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HomeMy WebLinkAbout02/24/04C I T Y O F ND OVE 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US Andover Planning and Zoning Commission Meeting Agenda February 24, 2004 Andover City Hall Council Chambers 7.00 p.m. 1. Call to Order 2. Approval of Minutes — January 27, 2004 3. PUBLIC HEARING: Rezoning (04 -05) to change the zoning from Single Family Rural Residential (R -1) to Single Family Urban Residential (R -4) for property located at 1422 161" Avenue NW. 4. PUBLIC HEARING: Preliminary Plat of Oakview Park 2 nd Addition, a Single Family Urban Residential development located at 1422 161 Avenue NW. 5. PUBLIC HEARING: Conditional Use Permit (04 -02) for drive through and variance to parking setbacks at proposed CVS pharmacy /convenience store at 3631 Bunker Lake Boulevard NW. 6. Other Business 7. Adjournment • C I T Y O F NDOVE 19k 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 Planner SUBJECT: Item 2. Approval of Minutes - January 27, 2004 DATE: February 24, 2004 Request The Planning and Zoning Commission is asked to approve the minutes from the January 27, 2004 meeting. 11 • A C I T Y 0 F NDOVEA 0 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US PLANNINGAND ZONING COMMISSIONMEETING — JANUARY27, 2004 • 0 The Regular Bi- Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on January 27, 2004, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota Commissioners present: Commissioners absent: Also present: APPROVAL OF MINUTES January 13, 2004 Chairperson Daninger, Commissioners Tim Kirchoff, Tony Gamache, Rex Greenwald, Dean Vatne, Jonathan Jasper and Michael Casey. There were none. City Planner, Courtney Bednarz Associate Planner, Andy Cross Others Motion by Gamache, seconded by Casey, to approve the minutes as presented. Motion carried on a 6 -ayes, 0 -nays, 1- present (Greenwald), 0- absent vote. BOULEVARD NW. PUBLIC HEARING: REZONING (03 -09) TO CHANGE THE ZONING FROM SINGLE FAMILYRURAL RESIDENTIAL (R -1) TO SINGLE FAMILY URBAN RESIDENTL4L (R-4) FOR PROPERTYLOCATED AT 1021 CROSSTOWN Mr. Bednarz explained the Planning Commission is asked to review the proposed rezoning to allow the Sophie's Manor project to move forward. The proposed plat is consistent with the Comprehensive Plan as the property is designated Transitional Residential (TR). This designation indicates that the property will transition from rural to urban with the extension of utilities to the property. The property is located in the Metropolitan Urban Service Area (MUSA) and lies within the current growth stage (2000 -2005) in the City's Sewer Expansion Plan. Regular Andover Planning and Zoning Commission Meeting Minutes — January 27, 2004 Page 2 The times and conditions have changed due to the fact that properties to the north and west have developed at urban densities and municipal utilities are now available to serve the subject property. Staff recommends approval of the proposed rezoning. Mr. Bednarz discussed items 3 and 4 with the Planning Commission. Motion by Greenwald, seconded by Casey, to open the public hearing at 7:27 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Public input is discussed in the next item. Motion by Gamache, seconded by Casey, to close the public hearing at 7:45 p.m. Motion carved on a 7 -ayes, 0 -nays, 0- absent vote. Motion by Greenwald seconded by Gamache, to recommend to the City Council approval of the rezoning request based on the fact that times and conditions have changed. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the February 17, 2004 City Council meeting. PUBLIC HEARING: PRELIMINARY PLAT OF SOPHIE'S MANOR, A SINGLE • FAMILY URBAN RESIDENTIAL DEVELOPMENT LOCATED AT 1021 CR OSSTO WN B 0 ULE VARD NW. Mr. Bednarz explained the Planning Commission is asked to review a preliminary plat of 46 urban lots on approximately 34 acres. Mr. Bednarz discussed the staff report with the Commission. Mr. Bednarz stated staff is recommending a temporary access onto Crosstown Boulevard. He stated they received comments from the County Highway Department and they are not in favor of a new access to Crosstown Boulevard. He stated the city staff will continue to discuss this with the County. Mr. Bednarz stated there are also a couple of outlots on the plat and staff is asking that one be combined with adjacent property and the other be preserved for future development. Mr. Bednarz stated there were two other items. One being an existing row of evergreen trees along Crosstown Boulevard. The City requires an extra ten feet of lot depth for screening from the roadways. There is an opportunity to save the existing row of trees. The �ast item is that Lot 1, Block 1 has a lot depth slip y less than the required one hundred and thirty feet, due in part to location of 155 Avenue right -of -way and the Regular Andover Planning and Zoning Commission Meeting Minutes —January 27, 2004 Page 3 • south property line of the development. If Lot 1, Block 1 is to be developed, it will need a variance to lot depth. Mr. Bednarz stated if a permanent or temporary access would not be a condition of approval as part of this plat then staff would not recommend this being approved because it would be a conflict with the city's transportation plan. Commissioner Kirchoff asked what the property, not part of this proposal is zoned right now. W. Bednarz stated it was zoned R -1. Mr. Bednarz summarized the letter from the County Highway Department with the Commission. Commissioner Gamache stated the letter from the County stated lots 5, 6, 7, 8 & 9 in block 3, wouldn't this access be too close to the Railroad tracks. W. Bednarz stated one of the things in the County letter is the distance for people to respond to something that is happening on the road in time from the rail road track and they are calling that out as five hundred feet and lot 5 would be about 660 feet and should be adequate distance there and there would also be about a quarter mile between that access and Avocet Street over to the south and west. • Commissioner Greenwald asked what temporary meant in a situation like that. Mr. Bednarz stated it would remain until another access would be developed. Commissioner Gamache asked what would become of the temporary access. Mr. Bednarz stated the street could be removed and the street easement would be vacated and they could recover a lot. Commissioner Greenwald stated if they looked at the project location map, it was pretty obvious that the City was thinking those two roads would connect and that there would be some kind of access other than Avocet. Mr. Bednarz agreed. Commissioner Kirchoff asked if they have talked about closing Avocet because it is not up to the design they would need for access. Mr. Bednarz stated he would not characterize that it is under designed for what it is intended for because it was designed for local street access. He stated they will need multiple connections that serve the south end of the development. Commissioner Greenwald asked once the property next to this is developed, will the temporary road be closed. Mr. Bednarz stated they could put a condition on this property that this would have to occur. Commissioner Jasper asked why they should build a temporary road when they could move the road west and make it a permanent road, why wait for the possibility of the piece to the south to develop later. Mr. Bednarz stated it is something they could look at but where they move it to is an important consideration. He showed on the map the location of an existing house and a wetland on the south side of Crosstown Blvd. Regular Andover Planning and Zoning Commission Meeting Minutes — January 27, 2004 Page 4 Commissioner Jasper stated this is a collector road and all of the lots will have driveways • facing the road and wondered if this was contrary to the development standards. Mr. Bednarz stated there would need to be a variance to allow lots to front on a collector street. Commissioner Jasper stated Wintergreen as proposed on the plat, if it went south to the area that is not part of this development, would it require the removal of the existing structure and garage on the other property. Mr. Bednarz stated the garage would not meet the setback requirements but the house would. Commissioner Kirchoff stated looking at Wintergreen; he wondered why it was proposed to come up to Crosstown but not at a right angle, is it because of the house. Mr. Mike Quigley, representing the development company, stated the road was designed specifically for the spot to correspond with the property directly to the south. The County is not recommending any access to Crosstown. He stated a temporary road is costly and the County is not in favor of this and they have designed this plat at the request of staff to save the trees along Crosstown because there are large mature pine trees there and the drainage is designed to keep all of the trees. He stated all the trees on lot 5 will need to be clear cut and most of the trees on lots 4 and 6 would need to be removed for site lines if the temporary road were installed. Motion by Greenwald, seconded by Gamache, to open the public hearing at 7:27 p.m. • Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Ms. Linda Price, 15661 Yellow Pine, stated her property is adjacent to the proposed zoning change and she had two concerns. The first was if there was an access street from Crosstown into the section, which would make their subdivision a thru street for people trying to beat the train. Once the street is put in, people will try to cut through if they see the train. She foresees people using this as a thru street. Her second concern is having houses built on railroad tracks and how this will affect the market value. Mr. Bednarz explained the transportation plan to the residents. Mr. Doug Box, 15675 Yellow Pine, stated his backyard backs up to the wetlands. His concern is if they are planning on filling in a substantial amount of wetlands, he is concerned with his backyard flooding. He has fears that if they fill in any part of the wetlands, it will raise the water level and flood his property. Mr. Bednarz stated his lot was designed to accommodate two one hundred year floods and he did not see there being a problem with flooding. He stated it would not be uncommon for water to back up into the yard where there is a drainage and utility easement on the back part of his yard. Mr. Box stated his concern is within the last hundred years, the wetland has not been filled in. Mr. Quigley stated along the lots that shows some fill, there is minimal amount of fill. Behind the lots will be a substantial storm water pond for the water to go to. Mr. Pear Mulberg, 244 173' Avenue NW, asked what is the process that would happen from here on that would determine what the County will allow. Chairperson Daninger Regular Andover Planning and Zoning Commission Meeting Minutes —January 27, 2004 Page 5 • stated they take recommendations from the County as well as trying to work with the County and they look at the plat as a whole and try to look at angles and speeds of the street and how it benefits everyone. Commissioner Jasper asked what happens if the Commission recommends the temporary access and the County does not want it. Mr. Bednarz stated the City has plat authority, the County has the ability to review the plats and comment but the City has the ability to approve the plat. Mr. Joe LeGuard, asked what Mr. Bednarz meant by routing traffic around the rail road tracks. Mr. Bednarz stated if there is an access to Crosstown Boulevard as part of this development, the local transportation network is improved. Motion by Gamache, seconded by Casey, to close the public hearing at 7:45 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Commissioner Casey asked if the property owner where the proposed Wintergreen would go through was at the meeting. Mr. Bednarz stated the owner is in Florida for the winter and he did speak to him last week. He stated the property is for sale but they were not able to come to terms with the developer. Chairperson Daninger asked what the homes values will be. Mr. Quigley stated the value • of the homes will be equivalent to the homes in the area. Mr. Quigley showed on the map where the pond will be in the development and stated it was designed to back two hundred year events and will be dry most of the time. Commissioner Greenwald stated he would not be in favor of this if they had to put in a temporary road because he does not want to see all the trees destroyed. Commissioner Gamache agreed and stated if the property next to this is for sale, he suggested the developer come to terms with the property owner and purchase the property and make the permanent connection. Commissioner Greenwald stated that under the conditions of this preliminary plat, he would not vote for it right now until he had further explanation on how they are going to do that connection to Crosstown. He stated that there is no question that people north of there will be using that in coming out onto Crosstown. Chairperson Daainger stated the County is recommending no access. Commissioner Kirchoff stated he could understand their reasons for not wanting access but this is an area they have identified that will want a collector street and the street needs to continue past Crosstown and the County does not have any plans at the present time to upgrade Crosstown. He would hate to see a temporary go in and he thought they could make a deal with the proposed connection on Wintergreen. He stated he supported a connection • to Crosstown but he did not want a temporary street. Regular Andover Planning and Zoning Commission Meeting Minutes — January 27, 2004 Page 6 Commissioner Greenwald stated they need to have a detailed comprehensive plan that is • well thought out so they do not get into this situation. Discussion ensued in regards to the proposed temporary road connection. Chairperson Daninger asked how everyone felt about driveways on collector streets. Commissioner Gamache stated there is nothing they could do unless they do not develop the land. Commissioner Kirchoff stated he did not think it was too severe to put driveways on this arterial street. He stated they have had to do this on a few developments when no other options exist. Commissioner Casey stated they are only stuck with two options. Either give up lot five as a permanent and cutting out the trees or going to the other piece of property probably at a higher price. He stated they have to have access to Crosstown. Commissioner Jasper stated if this is redone, it seems that the road could on the northern part of this development, be run along the wetland edge with cul-de -sac's off and get nearly as many lots if they put the road along the wetland edge and put cul -de -sac's off to the west but they will still have on the south side of this ten or twelve lots that have to front the collector street so it does not solve the collector street problem. Commissioner Greenwald thought they should all agree there should be an access but he • needs a more definitive information and he would like to either table this or deny this. He would be more prone to table this until they could get more information. Chairperson Daninger stated they did not have enough information to approve this but he wondered if they should table this or deny it. He thought they should move this forward to the City Council with a recommendation because the only things they have problems with are the road going through and the street as a collector. Commissioner Jasper stated if Wintergreen is not put where the developer wants it, the land will be landlocked. That creates a problem for the owner at 1155 and complicates this. Commissioner Greenwald stated they could make a motion for approval with the condition for access onto Crosstown Boulevard or they could make a motion to not approve it until there is more information because he would like more of a straight answer as to where the road will be. Commissioner Vatne stated his vote will be to deny because he thinks that getting this straightened out where the road will be is too significant to have in front of them and to approve with a condition. He thought it needed to be ironed out first. • Regular Andover Planning and Zoning Commission Meeting Minutes —January 27, 2004 Page 7 • Motion by Gamache, seconded by Greenwald, to recommend to the City Council denial of the preliminary plat because of the unknown of the access or continuation of the feeder street. Motion carved on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the February 17, 2004 City Council meeting. Commissioner Greenwald left the meeting at 8:10 p.m. PUBLIC HEARING: RESIDENTIAL SKETCH PLAN FOR A SINGLE FAMILY RESIDENTIAL DEVELOPMENT LOCATED AT 13309 JAYSTREET NW. Mr. Cross explained the Planning Commission is asked to review a sketch plan for a 44ot residential subdivision. Mr. Cross discussed the information with the Commission. Commissioner Gamache asked where the driveway is. Mr. Cross stated it extends out onto Jay Street. He stated there would have to be a variance for every property that would have a driveway out onto 133` Commissioner Gamache asked why the one lot • needed to be widened out to one hundred feet. Mr. Cross stated because the ninety foot width on corner lots applies only to corner lots that back into one another and this one would not do that to the north of it. Commissioner Jasper thought only two of the lots were fronting on 133` Mr. Cross stated the applicant indicated that this would be the minimum. Mr. Ernest Rousseau stated currently his driveway fronted onto Jay Street so they could leave the existing driveway in and cover the front two lots with the existing driveway. He stated this would allow only two driveways onto 133` Mr. Rousseau stated it would be a shared driveway. Mr. Bednarz stated staff would not advise that situation. Mr. Rousseau stated they would like to seek a variance to put four driveways onto 133 Commissioner Vatne stated on the revised engineering sketch plan, there was a proposal to get by the driveways out to the collector street and treat it with a driveway that runs along the northern section where the homes would have driveway access off of that. He thought it was compared to one of the recent developments off of County Road 9, City View Farms. Mr. Cross stated the Engineering Department offered that as a suggestion to help the project go through as a way to work around the problem of access to 133rd, it was done successfully in City View Farms so Engineering brought this forward as a suggestion. Commissioner Kirchoff asked if this would be a private street. Mr. Cross stated it would. • Regular Andover Planning and Zoning Commission Meeting Minutes — January 27, 2004 Page 8 Commissioner Jasper stated City View Farms was a development with an association that • takes care of the private road, was this the intention of this development. Mr. Cross stated it was intended to make four single family lots. Commissioner Kirchoff asked if there was a turn around on each lot. Commissioner Jasper stated it was proposed to make the driveways "J" shaped to allow residents to drive out onto 133 instead of backing out. Mr. Rousseau stated this was correct. Commissioner Gamache stated he read that the City of Coon Rapids would have to deed some land to the owner in order to put accesses onto 133 Mr. Rousseau stated the City of Coon Rapids indicated they would transfer the property to him but they would not do it if the driveways are not approved onto 133 Mr. Cross stated in speaking with the Coon Rapids City Engineer, he indicated the city would convey the land contingent on Andover giving this the thumbs up to this sub - division. Motion by Gamache, seconded by Kirchoff, to open the public hearing at 8:22 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent vote. Mr. Tim Miller, 1765 132 Lane, Coon Rapids, stated they back up to th 7roposed changes. He stated to their east there is a home with a driveway onto 133 , the same with the house to the west. He would propose they drive by the lot because he does not see the room and he is opposed to the entire process. He stated there are mature pines on • the property that deserve to stay. Mr. Ben Healy, 13344 This Street, stated he lives behind the proposed property development and he could see one lot but he did not understand how they could get four lots out of the property. He showed the area on the map. Motion by Gamache, seconded by Casey, to close the public hearing at 8:31 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent vote. Commissioner Gamache stated this is zoned R-4 already and the applicant has the right to do what he wants on this as long as it falls in the zoning. He stated he does not have a problem with this at all. Commissioner Kirchoff suggested they put in tum- around's if possible. Commissioner Vatne stated the lot size is straight forward, his biggest concern is the collector street. He thinks the spirit of the ordinance is to keep safety and not have a busy access onto busy streets. His last concern was there were comments they needed to have a grading plan to preserve as much of the trees as possible and he agreed. Commissioner Kirchoff asked if there were already four sewer stubs into the property. The applicant stated there was not. • Regular Andover Planning and Zoning Commission Meeting Minutes — January 27, 2004 Page 9 • Commissioner Jasper stated he agreed with the residents of Coon Rapids about it makes more sense to do two lots because the house is angled at such a way that the front of the house will be at the back of the other lot. He understands why the street cannot be put to the north edge because you cannot get the setback to do that and leave the house which makes it financially unfeasible. He would encourage the applicant to consider doing this as a two or three lot split, leaving the applicants access onto Jay Street and doing the other lots to the east. It seems like it is too much for the space. Commissioner Casey stated they all meet the requirements but he would like to see all four accesses onto 133 Commissioners Kirchoff and Gamache concurred. Chairperson Daninger stated he is not comfortable with all the houses having driveways onto 133 and he thought there could be other ways. Commissioners Vatne and Jasper agreed. Chairperson Daninger stated there are some concerns that were brought up and the applicant should take those into consideration for the City Council meeting. Commissioner Jasper asked if would be possible for the applicant to sit down with staff about the possibility of doing the road on the north side with the idea of getting a variance so he would not have to destroy his house and this would eliminate the • driveways onto 133 Mr. Bednarz stated that this item would be before the Council at the February 17, 2004 City Council meeting. PUBLICHEARING: CONDITIONAL USE PERMIT (04 -02) FOR DRIVE THRO UGH AND VARIANCE TO PARKING SETBACKS AT PROPOSED CVS PHARMACY /CONVENIENCE STORE AT 3631 BUNKER LAKE BOULEVARD NW. Mr. Bednarz explained this item has been postponed to allow the applicant more time to revise the site plan to possibly eliminate the need for a variance to parking setbacks. Notification has been mailed to surrounding residents within 350 -feet of the property. The proposed project will be located on the northwest corner of Bunker Lake Boulevard and Round Lake Boulevard on the site currently occupied by Super America. OTHER BUSINESS. Mr. Bednarz updated the Planning Commission on related items. Regular Andover Planning and Zoning Commission Meeting Minutes — January 27, 2004 Page 10 Mr. Bednarz mentioned that he had a couple of reports for the Planning Commission • regarding cul -de -sacs and dealing with improvements to County Roads as part of the platting process. - - -- Commissioner Kirchoff thought they should have some discussion regarding driveways on collector streets. Mr. Bednarz stated they could discuss this. ADJOURNMENT. Motion by Gamache, seconded by Kirchoff, to adjourn the meeting at 8:45 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent vote. Respectfully Submitted, Sue Osbeck, Recording Secretary Timesaver Off Site Secretarial, Inc. • n \_J 0 , - NDOVE 19k am • 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 CC: Courtney Bednarz, City Plann* FROM: Jon Sevald, Planning InterrfJ7 SUBJECT: PUBLIC HEARING: Rezoning (04 -05) to change the zoning from Single Family Rural Residential (R -1) to Single Family Urban Residential (R -4) for property located at 1422 161 Avenue NW. DATE: February 24, 2004 INTRODUCTION The Planning Commission is asked to review the proposed rezoning to allow the Oakview Park 2 nd Addition preliminary plat to move forward. DISCUSSION As with all rezonings, in order to 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 proposed plat is consistent with the Comprehensive Plan as the property is designated Transitional Residential (TR). This designation indicates that the property will transition from rural to urban with the extension or utilities to the property. The property is located in the Metropolitan Urban Services area (MUSA) and lies within the current growth stage (200 -2005) in the City's Sewer Staging Plan. Staff Recommendation The times and conditions have changed due to the fact that thee surrounding properties have developed at urban densities and municipal utilities are now available to serve the subject property. Staff recommends approval of the proposed rezoning. Attachments City Code Amendment Location Map espectfullG submitted, Jon Seval 0 CC: Mike Quigley, Emmerich Development Corporation 1875 Station Parkway, Andover, MN 55304 AMENDING CITY CODE TITLE 12 -3 -5 ZONING DISTRICT MAP TO CHANGE THE ZONING DESIGNATION FROM SINGLE FAMILY RURAL RESIDENTIAL (R -1) 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 R -1, Single Family Rural Residential to R-4, Single Family Urban Residential on approximately 2.5 acres (PID 14- 32 -24 -32 -0009) legally described as: The North 463 feet of the East 270 feet of the Northwest Quarter of the Southwest Quarter of Section 14, Township 32, Range 24, Anoka County, Minnesota as measured at right angles to the North and East lines thereof except Parcel No. 60 of Anoka County Highway Right -of -Way Plat No. 20 2. The times and conditions have changed due to the fact that the surrounding properties have developed at urban densities and municipal utilities are now available to serve the subject property. 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 March 2004. CITY OF ANDOVER ATTEST: Michael R. Gamache, Mayor Victoria Volk, City Clerk • CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA • CITY CODE 12 -3 -5 AMENDING CITY CODE TITLE 12 -3 -5 ZONING DISTRICT MAP TO CHANGE THE ZONING DESIGNATION FROM SINGLE FAMILY RURAL RESIDENTIAL (R -1) 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 R -1, Single Family Rural Residential to R-4, Single Family Urban Residential on approximately 2.5 acres (PID 14- 32 -24 -32 -0009) legally described as: The North 463 feet of the East 270 feet of the Northwest Quarter of the Southwest Quarter of Section 14, Township 32, Range 24, Anoka County, Minnesota as measured at right angles to the North and East lines thereof except Parcel No. 60 of Anoka County Highway Right -of -Way Plat No. 20 2. The times and conditions have changed due to the fact that the surrounding properties have developed at urban densities and municipal utilities are now available to serve the subject property. 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 March 2004. CITY OF ANDOVER ATTEST: Michael R. Gamache, Mayor Victoria Volk, City Clerk • Oakview Park 2 "d Addition 1422161 Ave. NW iCT a_ WE 1 01 Mal luml m mml MM I'M em ft:l ITI nu 9 1 4 • 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 CC: Courtney Bednarz, City Plann* FROM: Jon Sevald, Planning Intern 7 SUBJECT: PUBLIC HEARING: Preliminary Plat of Oakview Park 2 nd Addition, a Single Family Urban Residential development located at 1422 161 Ave. NW DATE: February 24, 2004 INTRODUCTION The Planning and Zoning Commission is asked to review the preliminary plat for Oakview Park 2" Addition, a four lot urban subdivision. The applicant has proposed to subdivide the existing 2.5 -acre rural residential lot into four urban residential lots. The existing home will remain on what will become Lot 2. DISCUSSION Review Process City Code Title 11 -3 outlines the requirements for preliminary plat review. The Planning Commission is asked to review the proposal for conformity with the Comprehensive Plan, the requirements of the City is and to ensure the proposal makes the best use of the land. The proposed plat is consistent with the Comprehensive Plan as the property is designated Transitional Residential (TR). This designation indicates that the property will transition from rural to urban with the extension of utilities to the property. The property is located in the Metropolitan Urban Services area (MUSA) and lies within the current growth stage (2000 -2005) in the City's Sewer Expansion Plan. Municipal utilities can be extended to serve the development. A rezoning to Single Family Urban residential (R -4) will also need to be approved. City Code 11- 3 -2(3) Street Plan The existing driveway accessing 161' Avenue NW will be moved to Crane Street NW. All lots will have driveways accessing onto the existing Crane Street NW. City Code 11 -3 -4 Easements In addition to the typical easements around the perimeter of each lot, there will be a drainage &. utility easement for a wetland in the rear yards of Lots 3 and 4. City Code 11 -3 -6 Lots The lot sizes exceed the R -4, Single Family Urban Residential Zoning District requirements provided in the Minimum District Provisions. • R.4 Rea. Lot 1 Lot 2 Lot 3 Lot 4 Lot Area 11,400 27,000 33,210 24,300 24,300 Lot Width (at fron and setback 80 100 123 90 90 Lot Depth (avg) 130 270 270 270 270 City Code II -3 -7 Parks, Park Dedication The Park and Recreation Commission recommended that park dedication and trail fees be collected for three lots in the proposed development. • Grading Drainage and Erosion Control Plan The Grading, Drainage & Erosion Control plan has been reviewed by the City Engineer and the Coon Creek Watershed District. Attached are staff s and the watershed's review comments. Sewer and water is available through the adjacent development. The existing septic system for Lot 2 will need to be removed. This has been included as a condition in the resolution. Tree Preservation The existing grove of trees located in the rear yards of Lots 1 and 2 will be preserved. Several trees located on the SE corner of Crane Street NW and 161 Avenue NW will need to be removed. These trees are located within the County right -of -way and interfere with the sight- corner. Removal of Structures All existing structures on lots 1, 3, and 4 will need to be removed. This includes a garage, shed, planters, and a rock pond. Coordination with other Agencies The developer 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. 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 Staff Recommendation Staff recommends approval of the proposed preliminary plat with the conditions included in the attached resolution. Attachments Resolution Location Map ARC Comments Preliminary Plat Photographs ACTION REQUESTED The Planning Commission is asked to recommend approval of the proposed preliminary plat. espectfully submitted, dvpi ae Jon Seval CC: Mike Quigley, Emmerich Development Corporation 1875 Station Parkway Andover, MN 55304 Timberlane Homes 14050 Lincoln St. NE, Suite 100, Ham Lake, MN 55301 CITY OF ANDOVER COUNTY OF ANOKA • STATE OF MINNESOTA RES. NO R -04 A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "OAKVIEW PARK SECOND ADDITION" FOR EMMERICH DEVELOPMNET CORPORATION ON PROPERTY LOCATED IN SECTION 14, TOWNSHIP 32 RANGE 24 (PID 14- 32 -24 -32 -0009) LEGALLY DESCRIBED AS: That part of the Northwest Quarter of the Southwest Quarter of Section 14, Township 32, Range 24, described as follows: Commencing at the North 463 feet of the East 270 feet of the Northwest Quarter of the Southwest Quarter of Section 14, Township 32, Range 24, Anoka County, Minnesota as measured at right angels to the North end East lines thereof excerpt Parcel No. 60 of Anoka County Highway Right -of -Way Plat No. 20. WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning Commission has conducted a public hearing on said plat; and WHEREAS, as a result of such public hearing, the Planning and Zoning Commission recommends to the City Council the approval of the plat. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees with the recommendation of the Planning and Zoning Commission and approves the preliminary plat with the following conditions: 1. The developer obtains all necessary permits from the Coon Creek Watershed District, DNR, Corps of Engineers, LGU, MPCA and any other agency that may be interested in the site. 2. The developer petition for city sewer and water. 3. The developer must remove all existing structures from Lots 1, 3 and 4. 4. Park dedication and trail fees for three lots shall be paid in compliance with the City Code at the rate in effect at the time that the plat is approved by the City Council. 5. Contingent upon compliance with all comments contained within Plat Review #I from ARC. 6. Contingent upon staff review and approval for compliance with City Code, policies and guidelines. 7. Such plat approval is contingent upon a development agreement acceptable to the City Attorney. A financial guarantee will be required as a part of this agreement to assure typical subdivision improvements will be completed. Adopted by the City Council of the City of Andover this _ day of March 2004. ATTEST: Victoria Volk, City Clerk CITY OF ANDOVER Michael R. Gamache, Mayor 9 Oakview Park 2 nd Addition 1422 161" Ave. NW a � uas 1m v nw e 1 0r I t le 0 0 uu mr ern • =.[[ lI l[• f f \!\ - u Rims 0r I t le 0 0 uu mr ern • =.[[ lI l[• f f \!\ - u p�+}tuaAR� �PLA� 42EVtc�'� t ARC C�ttEi -�T�a NDOVE Y O F 1685 CROSSTOWN BO LEVA D 23 N.W. A N D OVE R, I SOTA 5 a (763) 755 -5100 February 5, 2004 Mike Quigley Emmerich Development Corporation 1875 Commercial Boulevard NW Andover, MN 55304 Re: Oakview Park 2n Addition Preliminary Plat Review # 1 Dear Mr. Quigley: The following comments pertain to Preliminary Plat Review# 1 for the proposed single - family urban residential development. Additional comments may be forthcoming pending further review. Please also find enclosed a memorandum from the Engineering Department and TKDA. PLANNING DEPT. COMMENTS lat. 1. The rezoning application will be processed with the preliminary p 2. The Park & Recreation Commission will review the proposed plat on February 19, 2004. 3. Typical drainage & utility easements are needed on Lots 1-4. • 4. The setback from property lines that abut a County road is 40 -feet (Lot 0. 5. Please verify which improvements on Lots 3 and 4 will remain and which will be removed. 6. Please illustrate the relocated driveway on Lot 2 to assist the Planning Commission and City Council in understanding the proposal. 7. Please correct the scale bar on the plans. ENGINEERING DEPT. COMMENTS (See attached memos) NAB TURAL RESOURCES COMMENTS ecified on the Tree Protection Plan; see the attached 1. The type of tree protection needs to be sp sheet for details. BUILDING DEPT. COMRIENTS 1. The septic system for the existing house (Lot 2) must be removed. Please respond to all of the comments included above and in the attached memo from the Engineering Department in writing. If you should have any questions, please call the appropriate department at 755- 5100. Respectfully submitted, a070 Gwjk Jon Sevald • Planning Inter MEMORANDUM TO: Courtney Bednarz, City Planner COPIES TO: FROM: David Berkowitz`, Engineer & Todd Haas, Asst. City Engineer DATE:. January 29, 2004 REFERENCE: Oakview Park 2" Addition /Grading, Drainage & Erosion Control Plan/Review #1 1. A bikeway /walkway trail will ultimately be recommended along 161 Avenue NW. oil report (with recommendations) 2. Two copies of the sommendations) must be submitted (1 for the City and 1. for TKDA) prior to determining if the plan meets ordinance requirements. Keep in mind a chart in the report for each boring must indicate the seasonal high water mark (mottled soil or if mottled soil does not exist, then it will be necessary to indicate highest anticipated water table) as defined in Ordinance 10. Borings should be elevated to a minimum 20 foot depth. 3, Grading, Drainage & Erosion Control Plan. Wemould .recommend that along all lot comers and intermediate points the proposed elevations be provided in the next submittal to ensure adequate drainage. Also all areas that do not meet the 2% minimum grade in rear yards need to be identified on the plan: Can rear yard'grades greater than 2% be achieved? 4. See comments from TKDA regarding the Grading, Drainage & Erosion Control Plan. 5. Grading, Drainage & Erosion Control Plan. Must indicate at least a minimum of 2 maintenance vehicle accesses and label as such as to all sedimentation ponds and storm sewer where located.. A,minimum of 10:1 slope must be identified and proposed contours adjusted to accommodate this. 6. May need to obtain the necessary permits from the DNR, US Army Corps of Engineers, Coon Creek Watershed District, MPCA and any other agency that is interested in the site, 7. Grading, Drainage & Erosion Control Plan. Need to indicate that all site distance requirements, are met at all intersections in the legend. It will also be necessary to show site triangles on the plan for the southeast comer of the intersection of Crane Street NW and 161" Avenue NW as required by the Anoka . County Highway Department. The trees in the County right -of -way must be removed to meet site. distance requirements. 8. Need to verify that all topo information has been checked in • the field.. The City topo (which was done by Mark Hurd) has been found in the past to be incomplete. 9. Grading, Drainage & Erosion Control Plan. The Wetland Buffer Ordinance #114 applies to the site. The buffer strip around all wetlands and storm water ponds needs to be shown. Please verify buffer strip locations. 10.. Driveway accesses must be at least 60 feet from any intersection. 11. These plans need to be submitted to the Anoka County Highway Department for their review and . comment and address any issues that they may have.: •' . H:\Engineedng\Plats\08kv1ew Park 2nd AdditionWeMOACourtney.DOC 1685 CROSSTOWN BOULEVARD. N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100, FAX (763) 755 - 8923 . WWW.CLAN DOVER. MN -US 12. Preliminary Plat. Are there any existing easements (private or public) that need to be vacated? If there are, they should be clearly indicated on the preliminary plat. 13. All plans where appropriate. All existing utilities within 100 feet of the proposed plat are required to be shown including sanitary sewer manholes, watermains, hydrants, storm sewer, gas, telephone, electric, cable tv, etc. Make sure they are all labeled properly. 14. Grading, Drainage & Erosion Control Plan. Need to identify on the plan emergency overflow swale for Pond #1. Also, note where the emergency overflow for the existing catch basins located in front of Lot 4, Block 1 is. 15. All plans where appropriate. It is required in Ordinance 10, Section 8.02 (Existing Conditions) to provide certain information within the boundaries of the plat and 100 feet outside the plat including but not limited to wetlands, etc. 16. It will be required that the wetland delineation report by your consultant be forwarded to the Coon Creek Watershed District to verify the wetland delineation, if any wetlands exist. 17. Grading, Drainage & Erosion Control Plan. One foot of freeboard from the 100 year flood elevation needs to be identified for the sediment/rate control ponds to ensure water is discharging in the overflow structures. It appears the top of the berm for Pond #1 is proposed to be less than .1 foot above the 100 year flood elevation. 18. Low floor elevations will be evaluated once all information is available (i.e. complete soils report, determination of watershed boundaries, review of the flood elevations, etc.). Note: A lot by lot tabulation needs to be provided on the Grading, Drainage & Erosion Control Plan similar to what was shown on Oakview Park. 19. Utility Plan. The north portion of proposed watermain may need to be looped: It will be necessary to provide additional easement for the watermain on Lots 1 4, Block, 1. 20: See comment from the Natural Resources Technician regarding the Tree Protection Plan. Tree Protection Plan needs to be submitted. 21. Please review all City Codes for compliance. 22. Grading, Drainage & Erosion Control Plan.. Need to relocate'existing hydrant further north and make connection to allow for better circulation of the 6 inch watermain. Add new hydrant to the south end of the • watermain. 23. Grading, Drainage & Erosion Control Plan & Utility Plan. Need to indicate the proposed grading of ditch along 161 S ' Avenue NW due to removal of the existing driveway. 24. All Sheets. Need to provide a 30 foot radius in the southeast corner of the intersection of Crane Street NW and 161 Avenue NW, similar to what was done in Maple Hollow, located in the southwest comer of the intersection. 25. Grading, Drainage & Erosion Control Plan & Utility Plan. Need to indicate how the existing driveway will be, constructed for Lot 2, Block 1. 26. Utility Plan. Extend manholes into property far enough so that service lines will be connected to the main. No connections to the manholes are allowed. 27. See comments on all plan sheets. 28. Additional comments pending further 'review. • H:\Engineering\Plats \oakv'iew Park 2nd Addition\Memos \Courtney.DOC TKDA ENGINEERS • ARCHITECTS • PLANNERS DATE: PROJECT: REVIEWED BY: January 27, 2004 f1 EC JAN 2 9 nA CITY ®F -.,-w NDOVER TKDA Commission No. 11978 -042 Oakview Park 2nd Addition City of Andover, Minnesota 1500 Piper JOw Plata 444 Cedar street Saint Paul, MN 55101 -2140 (651) 292-4400 (651) 292-0083 Fax www.tkdA.com Review of Grading Plan Compliance for Oakview Park 2nd Addition Plan Date: January 12, 2004 Received by TKDA: January 20, 2004 owner/Developer: Timberlane Homes, Inc. Owner's Engineer: Lawrence J. Olson, P.E., LSJ Engineering Stephen W. Hartley, P.E., TKDA `X41A BACKGROUND: The Grading Plan for Oakview Park 2nd Addition was reviewed for compliance with the City of Andover's "Water Resource Management Plan ", dated January 1993. The following comments identify items that need to be addressed. • COMMENTS: The proposed outlet has a 2.5 -inch orifice to restrict the flow rates. A 2.5 -inch orifice is not practical, as it has a tendency to clog and will require a high level of maintenance to keep functioning properly. The smallest practical orifice is 6- inches in size. Please revise the HydroCAD model for a 6 -inch orifice. The city will look at the discharge increases and determine if the flow rate increases are acceptable. If possible, a 6 -inch orifice is preferable. 2. Existing condition and proposed condition curve numbers and time of concentration computations are acceptable. 2. As of September 4, 2003, the Minnesota Pollution Control Agency requires a Storm Water Pollution Prevention Plan ( SWPPP) to be developed as part of the Application for General Storm Water Permit for Construction Activity (MN R100001). The City should consider having a copy of the SWPPP submitted, so that a copy exists at City Hall. 3. An application has been made to Coon Creek Watershed District. If the Watershed District determines a Permit is required, then the Watershed District will need to give approval prior to the City issuing final approval. An EmpjW Owned company Promoting Aifirmatim Action and EqualOPPOrtul* COUNTY OF ANOKA Public Services Division HIGHWAY DEPARTMENT 1440 BUNKER LAKE BLVD. N.W., ANDOVER, MINNESOTA 55304 -4005 (763) 862 -4200 FAX (763) 862 -4201 RECEIVED FEB 10- 2004 February 6, 2004 Courtney Bednarz City of Andover 1685 Crosstown Blvd. NW Andover, MN 55304 CITY OF ANDOVER RE: Preliminary Plat Oakview Park 2nd Addition Dear Courtney: We have reviewed t h e Preliminary Plat of Oakview Park . 20d Addition, located in the southeast quadrant of CSAH 20 (161 Ave. NW) and Crane St. NW within the City of Andover, and I offer the following comments. • The existing right of way south of the centerline of CSAH 20 is 60 feet, with the exception of the westerly most 15.9 feet of the subject property, where the right of way is limited to 50 feet south of centerline. An additional 10 feet of right of way adjacent to CSAH 20 in'this area is required for future reconstruction purposes, making the total right of way width equal 60 fee south of the centerline of CSAH 20 within th e boundaries of this plat. It appears that there is a severe deficiency for the sight corner in the southeast quadrant of the CSAH 20 /Crane St. NW intersection. The obstructions are primarily trees located along the CSAH2O right of way. All trees along CSAH 20 within the boundaries of this plat shall be cleared from the existing right of way and the additional right of way dedication. It appears that all other Intersection Sight Distance Requirements are satisfied for the CSAH 20 /Crane St. NW Intersection. Please note that no plantings or signs will be permitted within county right-of- -way. Care mu f exercised when t create sight bu structures, plantings, berms etc. outside county gh y, obstructions for vehicles at this site. The City and the Developer shall ensure that all applicable sight distance requirements are met to the fullest extent possible for this development. All lots within this plat will have access available via Crane Street NW. No direct access to CSAH 20 will be permitted and the right of access along CSAH 20 shall be dedicated to Anoka County. We had recommended that turn lanes on CSAH 20 be incorporated into a recent adjacent development for traffic safety purposes. It is our understanding that the City Council did not support our recommendation for the inclusion of these turn lanes on this section of CSAH 20. The City of Andover should weigh out the cumulative affects of development within the City . Small, piece -meal development proposals can have the same impact on safety for road users over time as single ents. The Anoka County 'larger scale developm • P j programmed for this section of CSAH 20: `The Highway Department has no funds or m ects development projects, which are approved by the City, will cause an increase in turning maneuvers on this route, which will impact the safety on CSAH 20 for all road users. While the size of this development is Affirmative Action / Equal Opportunity Employer Courtney Bednarz Preliminary Plat, Oakview Park 2nd Addition February 16, 2004 • Page 2 smaller than the development size that triggers turn lane improvements on the county highway system as outlined in our current Development Review Process, it is our continued recommendation that turn lanes on CSAH 20 be incorporated into the development proposals as they occur. We would be willing to meet with City staff to discuss this issue further if the City desires. Calculations must be submitted along with a grading and erosion control plan that delineates the drahage areas for this development. The post- developed rate of runoff must not exceed the pre- developed rate runoff for the 10 -year, critical design storm. A $150.00 engineering plan review fee will apply to this drainage plan review. Contact Andrew Witter, Construction Services Engineer for information regarding the engineering plan review process. It should be noted that residential land use adjacent to highways usually results in complaints regarding traffic noise. Traffic noise adjacent to residential areas could exceed noise standards established by the U.S. Department of Housing and Urban Development and the Minnesota Pollution Control Agency. Anoka County policy regarding new developments adjacent to existing county highways prohibits the expenditure of highway funds for noise mitigation measures. The City and/or the Developer should assess the noise situation and take any action deemed necessary to minimize associated impacts at this site from any traffic noise. A permit for work within County right -of -way is required and must be obtained prior to the commencement of any construction (Permit for Work Within County R/W= $110.00). Please contact Roger Butler, Traffic'Engineering Coordinator, or Josie Scott, Permit Technician, for further information regarding the permit process. Installation and maintenance of any traffic control devices within the County right -of -way associated with this site will be coordinated by this department as part of the permit process. If the Developer is required by the City to make striping changes on CSAH 20 for turn lanes and/or by -pass lanes, we will coordinate this work through our permit process as well. Thank you for the opportunity to comment. Feel free to contact me if you have any questions. Sincerely, i Jane K. Rose Traffic Engineering Manager xe: File: CSAH 20 / PLATS / 2004 Mike Kelly, Chief Right -of -Way Agent Larry Hoium, County Surveyor Roger Butler, Traffic Engineering Coordinator Josie Scott, Permit Technician Tom Hornsby, Traffic Services Supervisor - Signs Andrew Witter, Construction Services Engineer OAKvIEW PARK 2ND ADDITION PRELIMINARY PLAT FOR TIMBERLANE HOMES, INC. 4. 9) t 114 C orn er 74, T32N, R24W. 7315.78 C. 1. M. 0 BENCHMARK Eosf 714 Corner Sec 14, 732M. R24W - - - - - - - -- -- 586 ---- — ---- ------- — --- 5253.64----- MW /' SM14 V N.E. S� 14. 7J2ft R�W !? • EZISF0IO ZONING: P�ED ZONING: a-. Sim Ppo O LOTS: P-4 SIWI sl"I ll z TMAL al E MINIMUM LOT MINIMUM ME, 11,4W S1 mlNMUm "m so rw IN, FM C. 10 FW 1. FM WNMuw WT r 110 FW 111jumo Sul WI Ft 30 r.1 — — — — — — — — 0 r.w I 1O 5 F.w OAK PARK 2ND AD* GRADING, DRAINAGE, EROSION CONTROL AND 2 FOR TIMBERLANE HOMES, INC. T. z. BENCHMARK i bad tu a. BOULEVARD N.E. I e_ \ 1 -. e E w w TU RF CRCEU[nT aEIK f �BINMET 'lAn0.dt 1ie1150' BL El Its wioE).' _ nwnwese.e I awE.aw.e2 (oar) f ra -e I I .�soo — OURET COR1RCt STRUCTURE �- £xgti;9 OAKVIEW PARK 2ND ADDITION DRAINAGE AREA MAP & TREE PROTECTION PLAN FOR TIMBERLANE HOMES, INC. BENCHMARK Sp1:. .n owr de fnwdm - 900.11 _ __ �y✓ -.. ;}, .. N \ � EfaStlaa oauruec •aEs 1.55 ACRFS — � '.. Rs fpf ,., ,wags am W Q ti El 1 n r q P2 1 I I_ w i = --4 - -- � � P1 K. r._ awveas.e V (DaT)~ - - - - --� i - - - - -- -,, E2 I {• i g ,Pas I k 1 , M .... OEN WO WAA - �� L — Exi fing I --- -- -Wo� Oakview Park 2nd Addition A' `Mr x s P� Crane St. NW 1 `s �. p nT k} {P I T d } g ym £ g A, :c xi. EA, c+�'a�i J'#N "wu..�a �� a � 3m-}^..«XTe # y #^ .�a a &ii Mi Sa r s r A C� Crane St. & 160th LN (looking northeast from existing neighborhood) 161st Ave. NW & Crane St. NW (looking southeast) Crane St. NW (west side of attached garage - future front yard) J AIT, "Im iso • 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 CC: Courtney Bednarz, City Plann* FROM: . Jon Sevald, Planning Intern JS SUBJECT: PUBLIC HEARING: Conditional Use Permit (04 -02) for drive- through and variance to parking setbacks at proposed CVS pharmacy /convenience store at 3631 Bunker Lake Boulevard NW. DATE February 24, 2004 The proposed CVS/Pharmacy will be located on the NW comer of Bunker Lake and Round Lake Boulevards on the site currently occupied by Super America. This will be one of the first CVS stores in the Twin Cities area. Conditional Use Permit for a Drive - Through Window City Code 12- 13 -3(D3) requires a Conditional Use Permit to allow a "drive -in business or businesses with a drive- through window" in the Shopping Center Zoning District. Review of these permits is intended to review vehicle circulation, adequate stacking for vehicles, and to ensure the noise and lighting associated with this type of use will not adversely affect surrounding properties. The drive - through pharmacy will be located on the northwest comer of the building and will include two drive -up lanes with a covered canopy and one through lane. The drive- through will be operated from 7:00 am to 11:00 pm and will be screened from residential properties by landscaping and a solid fence. There are currently two banks and one fast food establishment within Andover who have similar drive- through windows. Additionally, Council has recently approved two drive - througb windows for Clocktower Commons and one for Walgreens in Andover Station. Variance to Parking Setbacks The applicant has requested a variance to City Code 12- 14- 10(G5) requiring parking/drive lane setbacks adjacent to streets to be 20 -feet. The applicant is proposing a 10 -foot parking setback along Bunker Lake Boulevard. The Parking lot will be approximately 17 -feet from the curb on Bunker Lake Boulevard. The proposal has previously been refined to provide a 20 -foot parking/drive lane setback from the residential property to the north. The home is approximately 72 -feet from the CVS building. Please note that Super America and Precision Tune have a shared- access agreement on Bunker Lake Blvd. allowing for a zero -foot parking setback along the western property line. Please see the attached plans for more information. Staff has discussed alternative site designs with the applicant to achieve compliance with the City Code. These adjustments include: 1. Reduce the size or exterior design of the building to gain the 10 -feet needed for the southern parking setback. 2. Reduce the width of the parking aisles to one -way lanes on the south side of the building and provide angled parking. This approach would require a variance to the minimum drive lane width of 20 -feet for one of the drive lanes. This requirement is in the City Code to provide a fire lane. One of the lanes can • remain 20 feet to provide the fire lane. The second parallel drive lane can be reduced to as little as 13 _feet depending upon the angle of the parking stalls (please see attached table). This approach would achieve the space necessary to meet the parking setback on the south side but would require a variance to City Code 12- 14- 10(4b), requiring a 20 -foot minimum drive lane to provide access to angled parking stalls. 3. Reduce the width of the drive through lane on the north side of the building. 4. Purchase additional property from the residential property to the north to accommodate the proposed design and allow the parking setback requirements to be met. Variance to Parking Stall Size City Code 12- 14 -10(D) requires a minimum parking stall size of 10' X 18'. The applicant is proposing 10' X 16' stalls along Bunker Lake Boulevard. The assumption is that adequate depth will remain because drivers will often pull forward near the edge of a parking stall allowing the vehicle to hang over the curb one or two feet. In May of 2003, staff surveyed area communities regarding parking stall sizes. Of the 15 cities that responded, two cities allow stalls less than 18 -feet in length. Edina allows 16.5 -foot stalls where vehicles may overhang onto a landscaped area. Bloomington stated that the city does not regulate parking stall sizes. Additionally, there were four cities that allowed stalls to be reduced from 20 -feet to 18 -feet in length where vehicles may protrude onto a landscaped area. Please see the attached survey for more details. Hardship City Code 11 -1 -9 requires that a hardship be proven to justify a variance. Hardship is defined "by reason of topography or otherphysical conditions strict compliance with these requirements could cause an exceptional and undue hardship to the enjoyment of a substantialproperty right; provided, that a variance may be granted only if the variance does not adversely affect the adjacentproperty owners and comprehensive developmentplan or the spirit and intent of [the City Code]." The applicant has provided the attached letter regarding the hardship. Similar Cases In 1981, Council approved a variance to allow a reduced rear-yard setback for a loading dock for the Andover Shopping Center. Council's reasons for granting the variance included (1) the reduced setback would not cause any detriment to the neighboring residential area and the location of the loading dock made sense, and (2) there was no public opposition. In 1986, Council approved a variance to allow 9' X 18' stalls (ordinance required 10' X 20' stalls) for the Andover Shopping Center citing that (1) the reduced size stalls did not adversely affect neighboring properties, (2) it did not conflict with the Comprehensive Plan, and (3) it made better use of the land. In 2003, Council considered allowing 9' X 18' stalls for the Andover/YMCA Community Center and Andover Station South, but decided against changing the ordinance. Storm Water The applicant has indicated that underground storage of storm water will replace the retention ponding areas currently located along Bunker Lake Boulevard. This item will be reviewed as a part of the Commercial Site Plan application process. Anoka County Highway Department The Anoka County Highway Department has provided comments (see attached). The developer will be required to install a 10 -foot wide trail along Bunker Lake Boulevard and an 8 -foot wide trail along Round Lake Boulevard as a part of this project. The trail will be located within the right -of -way, leaving approximately 3 Meet of green space on either side of the trail along Bunker Lake Boulevard. The Anoka County Highway Department also commented that the trash enclosure may conflict with a sight corner. This is a standard that exceeds the City's site triangle requirement. Staff will evaluate this situation with the county in more detail as a part of the Commercial Site Plan review. Staff Recommendation Staff requests assistance from the Planning Commission to comment on their preferences for approval or denial of the requested variances, and potential adjustments to the site plan. ACTION REQUESTED The Planning Commission is asked to take the appropriate action based on the discussion. Attachments Resolution Location Map Site Plan & Elevation Drawings Letter from the Applicant Letter from the County Highway Department Parking Survey Angled Parking Table Respectfully _ G �submitted, \�t9{'� v -"d-6Q Jon Sevald CC: Jim LaValle, Velmeir Companies 7900 International Drive, Suite 200, Bloomington, MN 55425 Steve Alexander, Velmeir Companies 5757 West Maple Road, Suite 800, West Bloomfield, MI 48322 Chet Harrison, Loucks McLangan 20 East Thompson Ave. Suite 205, West St. Paul, MN 55118 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION APPROVING/DENYING THE CONDITIONAL USE PERMIT REQUEST OF LOCAL OIL Co. OF ANOKA & VELMEIR COMPANIES to allow a drive - through facility with variances to parking setback and parking stall size on property legally described as Lot 2, Block 1, Local Oil Addition, Anoka County, Minnesota. WHEREAS, Local Oil Co. of Anoka & Vehneir Companies have requested a Conditional Use Permit for a drive - through facility with a variance to allow a 10 -foot front yard setback for a parking lot and reduced parking stall size of 10 -feet by 16 -feet on property located at Lot 2, Block 1, Local Oil Addition, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request doestdoes not meet the criteria of City Code Title 11 -1 -9, 12- 14 -10, 12 -15 -6, and; WHEREAS, the Planning and Zoning Commission finds the request , and; WHEREAS, the Planning and Zoning Commission recommends to the City Council approval /denial of the Conditional Use Permit with variances to parking setbacks and parking stall size requested with the following findings; 1. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees with the recommendations of the Planning & Zoning Commission and approves /denies the Conditional Use Permit and Variances requested. Adopted by the City Council of the City of Andover on this _ day of March 2004. CITY OF ANDOVER ATTEST: Victoria Volk, City Clerk Michael R. Gamache, Mayor • 0 0 CVS/Pharmacy 3631 Bunker Lake Blvd. NW soon Ili Y.3 D Stare #: 00000 Project #: P32301 NWC Bunker Lake Boulevard West & Round Lake Boulevard Andover, Minnesota 55303 am 1418 E.,lm4urst Rd • Elk Grove f Illinois 600ir icon q Kurt Kunkle 847- 631 -31x3 Identity Solutions . . ~ M""'''' =NGr------ - ~ - 20' PROPOSED CVS ........,- ,," 13.013 sf. 95'x136'---- New Northern Protot)1)e High Vol CapAx Rx FFE=882.00 --.. .... ---- -.-----.. --- --.-...-----.. e~ 24' t " -', , I 45'~~~' ~t I I r1..1 I I I ~3'. ,,'.~' "', t " ~' '-.... .....- ~ If 24' ::; OI~p.",d DRfVE THRU - a_ ____ -._--. -..-.,-c--..--- .,..,> '---"'- X'~__.' ----B,~~'i~-:,,',. ~-,,- . -:~~,~,~<; - H_ .,--., J~gr e ,'",,' . ..".-_..-<cc-.._.:;;::;J .,." '.r:-~ ,,-_,,>_~....,,,",,",~~o-_",,._=._,,-~--=-=--==<=... ....,_..>'.',.__~...._.'._._r_._.____.-__ ","-." - ...-_..-.....-.-~---~~..-..., --=: _.-".".--.'''''~=-''' ~-''''''''-''- .-~-_.,.,--~.."-- ~'."-o-., ~ II ,. :.~"",,'~"""."'C~~,~, =-'~~~.~,>r'~'~~""-"'20 ,........ -.0" ,-",~",,,,,'-~~'''', ," ,~~''',",~=-~", n.n....J SCALE IN FEET NORTH LOOSEN ROOTS OF ALL CONTAINERIZED PLANTS. "IFY BOTTOM AND SIDES OF HOLE PRIOR O PLANTING SHRUBS TO BE PLACED 50 THAT TOP OF CONTAINER SITS FLUSH WITH PROPOSED GRADE MULCH - 3• DEEP - SEE SPEC LANDSCAPE FABRIC - SEE SPEC i EDGING MATERIAL SEE SPEC EDGE VARIES - REFER TO PLAN PUNTING SOL - SEE SPEC BUILDING WALL (TTP) VARIES y MULCH -SEF SPECS. r LCH EDGER -SEE SPECS. EDGE VARIES - SEE PUN 1 r DEPTH U OTS LOAM PUNTING SOIL - SEE SPECS. LOOSEN ROOTS OF PLANE MATERIAL PRIOR TO PUNTING 1 SHRUB PLANTING DETAIL 2 PERENNIAL PLANTING Ll -1 nMeW.ry LI-I �w'•''Q PLANTING DETAILS: I - r rr r. r 7 1 DECIDUOUS TREE PLANTING DET Ll -1 scull la.ra PLANTING DETAILS: LANDSCAPE PLAN: I LANDSCAPE SCHEDULE: IIIIIIIIIIIIIIIIIIIIIIII CDOp AU THE FNA56 OF CONSIRUC WMID PLANTING -: INSTALLArR)N VmN Omis+ coNrRFCTORS waRNNGON SIe NO R W DNG wRl E IrbS.LLLB) UNR COI.MLflE GtADINC MID CONSiMUCIgN 11AS BYI'I COMRRED IN iNF N4IEDIATF AEA O I J SMERE SODIS® AEISS PAVED SLEFACL'S, RNA QApE Di S e wopaosNAUENao r RBOr AaFAG BEVArIDN a TRAIL, sw.cLMe, E1C SOD SLAMS E TAD PARAUEI rolK dxllouRS AND SHALL IMVE srAGGDED IDNIS oFI aova sTD>'a nur kI OR m deMNAeE I LANDSCAPE SCHEDULE: IIIIIIIIIIIIIIIIIIIIIIII CDOp AU THE FNA56 OF CONSIRUC WMID PLANTING -: INSTALLArR)N VmN Omis+ coNrRFCTORS waRNNGON SIe NO R W DNG wRl E IrbS.LLLB) UNR COI.MLflE GtADINC MID CONSiMUCIgN 11AS BYI'I COMRRED IN iNF N4IEDIATF AEA soo Au AEAS DsrslEln oLE roauGNa SMERE SODIS® AEISS PAVED SLEFACL'S, RNA QApE Di wopaosNAUENao r RBOr AaFAG BEVArIDN a TRAIL, sw.cLMe, E1C SOD SLAMS E TAD PARAUEI rolK dxllouRS AND SHALL IMVE srAGGDED IDNIS oFI aova sTD>'a nur kI OR m deMNAeE swALts, TIE soo sluu E aAEO ro mE GR%1ND. AurwrtMArElM SwucoArarwDN msulESr Eanon aP - 1NE AMFRKAN ST.wOM0F00. NI.RSFRY STOCK AM[RKAN ASSOMTpN OF NORSB1YMm. UNlE53 NOTEDOTNFRKISE OFCIp{pUS SHRlMS SFVLLI NAPE AT SFAfTSCMl6 ATTIE SPEOFlED SSE1M SSBGM. GNAFEMM TREE SIMLL SLAVE SA V QOlCH6 AND SNML EGN RVIOINGNOIOVYERTNANl'MO ROOT PAII. SIEEf ANpBOUlFMRO 1RFS5 SHALL EGN RRANOm NO lOM4A 1NAT i'ABDVF RI'lDIED GtADF. MN TAE$ AE®FNG OVER Pt.SIR SGEDULE Y USCANANCES WDUMIl1I19 EAST. yEOFKATID`6 TNtEPRK ®mG OVFP "lore' A A PROPOSEDFLN SHALLEL nD ASPIOWn W". l 050 JFARCw1ECTMLW APPROVE ALL $TARING O MAreDM rEgRro MIr ANO AU DK.GFVa NO PLMRMATDRKSURSORIIIDNSVru EACCEIIED lNLE55 AFPWVN aEDUE51moPTIS WQISCA { _ O iSCCr AM LAN CONiR/CRA EIDRronE 51AA+sIPI OF APID ALAI A IX IDTAIK)N rtTGf, i SCJ ADRXTM wLOCAIIW OF PROFO3LO FIANT MATFRLLLSMAYi NIX IN ypuDAN ADNSTMEMEA[W ®.TE LANDIC/JE ARCIIRCT MUST E NDENFD. ALL FANTMMEMSSNMI RF gSDLQ®UPON MSTMUTq VIITN DRSD p1EMFAL OTMEAPPP9VED PDDILRE WADIN _� ' VATIIM MMDNG SOE P9tTNEMMNPA CIVRfitS DRIMYETEAI®PDR SLMNIFIIAND FALLNSTALLA� OF 12 D2 FER IS PE TRH AND bat P9t SMUR VAM AN ADDIrIDNAI OP 1610.1011E iOLLON1NG SFRFUGNiNETEI SALKE0. AIE nANaroElnsuuEO AS.FE PIAI+rING OErARS E:0 40 ALL FSAMRIG ARF/S EOdVNC Gro1sND COV9C FDENMAtS. ANNwu,,Mlaax vINS yuu RSeM1E Aw+IMUSAa r o@sNc PLANTING soicoNSmNC a AT LEASE K rARlsraysoR.. as TARTS Furd AUNURF M+o+D FM1S xwD- :AM IN FM LANDSCAPE NOTES: RFFFR M A AN Q c 5 w y 0 4 § � 0 boil M I 1: N� 91F JR 4g W e O� 6 N • W 0 z4 W'- 9 NF Er iYk n i o � � a I 1: N� 91F JR 4g W e O� 6 N • J W > o > z ui a - 0 LL W < 0 a / x e U J Feb 19 2004 7:59AM Velmeir Companies 8be- UUJ -Je4d P.c City of Andover, City Hall 1685 Crosstown Blvd. N.W. Andover MN, 55304 February 19, 2004 Subject: Hardship Demonstration for Parking Lot Setback & Parking Stall Size Variance To: Courtney Bednam, Mayor, City Council & Planning Commission Velmeir Companies is purposing to redevelop the northwest corner of Bunker Lake Ave. and Round Lake Blvd with a new CVS Pharmacy. The project includes a new 13,000 Sq. Ft. building with retail sales, pharmacy, drive - through window and storage. Velmeir Companies and CVS have identified this site as a prime comer in the City of Andover and look forward to serving to the citizens of Andover. The existing dimensions of this parcel is the primary hardship. We have designed the site to provide the maximum site distance from the residential property to the north and to accommodate CVS Pharmacies requirements. We are requesting a 10 -foot parking lot variance to the south side (Bunker Lake Road). The 10- foot variance would allow the best circulation of customers and vehicle traffic at the main entrance to the store (perpendicular parking). This 10 -foot variance will allow free flow of the traffic within the site. Avast majority (90 1 /6) of the adjoining properties have perpendicular parking. The only exception to this is the McDonald Restaurant east of Round Lake Blvd. They require directional parking (angle parking) because of their directional drive thru window traffic. If this variance is not approved along the Bunker Lake Road, CVS would need to build 10 -feet closer to the residential property north of the site, placing the CVS driveway closer to the home north of the site, (this would require a variance also.) The directional (one way) vehicle traffic would be restricted in movement and reduce the number of parking stalls by 10 % which is less than required by City Ordinance and below the minimum standards required by CVS Pharmacies. In conclusion, we believe this hardship warrants consideration by the City to provide reasonable circulation, and access for customers, delivery vehicles, and Fire Department trucks to the CVS Pharmacy. Thank you for your consideration and we look forward to serving the Andover community. erely, Companies 11 Service Real Estate Development Fi� Mayor and City Council FEB 19 2004 06:19 952 BB3 3242 PAGE.02 COUNTY OF ANOKA Public Services Division HIGHWAY DEPARTMENT 1440 BUNKER LAKE BLVD. N.W., ANDOVER, MINNESOTA 55304 (763) 862 -4200 FAX (763) 862 -4201 RECEIVED FEB 9 2004 February 2, 2004 Courtney Bednarz City of Andover 1685 Crosstown Blvd. NW Andover, MN 55304 RE: Site Plan CVS Pharmacy - Andover Dear Courtney: CITY OF ANDOVER We have reviewed the Site Plan for CVS Pharmacy, to be located in the northwest quadrant of CSAH 116 (Bunker Lk. Blvd. NW) and CSAH 9 (Round Lk Blvd.) within the City of Andover, and I offer the following comments. The existing right of way west of the centerline of CSAH 9 equals 70ft and north of the centerline of CSAH 116 equals 70ft; both of which should be adequate for future reconstruction purposes. Consequently, no additional right of way will be required of this time. Based upon the site plan submitted, the plan proposes the south edge of the parking lot to be directly abutting the county right of way adjacent to CSAH 116. Provided no private improvements are proposed within the county right of way and that the drainage patterns and runoff rates to the county highway system meet our requirements, the parking lot location is acceptable to us. It should be noted that we do anticipate future issues with the parking lot proximity to CSAH 116, particularly pertaining to snow removal. We do intend on using the county highway right of way for our snow storage purposes during the winter months. We are unsure of the developer's snow removal plans for this site. Please note that Minnesota Statutes prohibit depositing snow or any other debris /materials from private dwellings or commercial sites onto public rights of way. It appears that the sight corner for the CSAH 9 access will be obstructed by the dumpster and trash compactor facilities. These facilities should be relocated to an area outside of the sight corner. It also appears that if vehicles are parked in the first four stalls adjacent to CSAH 116 and east of the CSAH 116 access point will obstruct the sight corner for this access. Ideally, these four stalls would be eliminated or possibly designated as motorcycle parking only. Additionally, the landscape plan shows new plantings within these two sight corners. The landscape plan shall be modified to eliminate any landscape features within the sight corners. Please note that no plantings or signs will be permitted within the county right of way. Care must be exercised when locating signs, buildings, structures, plantings, berms etc. outside of the county right of way, so as not to create sight obstructions for vehicles at this site. The City and the Developer shall ensure that all applicable sight distance requirements are met to the fullest extent possible for this development. Affirmative Action / Equal Opportunity Employer Courtney Bednarz City of Andover Re: Site Plan / CVS Pharmacy — Andover Page 2 We are unsure of the current or proposed access agreements for this site with the adjacent property to the west (Precision Tune). In the existing and proposed scenarios, there is frontage road connectivity to the west where full access is available to CSAH 116. From a traffic safety standpoint, the operations of the CSAH 116 /CSAH 9 intersection would be enhanced if the right in/right out CSAH 116 access point for this site were eliminated and the frontage road connection to the adjacent parcel utilized instead for access to CSAH 116. Please note that removal of this CSAH 116 access point is not a condition of our site plan approval or permit process for this site, but we merely wish to communicate that operations of the CSAH 9 /CSAH 116 intersection could be improved if access locations in the vicinity of the intersection were eliminated and/or consolidated. Both access points shall be reviewed by the City and the developer to ensure that the applicable turning radii for each vehicle type entering and exiting the site can be achieved. Relocation of the CSAH 9 access point further to the north is acceptable to this department provided that the relocation of existing ACHD traffic signal conduit, hand holes and interconnect along CSAH 9 are coordinated and completed according to our standards in conjunction with permit process for this site (the developer shall be responsible for all ACHD traffic signal related costs). Drainage calculations must be submitted along with a grading and erosion control plan that delineates the drainage areas for this site. The post - developed rate of runoff must not exceed the pre - developed rate runoff for the 10 -year, critical design storm. A $150.00 engineering plan review fee will apply to the required drainage review for this site. Contact Andrew Witter, Construction Services Engineer, for further information regarding the engineering review process for this site. A permit for work within County right -of -way is required and must be obtained prior to the commencement of any construction (Permit for Work Within County R/W= $110.00 for each affected roadway). Contact Roger Butler, Traffic Engineering Coordinator, or Josie Scott, Permit Technician, for further information regarding the permit process. Installation and maintenance of any permanent traffic control devices within the county right of way associated with this site will be coordinated by this department as part of the permit process. Thank you for the opportunity to comment. Feel free to contact me if you have any questions. Sincerely, ( Ike , Jane K. Rose Traffic Engineering Manager cc: File: CSAH 9 + CSAH 116 / PLATS / 2004 Mike Kelly, Chief Right -of -Way Agent Larry Hoium, County Surveyor Roger Butler, Traffic Engineering Coordinator Josie Scott, Permit Technician Tom Hornsby, Traffic Services Supervisor - Signs Al Bradford, Traffic Services Supervisor - Signals Andrew Witter, Construction Services Engineer Herm Talle, Bama, Guzy, & Steffen, Ltd: 200 Coon Rapids Blvd., Mpls., MN 55433 0 \J • PARIONG SURVEY Anoka: Parking stall size differs for compact spaces. Blaine: Length may decrease to 18' if parking stall is adjacent to a curb or landscaping so that the vehicle may protrude beyond the stall Bloomington: Does not regulate the size of parking stalls. Brooklyn Park: Includes non - retail uses only. Requirements differ for Retail. Coon Rapids: Length may decrease to 18' if parking stall is adjacent to a curb or landscaping so that the vehicle may protrude beyond the stall. Edina: Parking stall size differs for compact spaces. Length may be decreased to 16.5 feet if parking stall is adjacent to a curb or landscaping so that the vehicle may protrude beyond the stall. Fridley: Length may decrease to 18' if parking stall is adjacent to a curb or landscaping so that the vehicle may protrude beyond the stall. Medtronic received an SUP for 9' X 20' stalls. Totino Grace received an SUP for 8.5' X 20' stalls. Minnetonka: Aisle widths may be decreased for "low turnover" parking structures. Woodbury: Length may decrease to 18' if parking stall is adjacent to a curb or landscaping so that the vehicle may protrude beyond the stall. T C 2O2 O L H h J ~ V J J Z W y N J A ndover 90 10 18 24 60 10 18 20 45 10 18 20 A noka 90 8.5 20 60 8.5 20 45 8.5 20 A pple Valley ALL 9 20 Blaine 90 9 20 24 60 9 23 15 45 9 27 12 Bloomington Brooklyn Park 90 9 18 20 25 60 10 21 18 1 25 45 12'7" 19'8" 15 25 Centerville ALL 9 18 Champlin 90 8'7" 18'6 �`rti�� 25 60 10 18 s i � 17'6" 45 12 16 13' Coon Rapids 90 9 20 14 24 60 9 20 14 24 45 1 9 20 14 24 Edina 90 8'6" 18 24 60 9 18 18 45 9 18 12 Fridley 90 10 20 18 25 60 10 20 18 25 45 10 20 18 25 Maple Grove 90 8'7" 18'6 aa�it� 25 60 10 18 iti„ 6 1 T" 45 12 16 13 Minnetonka 90 8'6" 187��� }} 26 60 8'6" 18 18'6" 45 8'6" 18 13'6" Ramsey 90 9 18 Via, t,k' 24 60 9 17 :?i`, 17 45 9 19 11 W oodbury 90 9 20 a 25 60 9 20 25 45 1 9 20 _ 25 Anoka: Parking stall size differs for compact spaces. Blaine: Length may decrease to 18' if parking stall is adjacent to a curb or landscaping so that the vehicle may protrude beyond the stall Bloomington: Does not regulate the size of parking stalls. Brooklyn Park: Includes non - retail uses only. Requirements differ for Retail. Coon Rapids: Length may decrease to 18' if parking stall is adjacent to a curb or landscaping so that the vehicle may protrude beyond the stall. Edina: Parking stall size differs for compact spaces. Length may be decreased to 16.5 feet if parking stall is adjacent to a curb or landscaping so that the vehicle may protrude beyond the stall. Fridley: Length may decrease to 18' if parking stall is adjacent to a curb or landscaping so that the vehicle may protrude beyond the stall. Medtronic received an SUP for 9' X 20' stalls. Totino Grace received an SUP for 8.5' X 20' stalls. Minnetonka: Aisle widths may be decreased for "low turnover" parking structures. Woodbury: Length may decrease to 18' if parking stall is adjacent to a curb or landscaping so that the vehicle may protrude beyond the stall. 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