commercial use and he does not think anyone in the
development wants this. He stated they need to find an option for the two parcels and he
is in favor of putting in some sort of single family homes. He explained the second issue
is Eagle Street coming down to 139 He did not think it is ideal to be funneled up to
139 Lane but it is a solution.
Mr. Berkowitz explained regarding the four way stop on 138 and Hanson, it is
something they can entertain to the County but more likely, because Hanson is a free
flowing road, they probably would not allow the City to put in a three way stop in those
areas. He explained the traffic signal is dependant on development of Andover Station
North. This development could be phased in a year or two or all at once.
A question from the audience was if they were going to screen the park from the
development. Mr. Hanson stated they wanted the openness so they will not screen this.
Regular Andover Planning and Zoning Commission Meeting
Minutes —July 8, 2003
Page 6
11
Motion by Gamache, seconded by Kirchoff, to close the public hearing at 8:15 p.m.
Motion carried on a 7 -ayes, 0 -nays, 0- absent vote.
Commissioner Jasper stated it seemed that there was a concern with the proximity of
Eagle Street to Hanson Boulevard and whether that leaves enough room on 140 and
139 for traffic to funnel out of the development to the proposed new stop light because
it is only a seventy foot or sixty foot section of road between Eagle and Hanson on 139
Mr. Bednarz explained 139 Lane is approximately 200 feet to Hanson from 140 Lane
and Eagle Street between paved surfaces. The dimension on the plan that says 135 feet
will be the horizontal line and does not include the distance that is consumed in the
curves at the edges of the lot. He explained they also have the distance of right -of -way
on Hanson. Commissioner Jasper asked if this was a deviation from what would have
normally been. Mr. Bednarz stated that all of the access points for Eagle Street are short
of the three hundred and thirty feet spacing requirement that typically is required adjacent
to arterial roads.
Commissioner Jasper asked if the two hundred foot measurement will bottleneck traffic.
Commissioner Greenwald stated some of the people from the development will find
alternate ways to get out and they will not all use 139 Mr. Bednarz stated they cannot
assume the entire development will exit on 139 to Hanson. He explained the goal is to
reduce the number of access points onto Hanson. •
Commissioner Kirchoff stated this type of development is helping the City and the issues
they have in this development. He stated he commends Hanson Builders for putting this
type of development in.
Chairperson Daninger stated there were some issues in the staff report that he wanted to
bring forward so Hanson Builders was aware of them.
Mr. Bednarz discussed the following issues:
1. Working with the Anoka County Highway department, the adjacent propel
owner and the applicant to determine the best location for the access to 140 Lane
NW and the curve in this street to allow additional space between the existing
home and the proposed street for berming and landscaping.
2. Increasing the north side yard setback of the structure on Lot 12, Block 1 to save
existing mature evergreen trees at this location to provide an excellent buffer for
the existing neighborhood.
3. Working with the Anoka County Highway Department and the applicant to
determine the appropriate amount of additional right -of way for 139 Lane NW.
Regular Andover Planning and Zoning Commission Meeting
Minutes —July 8, 2003
Page 7
4. Increasing the corner side yard setback of the structure on Lot 1, Block 3. The
distance between the structure and 139 Lane could decrease as much as 12 feet
with the addition of turn lanes.
5. Evaluating landscaping and screening approaches for areas adjacent to existing
homes, along Hanson Boulevard and adjacent to corner lots in the proposed
development.
6. Working with the PCA to ensure appropriate location of enclosed buildings.
He stated there were two additional issues he wanted to add. The first was to explore the
potential to flatten curves on Eagle Street. The other issue was the potential for whether
or not parking should be permitted on Eagle Street. As proposed, the street would meet
the City's local street requirements, which would allow parking on both sides of the
street.
Commissioner Greenwald stated he did not think the City could stop the residents from
parking in the street. He also stated he did not think they should straighten out the curves
because it slows traffic down. Commissioner Gamache stated he could see the concern
with this.
Chairperson Daninger stated they could post parking signs at designated times.
Commissioner Jasper stated he lives on a feeder street where people drive too fast and he
would welcome cars parked on the street to slow the traffic down.
Commissioner Vatne asked if there will be a final neighborhood meeting before this
development is built. Mr. Bednarz explained the public hearing is held by the Planning
Commission for the residents to express their feelings. The sketch plan will also be
reviewed by the City Council before the plat is submitted and the same process begins
again.
Mr. Bednarz stated that this item would be before the Council at the August 5, 2003 City
Council meeting.
Note: Staff will send a notice to reflect the meeting date was changed to August 6
HEARING. COMPREHENSIVE PLAN AMENDMENT (03 -04) TO
CIE TRANSPOR TA TION PLAN UPDATE TO THE CITY'S
Mr. Berkowitz explained the City has been`v arl on the Transportation Plan Update to
the Comprehensive Plan for about one year.
Mr. Shelly Johnson, BRA and Associates, presented the Transportation Plan
the Commission.
4 1
C I T Y O F
NDQVE
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 Planne6p
SUBJECT: PUBLIC HEARING: Special Use Permit (03 -09) for Planned Unit
Development Review of Bunker Lake Village.
DATE: September 23, 2003
INTRODUCTION
The Planning Commission is asked to review a Special Use Permit request to develop a Planned
Unit Development (PUD) consisting of 41 single family homes on approximately four acres.
Approval of the Special Use Permit will allow the development to be constructed according to
alternative development standards created specifically for this development.
Planned Unit Development Review focuses on the following elements of the project:
• Development standards (lot size, dimensions and setbacks)
• Design of the units (overall design and exterior materials of the structures)
• Landscaping plan
• • Area identification sign
• Association documents
DISCUSSION
Applicable Ordinances
City Code 13 -3 regulates Planned Unit Developments. This section is intended to achieve the
following:
1. Attain a higher standard of site design and development that cannot be accomplished
under strict adherence to development ordinance provisions.
2. Preserve and Enhance desirable site characteristics such as natural topography,
woodlands, geologic features and the prevention of soil erosion;
3. Attain more efficient use of land resulting in smaller networks of utilities and streets
thereby lowering the development costs and public investments;
4. Create a development pattern in harmony with the Andover Comprehensive Plan. (PUD
is not a means to vary applicable planning and zoning principles.)
The proposed project contains single - family homes that will be compatible with the surrounding
single family neighborhood. However, the individual lots will be smaller than typical single
family lots. Typical single family lot sizes would make less than efficient use of the subject
properties due to the size and shape of the subject properties. The need for a full 60 foot right -of-
way and 33 foot wide public street further reduces the limited useable space within the subject
. properties. Planned unit development review will allow the site to be designed to preserve area
for buffering properties from Hanson Boulevard and existing residential properties while
providing a full 60 foot wide right -of -way to accomplish the street connections called for in the
City's transportation plan.
DEVELOPMENTSTANDARDS
Site Design
The site is organized with lots on both sides of a public street that extends through the center of
the development. The majority of the structures have side - loaded garages that utilize shared
driveways. Parking would be possible in front of the garages. The Villas of the Mississippi
project south of 109 Avenue and West River Road in Brooklyn Park is a similar project by
Hanson Builders that could be visited to provide more insight. The Table below provides a
comparison to similar developments in Andover.
Shadow- City View Woodland Bunker R -4
brook Farm Creek Golf Lake Standards
Villas Village
Avg Lot Area
3 feet to row
25 to 30
25 to 35 feet to
11.5 feet to
Avg Lot width
25 feet to
feet to
row 35 to 50
row 25 feet to
35 feet
Avg Lot Depth
street
county row
feet to street
street
egg
11� YO
'.:.<
6 feet garage
5 feet garage
.� �
m «sue r.�s�z3.v_a :.�S,..�w�u.m�s�
Land Area (acres)
5a i.,vvi:
�..............
10 feet living
8-12.5 feet
livin
5
20 -34 feet
up to 4 with
PUD
Side corner lot
25 feet
35 feet
NA
corner lots
back to back
•
i s
•
3 feet to row
25 to 30
25 to 35 feet to
11.5 feet to
Front
25 feet to
feet to
row 35 to 50
row 25 feet to
35 feet
street
county row
feet to street
street
6 feet garage
5 feet garage
6 feet garage
Side Interior
10 feet
10 feet
10 feet living
8-12.5 feet
10 feet living
livin
20 -34 feet
35!25 feet for
Side corner lot
25 feet
35 feet
NA
corner lots
back to back
lot
24 to 52 feet
69 to 74
30 feet
30 feet 40 feet
Rear
25 feet min.
feet
30 to 75 feet
average 30
to county road
feet to
•
i s
•
• Proximity to Closed Landfill
There are additional restrictions on the use of the subject properties within certain distances of
the limits of the closed landfill. No enclosed buildings are allowed within 200 feet of the edge of
the landfill. A line on the preliminary plat indicates the 200 and 500 foot setback line based on
documents provided by the Minnesota Pollution Control Agency (MPCA). Enclosed buildings
between 200 and 500 feet of the landfill require the development to install a monitoring well to
be regularly tested by the PCA. This will be done at the northwest comer of the development in
conformance with PCA requirements.
Adjacent Residential Properties
There are residential properties to the east of the proposed development. A number of residents
participated in the sketch plan public hearing. The spacing of proposed structures from existing
homes and screening was an issue shared by several residents. The minutes from this meeting
are attached.
Variance for Existing House
As discussed in the preliminary plat report the new street will cause the setback for the existing
structure at 1568 140"` Lane NW to be below the typical 35 foot setback. Existing trees will be
saved along the rear property line. Additional trees will be planted between the proposed road
and the west property line as shown in the attached landscaping plan. A fence also exists on the
property. It should also be noted that trees will be saved between Hanson Boulevard and the
proposed Eagle Street to maintain the existing buffer from Hanson Boulevard.
0 DESIGN STAN
Homes
Elevations and floor plans are provided in the attachments to illustrate the proposed home styles.
A combination of materials will be used including brick, stone and maintenance free siding.
Most of the garages will be side loaded to allow improved street appeal. There will be homes
with both two and three car garages. The exterior materials for unit for each lot will be
predetermined to ensure variety. A variance to City Code 11 -for similar appearance will be
needed as was approved for the City View Farm project.
There will be a combination of walkout and lookout homes. Some homes will have full
basements and some will have partial basements. The grading plan indicates the style of each
home on a given lot. The main floor finished square footage would be 1,590 square feet
including a 126 square foot sun porch. The basement would offer additional options for finished
living space up to a total of approximately 2,500 square feet for both levels. The applicant will
describe the units in more detail at the meeting.
LANDSCAPING PLAN
The attached landscaping plan provides a combination of perimeter plantings for screening as
well as front yard and foundation plantings for decoration. The cast side of the properties uses
both new and existing trees to provide screening from existing homes. A number of trees will
• also be saved along the north edge of the project as well as on the west side of the northern
property. New trees will be planted in the open area between the existing trees on this property.
Due to the fact that the majority of trees were previously cleared from the southern property, new
trees and shrubs will provide screening from Hanson Boulevard along its west edge. A detail on
the landscaping plan indicates the foundation plantings that will be provided for each home. •
AREA IDENTIFICATION SIGN
The applicant will provide information about the area identification sign at the meeting.
ASSOCIATION DOCUMENTS
The association will maintain all landscaped areas within the development. The street will be
maintained by the City. The applicant would like for each homeowner to be responsible for the
maintenance of their unit. Staff recommends that the association be responsible for exterior
maintenance to ensure the home exteriors will be uniformly maintained.
Attachments
Resolution
Resolution — Exhibits
Location Map
Preliminary Plat
Exterior Elevations and Floor Plan (11x17 in packet)
Landscaping Plan (full size in packet)
Sketch Plan Minutes
ACTION REQUESTED
The Planning Commission is asked to recommend approval of the special use permit subject to
the conditions of the attached resolution.
Cc: Hanson Builders, Inc. 13432 Hanson Boulevard
n
U
•
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. R -03
A RESOLUTION GRANTING THE SPECIAL USE PERMIT REQUEST OF HANSON
BUILDERS, INC. FOR A PLANNED UNIT DEVELOPMENT OF A RESIDENTIAL
DEVELOPMENT CONSISTING OF FORTY ONE (41) SINGLE FAMILY HOMES TO BE
KNOWN AS THE SUBDIVISION OF "BUNKER LAKE VILLAGE" ON PROPERTY
LEGALLY DESCRIBED AS;
Lot 1, Block 1 and Lot 1, Block 6 Hills of Bunker Lake P Addition, and Lot 1, Block 5 Hills of
Bunker Lake 4"' Addition, Anoka County Minnesota
WHEREAS, Hanson Builders, Inc. has requested a Special Use Permit for a Planned Unit
Development for a residential development consisting of 41 units to be known as the subdivision
of `Bunker Lake Village" pursuant City Code 13 -3, Planned Unit Development on the property
legally described above, and;
WHEREAS, the Planning Commission has reviewed the request and has determined that said
request meets the criteria of City Code 12 -15 -6, Conditional Uses and City Code 13 -3 Planned
Unit Development.
WHEREAS, the Planning Commission finds the request would not have a detrimental effect on
the property values and scenic views of the surrounding area; and
WHEREAS, a public hearing was held before the Planning Commission and there was no
opposition to the request; and
WHEREAS, the Planning Commission is recommending to the City Council the approval of the
Special Use Permit for the Planned Unit Development as requested.
WHEREAS, the Council finds the proposed use will not be detrimental to the health, safety,
morals and general welfare of the occupants of the surrounding lands; and
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
agrees with the recommendation of the Planning Commission and approves a Planned Unit
Development for Hanson Builders, Inc. on said property with the following conditions:
1. The development shall conform to City Code Titles 11, 12 and 13, as well as Exhibit A
and Exhibit B `Bunker Lake Village Development Standards'. Exhibit A and B shall
regulate when in conflict with the City Code.
2. The Special Use Permit for the Planned Unit Development shall be contingent upon the •
approval of the preliminary plat and rezoning applications. If one of these applications
fails to be approved, in whole or in part, the special use permit shall be considered null
and void.
3. A property owners association shall be created with the following documents provided to
the City Attorney for review and approval prior to being recorded with the final plat in
accordance with City Code 11 -2 -3:
a. Articles of Incorporation
b. By -laws of the association
c. Declaration of covenants, conditions and restrictions regulating the properties,
exterior maintenance of the homes and maintenance of the common areas.
4. A variance is granted to City Code 9 -1 -4 to allow the structures to be similar in design
and exterior appearance.
5. That the Special Use Permit shall be subject to a sunset clause as defined in City Code 12-
15-6.
Adopted by the City Council of the City of Andover on this day of 5 2003.
ATTEST CITY OF ANDOVER
Victoria Volk, City Clerk Michael R. Gamache, Mayor
•
lJ
Exhibit A
Townhouse Units
The homes and all exterior materials shall be constructed to match the elevations and floor plans
stamped received by the City of Andover September 18, 2003 and approved by the City Council
on , 2003.
Landscaping Plan
The Landscaping Plan shall conform to the plan stamped received by the City of Andover
September 18, 2003 and approved by the City Council on 5 2003.
Area Identification Sign
The Area Identification Sign shall conform to the plan stamped received by the City of Andover
• , 2003 and approved by the City Council on , 2003.
Bunker Lake Village Development Standards
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Regular Andover Planning and Zoning Commission Meeting
Minutes —July 8, 2003
Page 2
0
PUBLIC HEARING: SKETCHPLANREVIEW FORA RESIDENTIAL
DEVELOPMENT TO BE KNOWNAS `BUNKER LAKE VILLAGE" LOCATED AT
THE NORTHEAST AND SOUTHEAST CORNERS OF HANSON BOULEVARD
AND 139' LANE NW.
Mr. Bednarz explained that the Planning Commission is asked to review a sketch plan for
`Bunker Lake Village', an urban residential development containing 41 single family lots
on two properties located at the northeast and southwest corner of Hanson Boulevard and
139 Lane NW. The proposed development would require planned unit development
review to provide alternative development standards.
Due to the proximity of the closed landfill site, there are additional restrictions on the use
of the subject properties within certain distances of the limits of the landfill. No enclosed
buildings are allowed within 200 feet of the edge of the landfill. This sketch will need to
be evaluated by the PCA to verify the line is properly located.
The proposed development would be served with a public street that would provide an
interior access road from 138`" Lane up to 140 Lane. Staff has asked that a through
street be provided to conform to the proposed Transportation Plan update. As indicated
on attached Figure 18 from this plan, access to Hanson Boulevard from 138 Lane NW •
will be closed with future county road improvements. Additionally, a future median will
restrict access to 140' Lane NW to right- in/right -out only. As a result, 139' Lane will be
the only full movement access to Hanson Boulevard between Bunker Lake Boulevard
and Andover Boulevard. By limiting access to Hanson Boulevard, these county road
improvements will require an interior access road to serve the Hills of Bunker Lake
neighborhood. The attached location map also helps to illustrate the roadway network in
the surrounding neighborhood.
Some residents along 140 Lane NW have voiced opposition to the through street. As
designed at the request of City staff, the through street would create a comer lot at 140
lane NW. The setback for the existing structure would be 13 feet from the right -of -way
and approximately 27 feet from the curb of the proposed street. This would be below the
typical 35 foot setback. With the proposed design, a variance would need to be granted
for the existing house to prevent a non - conforming structure from being created by the
location of the proposed street. Staff will need to explore further the potential to create
additional space between the existing home and the proposed street. This will be
difficult, however, as there is limited space to Hanson Boulevard.
Mr. Dean Hanson, owner of Hanson Builders made a presentation to the Commission
regarding the sketch plan for Bunker Lake Village.
•
Regular Andover Planning and Zoning Commission Meeting
Minutes — July 8, 2003
Page 3
Commissioner Vatne asked if the density in the Brooklyn Park Villas of Mississippi
Development was comparable to this development. Mr. Hanson stated it was.
Commissioner Kirchoff asked if the windows in the garage were decorative or actual
windows. Mr. Hanson stated they would be real windows.
Chairperson Daninger stated he talked to Mr. Hanson previously about cul -de -sacs and he
wondered if a cul -de -sac would be more beneficial to him than a thru street. Mr. Hanson
stated he wanted to be as positive as he can for everyone involved and the City has
expressed the importance of traffic control. A cul -de -sac is always desirable but when
looking at the better of the whole, he understands the City's reasoning why the street
should go through the development.
Motion by Gamache, seconded by Kirchoff, to open the public hearing at 7:23 p.m.
Motion carried on a 7 -ayes, 0 -nays, 0- absent vote.
Ms. Charlene Booker stated they are one of the families that live on Drake Street
overlooking the park and she is trying to get an idea about where the five acres is that has
been for sale. She asked how much of the park will be left. She stated this seems like
this will be too dense. She wanted to know if the future residents will want the added
traffic from the development behind them. Why will they have three to four bedroom
homes, if they are targeting empty nesters. Mr. Bednarz showed a layout of the area and
explained where the land meets the park and the traffic patterns. He stated that what they
have heard from the Anoka County Highway Department is that with the improvement
on Hanson Boulevard, access to Hanson from 138 Lane will likely be eliminated and
from 140' Lane, a median will be extended to limit access to right in/right out. The
intent being to limit uncontrolled access points to the county road and focus traffic to
139 Lane where there will be a stop light. He explained the goals of the County and
City regarding traffic access onto Hanson Boulevard.
Chairperson Daninger asked if they could have proposed six units per acre instead of
four. Mr. Bednarz stated this was true.
Mr. Jim Vandrick, 139 Avenue, asked how many units total there were. Mr. Hanson
stated there were 41. He asked when the signal light on 139` will be installed. Mr.
Bednarz stated at this point, Hanson Boulevard is a County Roadway and when Andover
Station North develops, there will be a signal light needed and could occur within the
next two to three years. Mr. Vandrick stated there could be a number of years that this
development will impact traffic until the light is installed. Mr. Bednarz stated there will
be more traffic but the residents will retain the ability to use the access points and will not
have the additional traffic down 139 until the improvements are done. Mr. Vandrick
asked if any of the trees will remain and if there will be any buffering between the
development and the park.
E
Regular Andover Planning and Zoning Commission Meeting
Minutes — July 8, 2003
Page 4
Mr. Hanson explained this is an association maintained project. As far as the number of •
bedrooms, the empty nesters typically want to have two bedrooms on one floor and a
bedroom on the lower level for company or visiting family. He showed on the map
where the walk out lots will be. He stated their plan is to keep all of the natural trees that
they can for a barrier along Hanson Boulevard and they will need to build up a berm and
add trees for barriers in other areas. Wherever they can save trees, they will do it.
Construction will not happen until 2004, although grading may start this fall. They hope
to have a model in the fall of 2004 and the build out will happen over a couple of years
and may not be finished until 2007 which could coincide with the stop light at 139''. He
explained the Villas of Mississippi is on 105''/West River Road for anyone who would
like to see a comparable development.
Ms. Bartells stated this was a great concern to them because they live where the walkouts
are going to be and she wanted to know if Mr. Hanson was planning on putting a berm in
between them and the development because the walkouts face their deck.
Mr. Daniel Webber, 1556 140'' Lane, stated he backs up against the development. He
stated he does not have a problem with the development but he does have a 9roblem with
Eagle Street being a through street. He stated there is enough traffic on 140 already and
he has two kids and is concerned about it. He asked what the buffer will be to his
property and what will they do to control the dirt and dust from entering his property.
Ms. Kathy Nyland, 140' Lane, stated she thought the development going back five lots
was in error, the park land border is on lot four rather than lot five. Mr. Bednarz
explained the development does go back five lots and shares the fifth lot with the park.
He showed the area in discussion on the map.
Ms. Joyce Twistle, 1518 139'' Lane NW, stated she is president of the neighborhood
association which was instrumental in stopping the superette from coming in. She stated
she was pleased with the development and they support this project. She wanted to speak
against a cul -de -sac. She explained cut -de -sacs are difficult to provide fire service, police
service and plowing. She wanted to express for the record that she supports Eagle Street
as a through street.
Ms. Twistle stated her concern is with the traffic in the area already because it is difficult
right now to get off of 139' onto Hanson. She asked consideration of the Planning
Commission to put an all way stop sign, north and south, on Hanson and also on 139''
until the stop light is put in. This will at least allow current residents to come and go.
She would also like to address the fact that empty nesters will not be traveling at the same
time as school buses or rush hour. She wanted to thank Hanson Builders on behalf of the
residents on 139 Lane.
Mr. Hanson explained due to the fact there is no house on the corner lot, their section
actually comes over 3 '/z lots. He wanted to explain that they are not trying to create
more traffic on 140' Lane and he did not think there would be any additional traffic .
Regular Andover Planning and Zoning Commission Meeting
Minutes — July 8, 2003
Page 5
• going back into the existing development and this does not dump any additional traffic
into the existing development, it will bring the traffic out onto Hanson Boulevard.
Mr. Hanson explained they will be using silt fences to lower the dirt and debris blowing
but it will not stop everything. He stated they are working with staff on the issue of
traffic. If the traffic lights do come in, they will be contributing some funds to installing
the lights.
Mr. Hanson explained they will install spruce trees along the property line to give a break
between the properties in the two developments.
Mr. Nyland asked if they would consider berming in areas. Mr. Hanson stated he would.
Mr. Nyland wanted to know how far off the property line the corner unit is. Mr. Hanson
stated the distance back on that unit appears to be about 33 feet. Mr. Hanson stated the
standard side setback is ten feet.
Commissioner Greenwald stated the concern is the traffic from 140'' Lane will need to go
down Eagle Street to access 139''. He wondered if Mr. Hanson was concerned with the
traffic going down Eagle Street. Mr. Hanson stated the reality is there needs to be some
way to get out of the development when the restrictions are put in place.
Commissioner Greenwald asked if the houses will be priced for empty nesters or if
anyone could purchase the homes. Mr. Hanson stated there is no age restriction but he
believed most of the houses would be sold to people without children.
Mr. Tony Brozeck, 140' Lane stated he has listened to everyone's concerns and they
have to accept something that they can live with. He stated a commercial building is not
the answer and this will disperse the traffic better than a commercial business. As a
resident of the development, he likes what he sees and he does not see any better option.
Mr. Dan Beyers, 1423 138'' Avenue, stated he is for the development for a couple
reasons. It is zoned now for commercial use and he does not think anyone in the
development wants this. He stated they need to find an option for the two parcels and he
is in favor of putting in some sort of single family homes. He explained the second issue
is Eagle Street coming down to 139''' He did not think it is ideal to be funneled up to
139'' Lane but it is a solution.
Mr. Berkowitz explained regarding the four way stop on 138'' and Hanson, it is
something they can entertain to the County but more likely, because Hanson is a free
flowing road, they probably would not allow the City to put in a three way stop in those
areas. He explained the traffic signal is dependant on development of Andover Station
North. This development could be phased in a year or two or all at once.
A question from the audience was if they were going to screen the park from the
development. Mr. Hanson stated they wanted the openness so they will not screen this.
Regular Andover Planning and Zoning Commission Meeting
Minutes —July 8, 2003
Page 6
•
Motion by Gamache, seconded by Kirchoff, to close the public hearing at 8:15 p.m.
Motion carried on a 7 -ayes, 0 -nays, 0- absent vote.
Commissioner Jasper stated it seemed that there was a concern with the proximity of
Eagle Street to Hanson Boulevard and whether that leaves enough room on 140 and
139 for traffic to funnel out of the development to the proposed new stop light because
it is only a seventy foot or sixty foot section of road between Eagle and Hanson on 139
.
Mr. Bednarz explained 139 Lane is approximately 200 feet to Hanson from 140 Lane
and Eagle Street between paved surfaces. The dimension on the plan that says 135 feet
will be the horizontal line and does not include the distance that is consumed in the
curves at the edges of the lot. He explained they also have the distance of right -of -way
on Hanson. Commissioner Jasper asked if this was a deviation from what would have
normally been. Mr. Bednarz stated that all of the access points for Eagle Street are short
of the three hundred and thirty feet spacing requirement that typically is required adjacent
to arterial roads.
Commissioner Jasper asked if the two hundred foot measurement will bottleneck traffic.
Commissioner Greenwald stated some of the people from the development will find
alternate ways to get out and they will not all use 139 Mr. Bednarz stated they cannot
assume the entire development will exit on 139 to Hanson. He explained the goal is to
reduce the number of access points onto Hanson. •
Commissioner Kirchoff stated this type of development is helping the City and the issues
they have in this development. He stated he commends Hanson Builders for putting this
type of development in.
Chairperson Daninger stated there were some issues in the staff report that he wanted to
bring forward so Hanson Builders was aware of them.
Mr. Bednarz discussed the following issues:
Working with the Anoka County Highway department, the adjacent property
owner and the applicant to determine the best location for the access to 140 Lane
NW and the curve in this street to allow additional space between the existing
home and the proposed street for berming and landscaping.
Increasing the north side yard setback of the structure on Lot 12, Block 1 to save
existing mature evergreen trees at this location to provide an excellent buffer for
the existing neighborhood.
3. Working with the Anoka County Highway Department and the applicant to
determine the appropriate amount of additional right -of way for 139 Lane NW.
•
Regular Andover Planning and Zoning Commission Meeting
Minutes — July 8, 2003
Page 7
• 4. Increasing the corner side yard setback of the structure on Lot 1, Block 3. The
distance between the structure and 139 Lane could decrease as much as 12 feet
with the addition of turn lanes.
5. Evaluating landscaping and screening approaches for areas adjacent to existing
homes, along Hanson Boulevard and adjacent to corner lots in the proposed
development.
6. Working with the PCA to ensure appropriate location of enclosed buildings.
He stated there were two additional issues he wanted to add. The first was to explore the
potential to flatten curves on Eagle Street. The other issue was the potential for whether
or not parking should be permitted on Eagle Street. As proposed, the street would meet
the City's local street requirements, which would allow parking on both sides of the
street.
Commissioner Greenwald stated he did not think the City could stop the residents from
parking in the street. He also stated he did not think they should straighten out the curves
because it slows traffic down. Commissioner Gamache stated he could see the concern
with this.
Chairperson Daninger stated they could post parking signs at designated times.
• Commissioner Jasper stated he lives on a feeder street where people drive too fast and he
would welcome cars parked on the street to slow the traffic down.
Commissioner Vatne asked if there will be a final neighborhood meeting before this
development is built. Mr. Bednarz explained the public hearing is held by the Planning
Commission for the residents to express their feelings. The sketch plan will also be
reviewed by the City Council before the plat is submitted and the same process begins
again.
Mr. Bednarz stated that this item would be before. the Council at the August 5, 2003 City
Council meeting.
Note: Staff will send a notice to reflect the meeting date was changed to August 6
HEARING: COMPREHENSIVE PLANAMENDMENT (03 -04) TO
�TUE TRANSPOR TA TION PLAN UPDATE TO THE CITY'S
Mr. Berkowitz explained the City has been on the Transportation Plan Update to
the Comprehensive Plan for about one year.
Mr. Shelly Johnson, BRA and Associates, presented the Transportation Plan
the Commission.
F • I A
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1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755 -5100
FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US
TO
FROM:
Planning and Zoning Commissioners
Courtney Bednarz, City Plann*
SUBJECT: PUBLIC HEARING: Residential Sketch Plan for townhouse development
proposed by Kodiak Homes for property located at the northeast corner of 141
Lane NW and Crosstown Boulevard NW.
DATE: September 23, 2003
INTRODUCTION
The Planning Commission is asked to review a sketch plan for a housing development containing
16 twinhome units.
Review Criteria
City Code 11 -2 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
1. The proposed site is designated Urban Residential Low Density in the Comprehensive
Plan which carries a maximum density of four units per acre. The proposed housing
development would have a density of 4 units per acre.
2. The property is currently zoned Single Family Urban Residential (R -4) which carries a
minimum lot width of 80 feet and a minimum lot size of 11,400 square feet. The
proposed project would require Planned Unit Development Review to reduce the lot sizes
and setbacks from the typical R -4 standards.
3. The property is located inside the Metropolitan Urban Service Area (MUSA). Municipal
sewer and water are available to serve the property.
Previous Sketch Plans
This site was the subject of an extensive review process last year. The neighborhood and City
Council were not in favor of a medium density residential development (up to 6 units per acre).
The City Council indicated that the Urban Residential Low Density (URL) land use designation
would remain on the property and a maximum of four units per acre would be allowed on this
property.
Access
The current sketch plan proposes a through street with a standard 60 foot right -of -way width and
standard street width of 33 feet. The new intersection with 142 Avenue would align with
existing 142 Lane NW. The intersection with 141 Lane NW would be across from an
existing residential property.
Site Design
The proposed twinhomes would face the interior street. Rear yards would face Crosstown
Boulevard NW and the adjoining single family development to the east. Screening and buffering
will be necessary using a combination of berming and plantings. An attached table compares the
proposal with other attached townhouse developments in Andover.
The smallest lot (Lot 8, Block 2) is a corner lot. This situation is caused by curving the proposed
street to align with 142 Lane NW to the north. As a result, there is limited space to locate this
style unit and to provide adequate side and rear yard setbacks.
The 30 foot front yard setback will result in a distance of approximately 43.5 feet berween the
front of the units and the curb of the street. This is more space than is needed. Staff advocates
moving the structures closer to the street to allow additional rear yard space. A front yard
setback of 20 to 25 feet is plenty when considering there will be an additional 13.5 feet of
boulevard before reaching the curb of the street. This will allow additional useable space that
would otherwise be used to screen the rear yards.
Unit Style
The applicant will describe the proposed twinhomes at the meeting.
Landscaping
In addition to screening from Crosstown Boulevard and adjoining residential properties, the
landscaping plan should contain a mix of ornamental and overstory deciduous trees as well as
planting beds in the front yard and around the base of the structures.
Homeowners Association •
As a part of planned unit development review, a homeowners association will be required to be
created to maintain all landscaped areas and building exteriors. In this way, long -term
maintenance of the project will be protected.
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.
ACTION REQUESTED
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.
Attachments
Location Map
Sketch Plan (Full size in Packet)
W submitted,
8512 124 Lane Champlin, MN 55316
Residential Sketch Plan
Northeast Corner of 141 st Lane NW and Crosstown Boulevard
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Project Location Map Andover ° Planning
SKETCH PLAN
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