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• 1 685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100
FAX (763) 755 -8923 • WWW. CLAN DOVER. MN. US
Andover Planning and Zoning Commission
Meeting Agenda
September 13, 2004
Andover City Hall
Council Chambers
7.00 p.m.
1. Call to Order
2. Approval of Minutes — August 24, 2004
3. Variance (04 -07) to vary from the buildable area requirements of City Code
12 -2 for property located at 826 138"' Avenue NW.
4. PUBLIC HEARING: Comprehensive Plan Amendment (04 -02) to change
the land use designation from Urban Residential High Density (URH) and
General Commercial (GB) to Urban Residential Medium Density (URM) for
property located in Section 34, Township 32, Range 24, Anoka County,
Minnesota.
5. Other Business
6. Adjournment
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PLANNING AND ZONING COMMISSION MEETING — AUGUST 24, 2004
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The Regular Bi- Monthly Meeting of the Andover Planning and Zoning Commission was
called to order by Chairperson Daninger on August 24, 2004, 7:00 p.m., at the Andover
City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
Commissioners present:
Commissioners absent:
Also present:
APPROVAL OFMINUTES.
August 10, 2004
Chairperson Daninger, Commissioners Rex Greenwald,
Jonathan Jasper and Michael Casey.
Commissioners Tim Kirchoff, Tony Gamache, Dean Vatne.
City Planner, Courtney Bednarz
Associate Planner, Andy Cross
Others
Motion by Casey, seconded by Jasper, to approve the minutes as presented. Motion
carried on a 4 -ayes, 0 -nays, 3- absent ( Kirchoff, Gamache, and Vatne) vote.
PUBLICHEARING. PRELIMINARYPLAT FOR PLANNED UNIT
DEVELOPMENT REVIEW OF MILLER'S WOODS, AN URBAN RESIDENTiAL
PLAT LOCATED AT 15955,1582 7 AND 15773 CROSSTOWN BOULEVARD
NW.
Mr. Cross explained that the Planning and Zoning Commission is asked to review the
preliminary plat for Miller's Woods, a Planned Unit Development (P.U.D.) on 43 -acres
located along Crosstown Boulevard between 157` Avenue and 161" Avenue.
In January 2004, the applicant hosted a neighborhood meeting at City Hall to get input on
his development plans from Andover residents who live in the vicinity of the Miller's
Woods properties. The residents who came also attended public hearings and City
Council meetings to express ideas they had about the development. From this input the
City Council asked that the Miller's Woods development incorporate two key features: an
effort towards preservation of the existing woodlands on the site and a buffer or transition
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 24, 2004
Page 2
• area between the urban density of this development and the rural character of the existing
properties around the development.
The preliminary plat submission and Planned Unit Development proposal represent an
effort on the part of the developer to comply with the wishes of the City Council and the
residents who live in the vicinity of the development.
Mr. Cross discussed the information with the Planning Commission.
Commissioner Greenwald wondered if they should discuss the email from the Fire
Department. Mr. Cross stated the email he received from the Fire Department which
refers to the trail in the application is a twelve foot bituminous trail that connects the
development with 159 Avenue on the east side to the temporary cul -de -sac that is there.
The Fire Marshall expressed they felt the twelve foot wide trail was insufficient in
providing access for emergency vehicles to the development and a street would be
preferred.
Motion by Greenwald, seconded by Casey, to open the public hearing at 7:07 p.m.
Motion carried on a 4 -ayes, 0 -nays, 3- absent (Kirchoff, Gamache, and Vatne) vote.
Mr. Andy Herring, 15883 Ilex Street, wondered what the Commissions feelings were
regarding opening 159 to the development allowing the residents of the new
development to pass through the existing development. Chairperson Daninger stated they
will be discussing this and making a recommendation this evening. He stated there are
some recommendations to put the street through because of safety reasons. Mr. Herring
stated he would be opposed to this for safety reasons himself. He moved to the area
because there was not a through street which was safer for his children. He wondered if
there were other options than to have this as a secondary access.
Mr. Herring stated the residents of the new development will be using this access, not the
Fire Department. He did not feel a new neighborhood should affect their living in the
area.
Commissioner Jasper asked if staff was aware of purchasing any more property to open
up a second access to the north. Mr. Bednarz stated there are three other properties but
they are not involved with this development.
Mr. Herring stated if the road is opened up only for fire and safety reasons, he would be
fine with that but he would not want it opened up to public access for a thoroughfare.
Mr. Pat Sprag, 525 159 Avenue, stated he also has concerns with the traffic. If this is
such a safety concern, why has the road not been opened up before this development. He
thought it was more of a safety concern for the new development and not theirs. He
stated he was opposed to this, and they already paid for the road twice.
is
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 24, 2004
Page 3
. Mr. Gary Laurent, Laurent Development Company, stated he did not have a presentation
but would answer any questions or address any issues.
Motion by Greenwald, seconded by Casey, to close the public hearing at 7:18 p.m.
Motion carried on a 4 -ayes, 0 -nays, 3- absent (Kirchoff, Gamache, and Vatne) vote.
Chairperson Daninger stated they needed to discuss the street.
Commissioner Jasper stated his thoughts addressed several issues. The first is the road.
They have said repeatedly that they do not want long cul -de -sacs. They have approved
several plats with temporary cul -de -sacs with the idea that when adjacent plats
developed, the road would be opened and that is what they have. He thought this would
be a bad idea to start making temporary cul -de -sac's permanent cul -de -sacs. He was
sympathetic to the residents but he thought this was a City wide planning problem.
Commissioner Jasper stated he did not think they should start approving twenty -eight
foot wide roads. If twenty -eight foot wide roads are safe and acceptable, they should
change the standard for the City. The reason stated for having twenty -eight foot roads
throughout the PUD is to save trees. He did not think they would be saving a huge
amount of trees in this development with a smaller road.
Commissioner Jasper stated from the Council notes they talk about how from a PUD the
develop needs to demonstrate how the amenities benefit the City. He sees how the
amenities discussed in the PUD benefit the developer and the development but he did not
see a wider benefit to the City other than transitioning into the surrounding rural area.
The PUD Statute talks about several things to consider and this PUD suggests unlike any
other PUD they have seen, they are not going to look at design of individual residences or
buildings. He was not sure if this is appropriate for a PUD. They should have input on
the design and have roads that conform and the cul -de -sac should not be there. He stated
the plan shows for bunching of trees for a more natural setting and their standard is to
have two trees on every front lot. He did not think this was a bad idea but if it is done in
this development, it should be done Citywide.
Commissioner Jasper also stated he has seen Mr. Laurent's developments and they are
beautiful and he would love to see them in Andover.
Chairperson Daninger stated one of the concerns is the narrow street and the design
standard of the PUD.
Commissioner Greenwald stated he basically agreed with Commissioner Jasper. He
stated this is a temporary cul -de -sac and they have a lot of them in Andover. He cannot
see the Commission going against the Fire Marshall or City Council recommendations
for the road.
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 24, 2004
Page 4
• Commissioner Greenwald asked if they went with the standard road, would it cut down
on the size of the lots.
Mr. Cross showed a map of the development and explained where the road will go
through and that the plat would be reduced by one lot. He stated they have curved the
road through the development and suggested a 28' wide street to slow traffic down.
Commissioner Greenwald asked if the cul -de -sac was posted temporary. Mr. Cross
stated it was. Mr. Bednarz stated it was posted approximately one to one and a half years
ago when the Council asked for the temporary cul -de -sac's to be posted.
Commissioner Greenwald asked if they could put a locked gate up for emergency access
only. Mr. Bednarz stated they have never done anything like this. He stated they have
looked into a trail but the Fire Department did not want that.
Mr. Cross stated the Fire Chief did indicate that as long as parking is only allowed on one
side of the street, there will be adequate room for the fire trucks.
Chairperson Daninger asked if the narrow road equaled slower traffic. Mr. Cross stated it
could contribute to slower traffic.
• Chairperson Daninger stated there is a neighborhood pool and park indicated. He
wondered if there were any concerns or comments. Commissioner Greenwald stated he
thought is would be a nice added amenity.
Chairperson Daninger asked if the entrance into the facility defined well enough or are
there any questions on that. Commissioner Greenwald wondered if the stop light will be
at the entrance. Mr. Cross stated a stoplight will be at the intersection of Crosstown and
159 at some point in the future.
Chairperson stated there is a question or concern that pertains to the road improvement
costs. Mr. Bednarz stated the intersection at Crosstown Boulevard and the proposed
primary access to the development will trigger required improvements from the Anoka
County Highway Department. The City foresaw this when the Constance Corners
development went in and collected $60,000 at that time for these improvements. He
stated in addition, Constance Corners actually paid for the construction of improvements
on County Road 20, which was their second access. He stated that leaves Fire Station
No. 3 and the proposed development, Miller's Woods, as the two other contributors
towards the County requirements for Crosstown Boulevard. The Fire Station
contribution has been determined by the number of Sewer Access Charges (SAC). They
have three SAC's. The City only has a rough estimate of the actual cost of the
intersection improvements and it is assumed to be rather conservative. The condition of
approval would indicate the developer is responsible for the balance of the intersection
improvements beyond that which Constance Corners and the Fire Station would pay.
The timing of that payment and generation of the payment amount will be conditions of
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 24, 2004
Page 5
• the final plat. The developer may be able to final plat and get started yet this year on a
small number of lots near the intersection. They would pay per unit, based on whatever
estimate is at that time. The balance of the intersection would be constructed in the
spring or early summer, at which time they will have a firmer understanding of what the
actual costs are and can be assigned to the remainder of the final plat for the developer.
He stated the developer may have the opportunity to do some grading work after the
preliminary plat is approved to recover the east side of the road bed to save some costs.
Chairperson Daninger asked if the developer was aware of this conversation. Mr.
Laurent stated he has had a discussion with Mr. Bednarz and they are willing to pay their
share of the improvements. They agreed with staging the development and payment
based on a per lot fee.
Commissioner Greenwald asked what the estimated completion time of the Fire Station
was. Mr. Bednarz stated it should be open by the end of the year.
Chairperson Daninger took a consensus of the Commissioners regarding this
development.
Chairperson Daninger asked with looking at the cul -de -sac as presented, does
Commissioner Casey want to see the street through. Commissioner Casey stated he did
• want the street to go through and he was comfortable with the twenty -eight foot streets
because it will slow traffic. He also thought a traffic signal would slow traffic down and
make this a safer intersection.
Chairperson Daninger stated he was comfortable with the way it is. He would like to see
159 go through because of the safety factors involved. He believed they have looked at
this multiple ways. There were a lot of other concerns addressed in the PUD that were
not mentioned. He would have to make a recommendation to have the road go through.
Commissioner Greenwald stated his first issue was the twenty -eight foot road and if they
did set a precedent by approving it. He thought it was good use of the property and by
putting 159 through as a road would ease safety concerns. He stated the road was a
temporary cul -de -sac and should be opened up because it meets the requirements. From
the preliminary sketch it looked like the developer has utilized all of the land they have as
buffers and have done a great improvement to the development to keep existing trees.
Commissioner Jasper stated the next item on their agenda is going to be about Open
Space design and the report they had to consider talks about street standards and cluster
developments and he thought this was what this was designed to be as a PUD. He read
from the Open Space discussion information. He stated he did not know if a PUD makes
sense when they are not doing anything with design or architecture of the homes. The
only reason this was made into a PUD was to allow the developer to put more lots and
substandard streets in the development. He did not think this was a good reason to do it.
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 24, 2004
Page 6
Motion by Greenwald, seconded by Casey, to recommend to the City Council approval
of Resolution No. , approving the Preliminary Plat using Alternative C -lA. Motion
carried on a 3 -ayes, 1 -nays (Jasper), 3- absent (Kirchoff, Gamache, and Vatne) vote.
Mr. Bednarz stated that this item would be before the Council at the September 7, 2004
City Council meeting.
WORK SESSION
a. Open Space Ordinance Discussion
Mr. Bednarz discussed an article on Open Space Ordinances with the Commission.
Chairperson Daninger thought they may want to have this as another option open to them
in their Ordinance. Commissioner Greenwald stated this wording has a lot of different
catch phrases through out. He gave a few examples to the Commission. He stated some
of the wording was vague and he would like a better explanation.
Commissioner Greenwald asked if this item was an article Mr. Bednarz saw or was this a
new type of development. Mr. Bednarz stated these developments allow options for rural
• areas beyond gridded out two and a half acre lots. Commissioner Greenwald stated they
have both urban and rural development in Andover. He personally likes being in a
neighborhood but then there are people who enjoy more land in Andover. He thought
this might be trying to balance it.
Chairperson Daninger stated something like this is worth exploring because maybe there
is a right fit but if they do not explore it, and then they will never have the opportunity to
use it. He thought there may be an opportunity for a preservation of open space in the
City.
Commissioner Casey thought this was an outstanding idea and is a concept that should
have been used a long time ago. He stated he has looked at the Minnesota Land Trust on
agricultural land and they went one step further in the report where they are instituting in
with cluster zoning. It is nice because when you can set aside land and incorporate
cluster housing within it, not only does it benefit the land owner, it also looks nicer and
brings a lot of added value to the homes. This is a huge selling point and advantage to
the homeowner who buys there.
Commissioner Greenwald agreed with this but was concerned with some of the language
in the article because in every development there are "irreplaceable natural resources ".
Commissioner Casey thought from working the last twenty years in the Twin Cities,
green areas are very limited within the developments. He thought this was a very nice
concept. He stated he loved development along with agriculture. He finds it very
pleasing.
Regular Andover Planning and Zoning Commission Meeting
Minutes — August 24, 2004
Page 7
is
Commissioner Jasper stated as he read the article and understands that, in the rural
developments, they are zoned for two and a half acre lots but with this development, they
would cluster the homes and get the same number of lots but get a great deal more open
area which is an amenity for the City. He stated the concern he has is according to the
article, cluster development in rural areas should be required and he did not know if he
was ready to go that far. He stated in the Twin Cities they are sprawling terribly and
have traffic problems, time problems and infrastructure problems. He thought a lot of the
problems may be solved by cluster development if required. In terms of the City, he
thought this was a wonderful idea because they should have some open areas instead of
endless houses.
Chairperson Daninger thought this should be discussed further and more information
given. Mr. Bednarz stated he would gather more information and bring this back to the
Commission for further work session discussion.
OTHER BUSINESS.
Mr. Bednarz updated the Planning Commission on related items.
• Commissioner Greenwald asked when was the potential opening of the Target store. Mr.
Bednarz stated they are planning on having the building all closed up by December and
opening by the Easter season.
Commissioner Greenwald asked what the progress on the bowling center was. Mr.
Bednarz stated they made it through Council approval for the liquor license but they have
not submitted a site plan for approval at this point.
Chairperson Daninger stated he noticed progress being done on Clocktower Commons.
Mr. Bednarz stated the first phase of the development project is the Conoco Station on
the Corner of Bluebird and Hanson and the developer has designs to get other tenants in
and get started as long as they are black topping and building streets.
Chairperson Daninger stated Commissioner Kirchoff was absent because his wife was
having surgery and Chairperson Daninger asked the Commission and residents to keep
him in their prayers. Also there were some compliments made at the Council meeting
regarding the Planning Commission and he wanted to pass it on that the Commission is
doing a wonderful job. He stated they were nice to hear.
Commissioner Jasper stated as he drove to City Hall, there appeared to be some dirt being
moved at the Andover Station North site, and he wondered what was going on. Mr.
Bednarz stated there continues to be some wetland mitigation as a part of reconfiguring
the ponds on the south side of Bunker Lake Boulevard for Target and they are also doing
• some exploration of the first two feet of soil at the old auto yard to see what needs to be
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 24, 2004
Page 8
• dealt with, what needs to be hauled away and what can be used as a road bed in the
future.
ADJOURNMENT.
Motion by a Greenwald, seconded by Casey, to adjourn the meeting at 8:15 p.m. Motion
carried on a 4 -ayes, 0 -nays, 3- absent (Kirchoff, Gamache, and Vatne) vote.
Respectfully Submitted,
Sue Osbeck, Recording Secretary
Timesaver Off Site Secretarial, Inc.
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• C I T Y O F
ND OVE
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304
MAIN (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.AN DOVER. MN- US
TO: Planning and Zoning Commissioners
FROM: Andy Cross, Associate Planner
SUBJECT: Variance (04 -07) to vary from the buildable area requirements of City Code 12 -2
for property located at 826 138 Avenue NW.
DATE: September 13, 2004
INTRODUCTION
Gary Eskuri has applied for a variance to the City Code's minimum lot size requirements for an
outlot adjacent to his property in the Hills of Bunker Lake subdivision.
DISCUSSION
The applicant would like to create a buildable lot from the outlot adjacent to his property. The
outlot is largely covered by a drainage and utility easement and there is also a wetland on it
t o (please see attachment). Title 13 -6 -5 of the City Code requires lots to have 116.5 feet between
the front property line and the front edge of a delineated wetland for lots to be considered
buildable.
Mr. Eskuri's lot does not meet the required 116.5 -foot lot depth requirement for lots with
wetlands on them. The wetland is located towards the front of the lot, reducing the available
buildable area on the lot to 75 feet by 80 feet. This means there are 40 feet between the front
yard setback line and the edge of the wetland. The table illustrates the buildable area on a
standard wetland lot and the buildable area on the applicant's proposed wetland lot:
Standard Lot with Wetland
Proposed Lot with Wetland
116.5 feet deep x 80 wide = 9,320 sq. ft.
75 feet deep x 80 feet wide = 6,000 sq. ft
minus 35 -foot front yard setback = 6,520 sq. ft
minus 35 -foot front yard setback = 3,200 sq. ft
minus 10 feet of utility easement = 5,355 sq. ft
minus 10 feet of utility easement = 2,450 sq. ft
5,355 sq. feet of buildable area
2,540 sq. feet of buildable area
The applicant has submitted two housing styles that are shown on the attached drawings to
is illustrate how the houses could be situated on the lot. Either two or four feet would remain
between the rear of the house and the wetland, depending on which house is used. This does not
include a deck or provision for any other improvements to the rear of the structure.
As with any variance from the City Code, a hardship must be demonstrated on the part of the
• applicant. The applicant has provided the attached letter and memorandum from the Coon Creek
Watershed Management Organization to demonstrate hardship.
The hardship here is the fact that the wetland on the property will be very difficult and expensive
to relocate or resize. When the 5 Addition of the Hills of Bunker Lake Subdivision was created,
the developers used their entire de This means that the subdivision impacted all the
wetland that was permitted without having to replacing any. Because of this, the applicant will
have to go through the sequencing and replacement process if he intends on impacting any
additional wetland. Sequencing is a process by which the applicant justifies their wetland
impacts to the Coon Creek Watershed District and outlines the steps they will take to mediate
them. The Watershed district uses a 2:1 replacement ratio when wetlands are impacted, so two
square feet of wetland need to be created for every one that is removed. Throughout the
sequencing process, however, other options for wetland mediation can be explored.
Staff Recommendation
Based on the limited buildable area, staff does not recommend approval of this variance.
ACTION REQUESTED
The Planning Commission is asked to recommend approval or denial of the request.
11
Respectfully �submitted,
" . VI '_�a
Andy Cross
Cc: Gary Eskuri, 13811 Palm Street NW, Andover, MN 55304
Attachments
Resolution
Location Map
Wetland Delineation
Letter from Coon Creek Watershed District
Letter from Applicant
Housing Samples w/ scaled drawings
0
CITY OF ANDOVER
• COUNTY OF ANOKA
STATE OF MINNESOTA
Owl I ► • '
A RESOLUTION DENYING A VARIANCE REQUEST TO REDUCE THE REQUIRED
BUILDABLE AREA OF CITY CODE 13 -6 -5 FOR AN OUTLOT LOCATED AT 826 138'
AVENUE NW LEGALLY DESCRIBED AS:
OUTLOT "D", HILLS OF BUNKER LAKE 5' ADDITION, ANOKA COUNTY,
MINNESOTA
WHEREAS, Gary Eskuri has petitioned to vary from the buildable area requirements of City
Code 13 -6 -5, and;
WHEREAS, the Planning and Zoning Commission finds the request would , and;
WHEREAS, the Planning and Zoning Commission recommends to the City Council
the variance request, and;
WHEREAS, the City Council finds that there is not sufficient space to appropriately locate a
house between the wetland and front yard setback, and;
of
WHEREAS, the boundaries of the property are established and the wetland is not proposed to be
modified, and;
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover denies
the proposed variance request to vary from Title 13 -6 -5 of the City Code.
Adopted by the City Council of the City of Andover on this _ day of , 2004.
CITY OF ANDOVER
ATTEST: Michael R. Gamache, Mayor
Victoria Volk, City Clerk
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( C O O N C R E E K W A T E R 5 H E D D . 1 S T R 1 C T
• 12301 Central A NOrrneasf • Suite 100 Bialne Minnesorn 55c3a
August 17, 2004
Courtney Bednarz
City of Andover
1685 Crosstown Blvd NW
Andover, MN 55304
RE: Eskuri project Update
Coon Creek Watershed District staff have been working with Gary Eskuri, a homeowner
located at 13811 Palm St NW in Andover, on the possibility of building a house on the
outlot adjacent to the above address. Mr. Eskuri has requested that District staff notify
the City of Andover on the status of his project. Mr. Eskuri obtained a delineation from
Earth Science Associates, Inc. on June 25, 2004. Attached is a plat of the outlot in
question with the labeled delineated wetland. The outlot is located in the Hills of Bunker
Lake development. The deminimus has been used for this parcel, so any wetland impacts
would have to go through the sequencing and replacement process.
As of August 17, 2004, no permit application for grading and development has been
submitted.
•
Sincerely,
V
Ken Zeik
Water Resource Specialist
cc: Gary Eskuri
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07/29/04
City of Andover
1685 Crosstown Blvd NW
Andover, MN 55304
Re:Proposal for variance of Ordinance 10, Section 4
Location:Hills of Bunker Lake 5th Addition Outlot "D"
To Whom it may concern,
Hello my name is Gary Eskuri I live at 13811 Palm St NW
and own outlots C, and D. I am in the process of getting outlot
"D" changed to a buildable status in order to have a home built
on outlot "D ". It is a beautiful lot that borders the walking trail
along Bunker Lake Blvd and should make a wonderful home,
and addition to the neighborhood and city.
In the process so far I have been in contact with the Coon
• Creek Watershed District, the city, and RLK Kuusisto Ltd. I had
Ken E Meek, the President/Hydrogeologist with Earth Science
Associates Inc, come out and perform a Wetland Delineation for
Outlot D. Refer to article 1 in this packet for details. In his study
you will find the area deemed to be wetland outlined very
clearly, and also note that it is dry despite the rainy weather
present prior to his arrival. After I received the results from Ken,
I then contacted Ken Zeik @ the Coon Creek Watershed District.
As a result of the conversation with Ken it was determined that
the wetlands could not be altered or adjusted without extreme
reasonings that just do not apply to the present situation.
I then contacted RLK Kuusisto Ltd and have been in
contact with Kerry Culver since, refer to article 2 in this packet
for phone number and location. They did some preliminary
measurements and outlined the location of the building pad,
taking in consideration the 16.5' buffer required with the wetland
location. The present building pad available with the buffer
requirements measures @ 6400 sq feet. As outlined in the
attached ordinances the Citys requirement for a pad is 100' x
80' = 8000 sq ft. If we varied off the straight measurements we
• would definitely have more then the 8000 sq ft, but being within
the rectangular measurements we are at the 6400 sq ft. Please
refer to article 3 which shows you the facts at hand. The 6400sq
ft pad would provide a building pad which would allow a home
and yard that would stay well within the neighborhood and city
standards.
I have talked to some of my neighbors about what we are
attempting to do and they have been very positive in their
responses. As 1 stated before it is a beautiful lot with a
wonderful location that will make a great addition to the
neighborhood and the city. It will also provide a nice addition to
the tax revenue for the City of Andover. Take a look at the
pictures or just take a look while driving by on Bunker Lake
Blvd, it really is a win -win situation!
But in order to be in compliance with the Watershed
District and protect the wetland by means of the 16.5' buffer set
forth by the city I need a variance on the exact measurement of
• the building pad. It is my, and my families hope that you will
review facts of the situation and provide the variance needed to
continue with the process to get the lot deemed buildable and
so forth.
Thank you for the consideration and attention to this matter
Sincerely,
Gary Eskuri
13811 Palm St. NW
Andover,MN 55304
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1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304
MAIN (763) 755 -5100 FAX (763) 755 -8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
FROM: Andy Cross, Associate Planner ATC
SUBJECT: PUBLIC HEARING Comprehensive Plan Amendment (04 -02) to change the
Land Use Designation from General Commercial (GC) and Urban Residential
High Density (URH) to Urban Residential Medium Density (URM) for property
located in the future Andover Station North development.
DATE: September 13, 2004
INTRODUCTION
A 26 -acre section of Andover Station North currently has two Land Use Designations: Urban
Residential High (URH) and General Commercial (GC). The Land Use Designation needs to be
changed to Medium- Density Residential (URM).
DISCUSSION
The Comprehensive Plan's Land Use Map shows 10 acres designated for high- density residential
development in the Andover Station North area. In order to implement the most recent concept
plan for Andover Station North, this will need to be changed to 26 acres of medium- density
residential.
The concept plan for Andover Station North shows 158 residential units on the western half of
the development (see attachment). Spread over 26 acres, this falls into the Comprehensive Plan's
Medium - Density category of three to six units per acre. This differs from the Comprehensive
Plan's original land use plan for the area that showed 10 acres with the High Density Residential
Land Use (9 -12 units per acre), which would have produced 120 residential units.
Bruggeman Homes is considering developing this residential project. They are the same firm
that is constructing The Village at Andover Station, the townhome development south of Target
in Andover Station.
Staff Recommendation
Staff recommends approval of the amendment to the Comprehensive Land Use Plan.
Attachments
Resolution
Location Map
Andover Station North Concept Plan Land Use Exhibit
Current Land Use Map
ACTION REQUESTED
The Planning Commission is asked to recommend approval of the proposed Comprehensive Plan
Amendment.
Respectfully submitted,
Andy Cross
CC: Brad Povlitski, 7762 Lakeview Lane, Spring Lake Park, MN 55432
CITY OF ANDOVER
COUNTY OF ANOKA
. STATE OF MINNESOTA
RES. NO. R- -04
A RESOLUTION AMENDING THE COMPREHENSIVE LAND USE PLAN OF THE CITY OF
ANDOVER TO CHANGE THE LAND USE DESIGNATION FROM URBAN RESIDENTIAL
HIGH DENSITY (URH) AND GENERAL COMMERCIAL (GC) TO URBAN RESIDENTIAL
MEDIUM DENSITY (URM) FOR PROPERTY LEGALLY DESCRIBED AS THAT LAND
LYING WITHIN THE BOUNDARIES OF THE FOLLOWING DESCRIBED AREA:
Starting at a point of beginning, that being the northwest comer of the Southwest Quarter of the
Northeast Quarter of Section 34, Township 32, Range 24, Anoka County, Minnesota; thence
proceeding south 600 feet along the west quarter line; thence proceeding northeasterly to a
point 100 feet south of the northeast corner of the Southwest Quarter of the Northeast Quarter
of Section 34; thence proceeding north along the quarter line for a distance of 470 feet; thence
proceeding northwesterly to a point on the west line of the Northwest Quarter of the Northeast
Quarter of Section 34, 900 feet north of the northwest corner of the Southwest Quarter of the
Northeast Quarter of Section 34; then proceeding southerly to the point of beginning and there
terminating.
WHEREAS, the Comprehensive Plan currently shows 10 acres with a High Density Residential and
General Commercial Land Use designation in Andover Station North.
WHEREAS, the Economic Development Authority's approved concept plan for the development of
Andover Station North shows 26 acres of Medium Density Residential.
WHEREAS, an amendment to the Comprehensive Plan is necessary to allow for the proposed
change in Land Use to Medium Density Residential, and
WHEREAS, the location of the property near the arterial roadways of Bunker Lake Boulevard
(CSAH 116) and Hanson Boulevard (CSAH 78) creates conditions that are conducive to medium
density residential development, and;
WHEREAS, the Andover Review Committee (ARC) has reviewed the request to amend the
Comprehensive Plan; 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 adopts the following
amendment to the Comprehensive Plan, subject to the following conditions:
1) Change the Land Use Designation From Urban Residential High Density (URH) and
General Commercial (GC) To Urban Residential Medium Density (URM) for property
legally described in this resolution.
0 2) Subject to review and approval by the Metropolitan Council.
• Adopted by the City Council of the City of Andover this _ day of , 2004.
CITY OF ANDOVER
ATTEST:
Victoria Volk, City Clerk Michael R. Gamache, Mayor
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LEGEND
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," , URL - Urban Residential Low Density ',' Umned Commercial/Medium Density
;,,' ," URM - Urban Residential Medium Density " . LI- Ught Industrial
URH - Urban Residential High Density P - Public
; TCI - Transitional Commercial Industrial . ".',',.' OS - Open Space
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Current Land Use Plan for
Lc - Umited Commecial Waler Features
,,= NC - Neighborhood Commercial
Andover Station North
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