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HomeMy WebLinkAbout07/11/06C I T Y O F DOVE 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 July 11, 2006 Andover City Hall Council Chambers 7.00 a.m. 1. Call to Order 2. Approval of Minutes — June 13, 2006. 3. Discuss MPCA Land Use Plan for WDE Landfill/Presentation by MPCA Staff 4. PUBLIC HEARING Preliminary Plat of Andover Marketplace East 2 °d Addition to create two commercial properties from Outlot C of Andover Marketplace East located at the northeast corner of Station Parkway and Quinn Street NW. 5. PUBLIC HEARING Conditional Use Permit (06 -03) to allow off sale liquor sales on property located at the northeast corner of Station Parkway and Quinn Street NW. 6. PUBLIC HEARING Rezoning (06 -03) to rezone property from R -1, Single Family Rural Residential to R -4, Single Family Urban Residential for property located at 1177 161" Avenue NW. 7. PUBLIC HEARING Preliminary Plat of Country Oaks South, a single family urban residential development containing 3 lots located at 1177 161 Avenue NW. 8. PUBLIC HEARING Rezoning (06 -04) to rezone property from R -1, Single Family Rural Residential to R -4, Single Family Urban Residential for property located at 1341 and 1433 161" Avenue NW. 9. PUBLIC HEARING Preliminary Plat of White Pine Wilderness, .a single family urban residential development located at 1341 and 1433 161 Avenue NW. 10. Other Business: 0 11. Adjournment 1] 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 - June 13, 2006 DATE: July 11, 2006 Request The Planning and Zoning Commission is asked to approve the minutes from the June 13, 2006 meeting. 0 0 U C C I T Y 0 F -Aye / O ' PLANNING AND ZONING COMMISSION MEETING — JUNE 13, 2006 0 0 The Regular Bi- Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on June 13, 2006, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners Commissioners absent: Also present: Chairperson Daninger, Commissioners Tim Kirchoff, Michael Casey, Valerie Holthus, and Michael King. Commissioners Rex Greenwald and Devon Walton. City Planner, Courtney Bednarz Associate Planner, Chris Vrchota Others APPROVAL OFA17NUTES. May 23, 2006 Motion by Kirchoff, seconded by Casey, to approve the minutes as presented. Motion carried on a 5 -ayes, 0 -nays, 2- absent (Greenwald, Walton) vote. VARIANCE (06 -04) TO VARY FROM THE DRIVEWAY SETBACK REQUIREMENTS OF CITY CODE 12 -13 -9 TO ALL OWA SHARED DRIVEWAY FOR PR OPER TY LOCA TED AT 1947 MI AVENUE NW. Mr. Vrchota explained the applicant is requesting a variance to City Code section 12 -13- 9, which requires that driveways be setback 5 feet from the property line to allow a shared driveway access to 161` Avenue NW (County Road 20). Mr. Vrchota discussed the staff report with the Commission. Commissioner Kirchoff asked what the five foot setback was for the driveway. Mr. Vrchota stated City Code requires that all driveways be setback five feet from any property line and since this is a shared driveway, there would be a zero setback. Chairperson Daninger asked if one of the property owners sells, what happens to the shared driveway. Mr. Vrchota stated that would be addressed by the shared access Regular Andover Planning and Zoning Commission Meeting Minutes —June 13, 2006 Page 2 agreement and would be recorded with the properties to ensure access is permanently granted. Motion by Kirchoff, seconded by Casey, to recommend to the City Council approval of the proposed variance based on items one and two, the circumstances are unique to the property that were not created by the landowner themselves and it will not be out of character with the neighborhood. Motion carried on a 5 -ayes, 0 -nays, 2- absent (Greenwald, Walton) vote. Mr. Vrchota stated that this item would be before the Council at the June 20, 2006 City Council meeting. PUBLIC HEARING: RESIDENTIAL SKETCH PLAN FOR A SINGLE FAMILY URBAN RESIDENTIAL DEVELOPMENT AND PLANNED UNIT DEVELOPMENT LOCATED SOUTH OF BUNKER LAKE BOULEVARD ON SEVERAL PROPERTIES BETWEEN CROOKED LAKE BOULEVARD AND GLADIOLA STREET NW. Mr. Bednarz explained the Planning Commission is asked to review a sketch plan containing 25 detached townhomes and four existing homes that would remain. The proposal combines several properties and the rear yards of several others into what could be considered an infill project. Mr. Bednarz discussed the staff report with the Commission. Chairperson Daninger asked if it was his understanding that the applicant was asked to be prepared to discuss the PUD with the Planning Commission. Mr. Bednarz indicated that was correct. Commissioner Holthus asked under site design where it says "typically public streets are required to be thirty -three feet wide, however twenty -eight feet wide public streets have been approved in PUD's in the past ", is a variance required for the twenty -eight foot street widths or is it automatically approved with the approval of a PUD. Mr. Bednarz stated the street width and a lot of the other standards that are being requested through the PUD would be approved as a separate list of requirements for the development. It would not technically require a variance. Motion by Kirchoff, seconded by Casey, to open the public hearing at 7:18 p.m. Motion carried on a 5 -ayes, 0 -nays, 2- absent (Greenwald, Walton) vote. Ms. Dawn Schnickles- Johnson, 1553 140' Lane NW, distributed a prepared statement (attached to staff report). She stated her parents live at 13526 Crooked Lake Boulevard and her relatives and several neighbors will be impacted by this. She stated at the neighborhood meeting the neighbors expressed their concerns and objections to this Regular Andover Planning and Zoning Commission Meeting Minutes —June 13, 2006 Page 3 project. She stated there has not been any consideration on the impact this project will have on the streets, sewer and water and the neighborhood overall. The developer chose not to appear before the citizens and chose to send an assistant to represent this development. She was sent unprepared with drawings and documents that did not reflect the actual plans for the development and homes. Ms. Schnickles - Johnson stated this proposal is asking for several variances to be made and in some instances the lots are not equal to the size of the existing homes in the neighborhood. She noted that most of the residents have lived in the neighborhood for over thirty years and take pride in the quiet peace of Andover. The thought of fifty or more vehicles spilling out onto 135'' Lane NW from two narrow roads, Gladiola and Edelweiss, which would be twenty -eight feet instead of thirty -three feet wide, is simply ridiculous. She also explained that it states in the proposal that they also want to a variance to make the two cul -de -sacs eighty -two feet in diameter versus the typical ninety -three foot, this would make it more difficult for emergency vehicles to turn around in. Ms. Schnickles - Johnson stated the only way out of this development would be onto Gladiola and a right turn onto Bunker Lake Boulevard heading east or onto 135 Lane NW and north onto Crooked Lake Boulevard to make the turns to go either east or west onto Bunker Lake Boulevard Currently there is no stop light at that intersection and currently with the traffic, it is already dangerous. It was explained at the meeting that Bunker Lake Boulevard is a County Road and therefore any traffic changes would be decided by Anoka County and not the city of Andover. She did not think this development fit into the neighborhood. Mr. Ernesto Gonzalez, 13354 Gladiola Street NW made a PowerPoint presentation explaining his reasons against the proposed development. He explained he was concerned about traffic, sewer and water, the number of proposed homes, tree loss, the lack of trail connections, the lack of advancement of any of the goals of the Comprehensive Plan. He stated that some trade offs may be acceptable, but the current plan is unreasonable. Ms. Claudia Johnston representing her mother, Ms. Germaine Hamlet at 13563 Edelweiss, stated her mother was aware that the landowners have the right to sell their property and the developer has the right to develop the property. She thought the staff report explained the reasons why the development should not be put in as presented. They hoped the Planning Commissions recommendation to Council is that they do not approve the sketch plan as presented but if the developer is serious about what he would like to do here and if he is willing to work with staff and the neighbors, if the developer could come up with a better plan, something could be put in there. Mr. John Backan stated he has lived in Andover since 1473. He has seen Andover grow • and thought the Planning Commission has done a great job but this site plan is the worst he has ever seen. He noted in the plans there are fences that are proposed to go up along Regular Andover Planning and Zoning Commission Meeting Minutes —June 13, 2006 Page 4 Bunker Lake Boulevard and he felt if a fence needed to be put up to shield a neighborhood, there is already trouble with the project. The aesthetic value of the homes will go down because of this proposed development. He noted that being in the real estate business, he believed the value of the homes in the neighborhood will decrease between eight and fourteen percent if the development is approved. He concurred with what the other residents have talked about. Mr. Lester Bryant, 2830 135 Lane NW, stated this is a high school walker area so there will be more cars coming and going in the area because of this. He stated the idea of splitting the building maintenance and ground maintenance is something he has not heard of and did not think something like this will work. He stated this development is way too dense and does not fit. Mr. Vic Evans, 13553 Gladiola Street, asked what the sketch plan represented as far as the type of size and type of units being proposed. Ms. Kim Jabloski, 2743 130 Lane NW, asked if these would be considered single family dwellings. Her concern is that there would not be any City controls over them if they were to turn into investment properties and become rental units. Chairperson Daninger stated if this would be a PUD, the City could imply standards so things like that cannot happen. Mr. Bednarz the City does not get involved in the rental of a single family home which these would be considered. Ms. Jabloski stated they are already having issues with rentals in the area and is a concern for her and others in the neighborhood. Mr. Jerry Berry, 13526 Gladiola Street, stated his concern is for safety of the children in the neighborhood and them walking to school and around the neighborhood. Ms. Dianne Dickson, 16368 Wren Street, stated she was at the meeting to speak for her father who lives at 13565 Gladiola Street. She wondered if in the process will the residents have the opportunity to influence or at least observe and understand, what would be included in the PUD since the existing proposal does not give them anything to give them any sort of warmth or comfort about the measures they think should be taken into effect. Chairperson Daninger stated in a Preliminary Plat of a PUD the developer will need to have all of these things spelled out and there will be another opportunity to take public hearing on that. Mr. Tim Foley, 13520 Gladiola Street, stated his concern was if they do go ahead with the development there will be a certain amount of fill and this is going from a hill down to 135' Lane and the pond is at the top of the hill along Bunker Lake Boulevard. He stated he was concerned about the drainage into the lake and what sort of impact it will have on the lake. Chairperson Daninger indicated a development cannot affect the adjacent properties with things like drainage. Mr. Dan Schmitke, 13725 Edelweiss Street, asked if there is any accommodation for noise in the PUD because there will be fewer trees. Regular Andover Planning and Zoning Commission Meeting Minutes — June 13, 2006 . Page 5 Mr. R.T. McFeeters, 13558 Gladiola Street, stated he moved into the neighborhood in 1964 and this development will increase the traffic. He stated traffic is not enforced at this time. He wondered how they could increase the traffic and hope to keep a handle on it. Ms. Gloria Benjamin, 13625 Gladiola Street, stated things have changed a lot through the years and they know the City will do the right thing. Ms. Josephine Larson, 13527 Heather Street, stated she has recently adopted the Crooked Lake Access Park because she walks nearly daily and picks up the area. She noted that adding more homes will add concern. She also bikes with her children to Crooked Lake Access Park and with it becoming increasingly busier; she will have concerns about allowing her children to bike there on their own. Mr. John Backen asked the developer to explain the reasons why the rear end of the homes will face Bunker Lake Boulevard and Coon Rapids. They have boats that sit behind the houses along with snowmobiles. This will be a sore site driving on those roads seeing those things parked in the backyards. Mr. Dan Schmitt asked if affecting home values of the surrounding homes was included in the proposal as well. Mr. Wayne Layman, 13732 Edelweiss, stated as developments were brought into the area, it affected the traffic and neighborhood. He thought they were being too hasty and did not think the developer was prepared with all of the requested variances. Mr. Lester Bryant stated this area is also a must walk area for Crooked Lake School and it extends quite a way south, into Coon Rapids so there are a lot of kids walking from Gladiola. Chairperson Daninger noted that sometimes when a new development comes in, some surrounding streets get improved. Ms. Dawn Schnickles- Johnson stated at the neighborhood meeting upgrades to streets was discussed and the comment was that improvements to the roads would be done during the normal maintenance cycles and not because of the development. Motion by Kirchoff, seconded by Casey, to close the public hearing at 8:01 p.m. Motion carried on a 5 -ayes, 0 -nays, 2- absent (Greenwald, Walton) vote. Mr. Todd Ganz, owner of Merritt Development, stated he was at the meeting to answer their questions. Regular Andover Planning and Zoning Commission Meeting Minutes — June 13, 2006 • Page 6 Chairperson Daninger asked what the size of the units will be. Mr. Ganz stated at this time, during the sketch part of this, they are estimating the minim to be 1,100 S.F. per to 1,800 S.F. foundation size. Mr. Ganz stated regarding the number of garages per units is based upon the size of the lot, the minimum will be a 440 S.F. two car garage and three car garages where space allowed. Chairperson Daninger asked Mr. Ganz what the estimated home value will be. Mr. Ganz stated based upon current pricing, minim will be at $245,000 for the least expensive home. Chairperson Daninger stated there was a concern with noise and he wondered what the developer will do regarding it Mr. Ganz stated he planned to save as many trees as possible to buffer along Bunker Lake Boulevard and to buffer between the existing homes that area already there and they will be doing a tree preservation study for the development. Chairperson Daninger stated there was a question regarding the direction the houses will face. Mr. Ganz stated he was hoping to have the garages facing one another and have a shared driveway. He thought it was more appealing to have windows, stone and shake facing the road then a garage door. Chairperson Daninger asked what the developer had to say about drainage affecting adjacent properties. Mr. Ganz stated it would not affect adjacent properties. Commissioner Kirchoff asked if there was any reference regarding a trail along Gladiola. W. Ganz stated they have not included it but would be willing to include them in the plans for the streets. Mr. Ganz stated regarding rentals, in the developments they have done, he has not heard of any rentals or leases turning up because of the price point. Mr. Ganz explained what the homeowners association would be responsible for in the development. Commissioner King asked if there would be any open spaces in the development. Mr. Ganz stated they did not have any open spaces designed into the project right now. He noted they could add some to make the development more appealing. Commissioner Kirchoff stated he has not seen any real improvements. He asked Mr. Ganz what the improvements would be for a PUD. Mr. Ganz stated the 2,500 S.F. of living space is an improvement. Having the structure maintained on a regular basis would provide an appealing neighborhood, enhancing the landscaping, tree buffers, six • foot evergreen trees, fencing to buffer and the open space he in the back of some of the deep lots would be improvements. He also would like to connect trails, install sidewalks and Eidelweiss would probably be improved which would be a benefit to the City. Regular Andover Planning and Zoning Commission Meeting Minutes —June 13, 2006 • Page 7 Commissioner King stated there will be a number of trees removed and he wondered if trees will be moved or replaced. Mr. Ganz stated they plan to plant both evergreen and deciduous trees. Commissioner Kirchoff thought the development could lose a few homes and make it more spacious. Mr. Ganz stated he would not be opposed to that Chairperson Daninger indicated he was in favor of a well designed PUD. He thought the applicant should work with staff and address the concerns of the neighborhood and reduce the number of units. He also stated that all of the improvements need to be shown on the plans. The Commission agreed. Mr. Bednarz stated that this item would be before the Council at the June 20, 2006 City Council meeting. PUBLIC HEARING: RESIDENTIAL SKETCH PLAN FOR A SINGLE FAMILY R URAL RESIDENTLAL DEVELOPMENT LOCATED AT 17404 WARD LAKE DRIVE" Mr. Bednarz stated the Planning Commission is asked to review a sketch plan containing five rural lots. Mr. Bednarz discussed the staff report with the Commission. Commissioner Kirchoff asked if the second access was the reasonable spot for it to go. Mr. Bednarz stated they look at topography and look at where the road can physically be built. It does need to go to the north and there are several options that would depend on the development plans of the property owners. Commissioner King stated the road going to the north shows a cul -de -sac in the north going south, he knew the area was all undeveloped at this time and is a high area_ He wondered if the property owners were contacted and have they seen it Mr. Bednarz stated the typical notification was provided but there has not been a lot of interest in the sketch plan at this time. He has not been contacted by anyone in the neighborhood regarding this development. Commissioner Holthus asked if the gravel portion of Ward Lake Drive would be paved and if other residents not in the development would be assessed for road improvements. Mr. Bednarz explained that the development would be asked to pay a proportionate share of the road improvements and that property owners outside of the development are . typically not assessed for road improvements until the time that they develop. The Council will need to determine at what time the road will be paved. Regular Andover Planning and Zoning Commission Meeting Minutes —June 13, 2006 • Page 8 Motion by Casey, seconded by Kirchoff, to open the public hearing at 8:37 p.m Motion carried on a 5 -ayes, 0 -nays, 2- absent (Greenwald, Walton) vote. Ms. Lilly Grey, 17947 Hanson Boulevard, stated she walks everyday along Ward Lake Drive and she noticed the proposed change sign. She wanted to have the Commission understand that this is a rural area and if they put in mad lights, that they shine down instead of up into the sky. She thought the gravel road needed to be paved because cars drive through there very fast. Motion by King, seconded by Casey, to close the public hearing at 8:41 p.m. Motion carried on a 5 -ayes, 0 -nays, 2- absent (Greenwald, Walton) vote. Ms. Kathy O'Connell, WRA, representing Select Homes, made a presentation to the Commission regarding the proposed development. Commissioner Holthus stated one of the requirements they would have to do is to demonstrate the buildability of each lot. She wondered if this was a major concern. Ms. O'Connell did not think it was a concern. Commissioner King stated he lives in that area and there are many trees in the area. He • wondered if they planned on keeping a lot of the trees. Ms. O'Connell stated that is one of the main considerations for where the road and cul-de -sac are located. She noted they had noticed on the knoll there were a couple of beautiful Oak trees so they adjusted the street and will further refine it when they get the final topography and locate key trees. Commissioner King wondered if the street will be thirty -three feet wide. Ms. O'Connell stated they will put in whatever road width that the city requires but would prefer to reduce the street width because that much paving is simply not needed. Chairperson Daninger thanked Ms. O'Connell for explaining the development to the Commission. Chairperson Daninger indicated the development looked good and should be pursued. The Commission agreed. Mr. Bednarz stated that this item would be before the Council at the June 20, 2006 City Council meeting. OTHER BUSINESS. Mr. Bednarz updated the Commission on previously reviewed items. • Commissioner Kirchoff noted he picked up an architecture monthly magazine and the Community Center was m it an d apparently they have won an award and thought it was great. Regular Andover Planning and Zoning Commission Meeting Minutes — June 13, 2006 • Page 9 Commissioner Casey stated this Thursday there will be an open house provided by the Andover EDA from 5:00 to 7:00 to review the Andover North project general business area. The public is welcome to come. ADJOURNMENT. Motion by Casey, seconded by Holthus, to adjourn the meeting at 8:50 p.m. Motion carried on a 5 -ayes, 0 -nays, 2- absent (Greenwald, Walton) vote. Respectfully Submitted, Sue Osbeck, Recording Secretary Timesaver Off Site Secretarial, Inc. • 0 3 4 11 C� T Yn (J�jF 1 \DOV • 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commissio ers FROM: Courtney Bednarz, City PlanneT SUBJECT: Discuss MPCA Land Use Plan for WDE Landfill/Presentation by MPCA Staff DATE: July 11, 2006 INTRODUCTION The Minnesota Pollution Control Agency (MPCA) has prepared a land use plan for the closed landfill commonly referred to as the WDE site. A presentation by the MPCA will describe the process that was undertaken and the recommendations of their plan. DISCUSSION A copy of the plan is attached. The pertinent conclusions of the plan can be found on pages 8 and 9 of the plan. Staff offers the following recommendations to address the plan's conclusions: 1. An ordinance amendment will need to be prepared to correctly refer to the lines on `Exhibit A' that delineate the 200 and 500 foot setbacks from the landfill. Attachment B illustrates the issue raised by the plan. • 2. Attachment B is the section of the City Code that was adopted as Ordinance 19 on March 4, 1997. MPCA has been informed of this action. The map will need to be made available in printed and online copies of the City Code. 3. A Zoning District specific to the landfill should be created and the landfill properties should be rezoned to this designation, as suggested by the plan. ACTION REQUESTED The Commission is asked to receive the information presented by the MPCA and to make a recommendation to the Council concerning actions that should be taken by the city in response to the WDE Land Use Plan prepared by the MPCA. The necessary steps to complete the recommendations outlined above will commence if authorized by the Council. Attachments Attachment A: MPCA Land Use Plan Attachment B: City Code City Code 9 -1 -6 7ble4nJ1 b ed, n Cc: Jean M. Hanson MPCA Closed Landfill Unit Majors and Remediation Division 520 Lafayette Road St. Paul, MN 55155 -4194 Attachment A: MPCA Land Use Plan Minnesota Pollution Control Agency LAND USE PLAN WASTE DISPOSAL ENGINEERING LANDFILL MPCA produced this report with the assistance of Sanders Wacker Bergly, Inc. • March 30, 2006 0 • Table of Contents Pages I. Introduction 1 Possible Problems Associated with Closed Landfills 1 Purpose of Land Use Plan 2 II. Site Location and Description 2 II. Site History and Remediation System 3 IV. Environmental Impacts from the Landfill 4 Groundwater Contamination 5 Gas Migration 5 V. Land Use Issues 5 Controls, Easements, Other Restrictions 6 Hazard Disclosure Document 7 Existing and Future Land Use 7 VI. Discussions / Conclusions 8 Andover City Ordinance 19 — Recommendation 8 Qualified Facility 8 Property Outside the Qualified Facility 8 -9 Figures 1 — Boundary Survey -URS 2006 2 — VOC Levels: Base of Upper Sand Aquifer 3 — Flow at the Base of Upper Sand Aquifer 4 — Landfill Cleanup Agreement: Document # 1203355 5 — Refuse Limits, with 200' and 500' zones 6 — Andover City Ordinance 19 7 — Wetlands and Floodplains 8 a & b — All Development Restrictions 9 — Comprehensive Plan: Guided Land use 10 —Zoning Districts Appendices A — Fact Sheet: Closed Landfill Program — Land Use Plans B — Fact Sheet: Waste Disposal Engineering Landfill — Closed Landfill issues . C — Potential Hazards at Closed Landfill Sites — WDE Landfill, Andover, Minnesota D — District CLR — Closed Landfill Restricted • Land Use Plan Waste Disposal Engineering Landfill Introduction In 1994, the Minnesota Legislature adopted the Landfill Cleanup Act (LCA) (currently codified at Minn. Stat. 115B.39 - 1156.445) which created the Closed Landfill Program (CLP). Under the CLP, the Legislature authorized the Minnesota Pollution Control Agency (MPCA) to take over the owner /operator's environmental response action obligations at over 100 closed mixed municipal solid waste landfills throughout the State and initiate cleanup actions, complete closures, and prepare annual evaluations. As part of these responsibilities, the LCA (Minn. Stat. § 115B.412, subd. 9) requires that the MPCA develop a Land Use Plan for each of the landfills in the CLP. The LCA terms the landfills as qualified facilities ". The statute states: The Commissioner shall develop a land use plan for each qualified facility. All local land use plans must be consistent with a land use plan developed under this subdivision. Plans developed under this subdivision must include provisions to prevent any use that disturbs the integrity of the final cover, liners, any other components of any containment system, or the function of any monitoring systems unless the commissioner finds that the disturbance: • is necessary to the proposed use of the property, and will not increase the potential hazard to human health or the environment; or • is necessary to reduce a threat to human health or the environment. (Appendix A: Land Use Plan Fact Sheet and is available on the MPCA's web page at www.pca.state.mn.us/cleanup /closediandfills.html#lup Possible Problems Associated with Closed Landfills Landfill gas migration and ground water contamination are serious concerns associated with many landfills in the CLP; not only at the landfill itself, but also on adjacent property. In several cases, these situations could pose a threat to the health and safety of persons living close to these landfills or to persons associated with some activity either at or in the vicinity of these landfills. Specific examples of these potential threats include explosive concentrations of landfill gas in buildings and other structures at and near the landfill, the risk of inducing contaminated groundwater into other aquifers by constructing groundwater wells in multiple aquifers, and the consumption of contaminated drinking water as the result of constructing potable wells in contaminated aquifers. Because the MPCA is responsible for the long -term care of these landfills, the MPCA has implemented monitoring programs and corrective actions at most of the sites. The MPCA is not only responsible for addressing the landfill gas and groundwater issues at the facility, but is also • responsible for the operation and maintenance (O &M) of the landfill cover, any remediation and monitoring systems present, and site security. In addition, worst case situations sometimes mean that more elaborate remediation systems, such as active gas extraction systems and groundwater treatment systems, need to be constructed and operated at these landfills in order 1 to help mitigate these problems. Consequently, any future use and development of the landfill property needs to be planned carefully and responsibly and must be compatible with the MPCA's responsibilities for the qualified facility. Purpose of Land Use Plans The purpose for preparing a Land Use Plan (LUP), for each landfill, is to protect human health and public safety; and to protect the integrity of the landfill's remediation and monitoring systems. The LUP also helps local government balance needs and desires for land use with consideration for health and safety requirements. To meet the requirements of the statute, local units of government must make their land -use plans for the qualified facility land (landfill boundary) consistent with the MPCA's land -use plan. In some cases, adoption of a consistent local plan may require a change to local zoning and other land -use measures. Site Location and Description The Waste Disposal Engineering Landfill (Landfill) is located in the City of Andover, Anoka I County, Minnesota. The Landfill property boundary (Figure 1 Boundary Survey -URS 2006") is bounded on the east by Hanson Boulevard, to the north by Coon Creek, to the west by Crosstown Boulevard, private property, and city park land, and to the south by land owned by the City of Andover's Economic Development Authority. The property comprising the landfill boundary is currently owned by the State of Minnesota, through tax forfeiture and portions by the MPCA. The Landfill is located in a glacial geomorphic feature referred to as the Anoka Sand Plain. The geology at the site reflects its location. There are two aquifers at the site referred to as the Upper and Lower Sand. The Upper Sand is unconfined and water in this aquifer is found at a depth of 15 to 20 feet below the ground surface at the site. The Upper Sand is approximately 50 feet thick and contains discontinuous gray silt. Monitoring wells with an "A" suffix are vertically placed in the Upper Sand to intersect the water table. Monitoring wells with a "B" suffix are vertically placed at the base of the Upper Sand. The Upper Sand discharges to Coon Creek which is north of the site. The Upper Sand is separated from the Lower Sand by the Grantsburg Till which is characterized at the site by red -brown silts. The Grantsburg Till acts as an impermeable barrier between the two sand aquifers and is up to 40 feet thick below the site. Contamination has not been found in the Lower Sand. Residential wells and monitoring wells With a "D" suffix are screened in the Lower Sand. The thickness of the Lower Sand has not been defined beneath the site but depth to the Lower Sand in the residential and monitoring wells varies from 90 to 110 feet below the ground surface. The bedrock beneath the site is characterized by the St. Lawrence Formation (shales) and has been found south of the site at a depth of 120 feet below the ground surface. i "Footnote: Figure 1 is based on a current survey (March 2006). Figures 2 -10 are pdf maps . done in the fall of 2004 and therefore, not accurate for the landfill boundary. K 0 General Geology of Site 0 Upper Sand V 20 ft Gray Silt Red -brown silt till Lower Sand Bedrock 50 ft i.iu ft (The vertical lines represent wells in D, 13, and A horizons, from left to right.) Site History and Remediation Svstem The site was operated as a private dump for at least ten years prior to the MPCA issuing an operating permit in 1971. The Landfill stopped accepting waste in 1983. The permitted facility is 114 acres, with a fill area of approximately 73 acres. It contains approximately 2,410,000 cubic yards of compacted mixed municipal solid waste and soil cover material. A permitted hazardous waste disposal pit also accepted liquid industrial and hazardous waste from November 1972 to January 1974, at which time the MPCA ordered the pit closed. The Landfill was placed on EPA's National List of Priorities (Superfund) in September 1983. Information included in the EPA 106 Superfund Administrative Order (106 Order) for the Landfill, dated July 26, 1991, indicated a truck load of barrels reportedly broke through the asphalt liner of the hazardous waste pit in November 1972. The repairs were not completed until July 1973. The 106 Order also describes an undetermined quantity of hazardous waste, much of it in bulk loads, disposed throughout the Landfill. In response to the 106 Order, the Waste Disposal Engineering (WDE) Potential Responsible Parties (PRP) Group installed a ground water pumpout system in 1992 and 1993, and constructed a final cover system in 1993. The ground water pumpout system included eight perimeter pumpout wells to capture the contaminant plume and a single pumpout well located inside a slurry wall constructed around the hazardous waste disposal pit. This was done to create an inward hydraulic gradient thereby minimizing migration of contaminants from the pit area. Two perimeter pumpout wells were manifold together due to low flow rates. The final cover system included regrading the waste prior to constructing a cover and installing twelve passive gas vents and two gas barrier membranes. 3 During this phase of construction, the ground water from each pumpout well was manifold into a common header before being pumped to a sanitary sewer located in Crosstown Boulevard. Monitoring data indicated that the flash point limit, for the Metropolitan Council Environmental Services Industrial Discharge Permit, was exceeded on three occasions (1993), requiring further treatment of the ground water prior to discharge to the sanitary sewer. Therefore, a tray stripper unit was installed to volatilize contaminants from the waste stream. One flash point exceedance of the tray stripper effluent occurred in November 1995 after the tray stripper unit was installed. However, there have not been any exceedances of flash point since 1995. In October 1995 Anoka County, the WDE PRP Group and the MPCA signed a Landfill Cleanup Agreement and the MPCA issued the Notice of Compliance. The site was deleted from the National Priorities List by EPA in March 1996. This resulted from the State's 1995 agreement with the EPA, implementation of the CLP, and the signed Landfill Cleanup Agreement which requires the State to assume the long -term care of the Landfill. The cost of operating .the pumpout system, with little indication of near - future decrease in costs, caused MPCA to consider alternatives to more efficiently remove volatile organic compounds from the Landfill. The potential for off -site gas migrating towards nearby private property also influenced MPCA's considerations. The MPCA concluded that it would install an active gas extraction system to remove methane and other volatile organic compounds from the waste and combust them in an enclosed flare. The MPCA has been operating the active gas extraction system, a system which includes 54 gas extraction wells, since 1998. In 2004, the MPCA installed a new extraction well (EW -8) because the 2003 groundwater monitoring well data indicated that the contaminant plume extends beyond the capture zone of the pumpout system in one location. In addition, because of safety issues surrounding the cleaning of the tray striper, the MPCA redesigned the effluent treatment system and eliminated the need for the tray stripper. The new design pumps extracted groundwater and condensate into a lined treatment basin for pretreatment prior to discharge to the sanitary sewer. The MPCA constructed this new system in the fall of 2004. A WDE Landfill Fact Sheet is provided as Appendix B and is available on MPCA's web page at: www.pca.state.mn.us/cleanup/closedlandfills.html#factsheets It highlights historical points, contamination issues and provides MPCA staff contact information. The MPCA has determined that a gas to energy system is feasible at the Landfill and has received bids to construct the project. Environmental Impacts from the Landfill Due to the types of the materials that were disposed of at the Landfill and left on site at the time of its closure, there are numerous public health concerns associated with the Landfill. The toxic materials have migrated into the soil, surface water and ground water. Also, the site continues to generate methane gas, which is explosive when concentrated to certain levels. Remediation procedures such as capping the site, pumping out contaminated groundwater, and extracting and burning the landfill gas have partially mitigated these dangers but public use of land and water, in and near the landfill site, still is not completely safe. In order to protect public health • and welfare from these dangers certain land and water uses must be controlled, now and well into perpetuity. 4 b� Groundwater Contamination The influent and effluent data showed a marked decrease in contaminants removed seasonally from the groundwater and the landfill gas. The contaminants that exceed drinking water standards in the groundwater, at the compliance boundary (200 feet from the waste footprint), include arsenic, benzene, vinyl chloride, and 1,1,2,2 tetrachloroethene. Figure 2 represents the Total Volatile Organic Compound (VOC) Contamination at the Base of the Upper Sand and Figure 3 represents Flow at the Base of the Upper Sand. The monitoring wells completed in the lower sand aquifer have not shown VOC contamination from the Landfill. The monitoring wells north of Coon Creek exceeded the Health Risk Limit for 1,1,2,2 tetrachloroethene in 2003. Surface water sampling during 2003 of Coon Creek indicated no exceedance of Aquatic Life Standards. It is important to note that groundwater contamination has been detected off -site north of the Landfill. Although this Land Use Plan does not address land -use off of the landfill boundary, the MPCA's Annual Report for the Landfill provides detailed information about this off -site concern. Gas Migration The active gas extraction system operated 97 percent of the time during 2003. The active gas extraction system is designed to remove landfill gas including methane and volatile organic compounds from the waste and combust them in an enclosed flare. There are 54 gas extraction wells in the Landfill. MPCA installed one of the gas extraction wells in the hazardous waste pit to further reduce ground water contamination. The gas extraction system is controlling gas migration. There were no significant detections of explosive gas beyond the landfill boundaries in 2003. The MPCA tested the flare stack in November 2003. The results indicated that the flare's combustion exceeds 99.9% destruction of combustible organics measured in the inlet gas of the flare. Land Use Issues The key document which guides the use of the Landfill is the October 1995 Landfill Cleanup Agreement: Document# 1203355 (Figure 4) between Anoka County, the WDE PRP Group and the MPCA. It placed the following controls on the Landfill: • No transfer of any rights in the tax- forfeited property without an easement to the MPCA; • No sale of any tax - forfeited property improved with state general obligation bond funds without compliance with state law and orders; • No structures on the tax - forfeited property without prior written approval of the MPCA; • Any approved structures shall be built to protect occupants from landfill gas infiltration; • No placement of materials, personal property, equipment, or any other items on the tax forfeited property without the MPCA's written consent; • No public access or development of the property except in the Hanson Boulevard right - of -way lying outside the landfill fence and except as defined in other existing easements; • No trees or shrubs can be planted which may potentially disturb or impede the landfill • cover; • No groundwater extraction from the tax- forfeited property. This does not apply to the repair or replacement of existing wells provided that there is no material increase in the 5 amount of water extracted. This also does not apply to water extraction that is part of • the remedial action; • Any dewatering for public utility or public road purposes requires the MPCA's prior written approval; • No drinking water well without written approval of the MPCA and the Minnesota Department of Health; Various exceptions and conditions relating to work on Hanson Boulevard and public utilities in the vicinity. Figure 5 Refuse limits, with 200' and 500' zones, identifies the two refuse limit boundaries around the Landfill Another key document guiding the use of the Landfill and surrounding property is the Andover City Ordinance 19 (Figure 6). This ordinance contains the following restrictions: • No enclosed structures can be built on the Landfill or within 200 feet of WDE refuse limit as depicted by Line F (should be Line E) in Exhibit A (attached to the ordinance), except north of Coon Creek; • Enclosed structures between 200 feet of refuse (as shown by Line E in Exhibit A) and 500 feet of refuse limit (as shown by Line F in Exhibit A) require installation of soil gas monitoring probe between the structure and the refuse; • Structures between 200 feet of refuse (as shown by Line E in Exhibit A) and 500 feet of refuse limit (as shown by Line F in Exhibit A) must have explosive gas monitor installed at lowest level; • MPCA is granted access for monitoring purposes to all monitors and probes that are covered by the ordinance; • No extraction of groundwater from the Upper Sand Aquifer within 500 feet of limit of refuse. No extraction of groundwater from the Lower Sand Aquifer within area indicated in Exhibit A to the ordinance. Land use of the Landfill, as well as surrounding properties is also governed by the current city municipal code, easements and land use restriction agreements. Future zoning and land use will be guided by the City of Andover Comprehensive Plan. In addition, there are Federal Emergency Management Agency (FEMA) floodplains and National Wetlands Inventory (NWI) indicated wetlands on the WDE Landfill and surrounding properties (Figure 7 Wetlands and Floodplains). Controls Easements, Other Restrictions In addition to the Landfill Cleanup Agreement and the Andover City Ordinance 19, there are multiple documents and regulations which place controls on the Landfill property and adjacent properties. These restrictions come from easements, restrictive covenants, deed conditions, agreements, local, state and federal wetland regulations, Federal Emergency Management Agency (FEMA) restrictions and City of Andover /Coon Creek Watershed District regulations. Following is a list of these documents, a recording number, N applicable and a brief description of the controls: Utilities: • United Power Association Easement (Document #1626332) Sewer Easement (Document #820166) Rural Cooperative Power Association Easement (Document #297946) 6 • Rural Cooperative Power Association Easement (Document #297578) • Wetland Conservation Act and Clean Water Act (Section 404) • Windschitl Access Easement (Document # 1215236): 200' from refuse boundary; no construction of any kind other than city road to connect with 142n Lane NW; no underground utility construction without MPCA approval; no installation of wells for groundwater extraction from the Upper Sand Aquifer; no extraction from Lower Sand Aquifer; and, gas monitoring equipment required for any enclosed structure. • Modifications to the Access Agreements: City of Andover Property and NSP Easement. • Quit Claim Deed (Document #1450970): parcels south of the Landfill. • Nature's Run Declaration of Restrictive Covenants (Document #1623821): 500' from refuse boundary; no groundwater extraction from Upper Sand Aquifer without prior MPCA approval; and, no groundwater extraction from Lower Sand Aquifer without prior MPCA approval (except existing wells). The above referenced documents or regulations address multiple land use issues as highlighted below: • Development/Grading /Construction Restrictions • Upper Sand Aquifer Groundwater Restrictions • Lower Sand Aquifer Groundwater Restrictions • Building Restrictions • Planting Restrictions • Utilities • Fences • Roadways • Soil/Minerals • Wetland and Floodplain Restrictions • Zoning Restrictions Sanders Wacker Bergly developed Figure 8, All Development Restriction, to aid those interested in identifying these multiple restrictions. Hazard Disclosure Document The MPCA had a Hazard Disclosure Document (2004) developed for the Landfill. The purpose of the document is to inform the MPCA's contractors and consultants about a broad range of hazards that they could encounter when working at the facility. A copy of the Hazard Disclosure Document is included in this LUP to better inform interested persons and units of government of the types of potential hazards that exist at the Landfill. The document highlights physical, biological, and chemical hazards. A copy of the Potential Hazards at Closed Landfill Sites is included as Appendix C. Existing and Future Land Use The MPCA will continue its long -term care responsibility for the Landfill including monitoring of groundwater and landfill gas, operating the active gas extraction system, and other maintenance responsibilities for as long as necessary. Due to public safety concerns, the MPCA will continue to prohibit public access onto the site without its authorization. At this time, the MPCA believes the appropriate land use for the site for the foreseeable future is open space with no public use or development. The City of Andover's Comprehensive Plan: Guided Land Use (Figure 9), identifies the Landfill as Open Space. In Figure 10, Zoning Districts, the zones are identified 7 and the majority of the Landfill is zoned R -1 — Single Family, with additional areas zoned R-4 — • Single Family -Urban and GB — General Business. Discussions 1 Conclusions Andover City Ordinance 19 - Recommendation The MPCA's consultant, Sanders Wacker and Bergly, Inc., reviewed documents pertaining to the WDE Landfill including Andover City Ordinance 19. Based upon that review, the MPCA is recommending that the Ordinance 19 be amended as follows: • In Section 7.1. the 200 -foot limit is mistakenly referred to as Line F, instead of Line E • Exhibit A (a site map) should be attached to the Ordinance (it is referenced). • In Section 7.4. the language regarding the 500 -foot limit should include a reference to Line F. The City of Andover adopted Ordinance 19 by resolution in January 1996. It has not been incorporated into the City Zoning Code, Subdivision Code, or other information sources that the City hands out to prospective property developers. Without inclusion of Ordinance 19 in codes, plans, and handouts, there is a danger that prospective developers may not become aware of the Ordinance until after significant decisions have been made. It also appears to pose a challenge for City planning staff to keep track of the requirements of Ordinance 19 since staff does not need to refer to it on a regular basis. Therefore, the MPCA recommends that the City of Andover incorporate Ordinance 19 into an informational source that would be used by developers and City staff (i.e. City Zoning Code). Qualified Facility State statute requires that all local land -use plans be consistent with the MPCA's Land Use Plan for the qualified facility. The MPCA's environmental response action obligations for the qualified facility conflict with the current zoning, for this property (Figure 10 Zoning Districts). The MPCA believes the R -1 — Single Family — Rural, R-4 — Single Family — Urban and GB — General Business zonings, are not compatible with the MPCA's present and future responsibilities for the qualified facility due to public health and safety concerns and the need to preserve the integrity of the Landfill's remediation systems. It is misleading to potential developers, property owners, or any other interested parties, for the Landfill to be zoned for residential use. As a result, the MPCA recommends that the City of Andover amend its land use plan and adopt a new zoning district and ordinance specific to the qualified facility. The recommended zoning district is called Closed Landfill Restricted (CLR). A draft ordinance is included as Appendix D. Property Outside the Qualified Facility Unlike the qualified facility, the State statute requiring the development of an LUP at closed landfills does not apply to property outside of the qualified facility. However, Minn. Stat. § 11513.412, subd. 4(a) requires the MPCA to provide affected local units of government with site information including a description of the types, locations, and potential movement of hazardous substances, pollutants and contaminants, or decomposition gases related to the landfill. Furthermore, Minn. Stat. § 1156.412, subd. 4(b) requires local units of government to notify persons applying for a permit to develop affected property of the existence of this information and, on request, to provide them a copy of the information. Lastly, the MPCA understands that 0 • Minn. Stat. § 1156.412, subd. 4(b) requires local units of government incorporate this information in its future land -use planning efforts. The MPCA refers the City of Andover and any prospective persons interested in developing property near the Landfill to the MPCA's latest Annual Report for the WIDE Landfill, which is on the MPCA's web site at: www.i)ca. state. mn. us /cleanup /clp- sitereports.html The Annual Report summarizes the information listed above and serves to fulfill the MPCA's obligation in this regard. 0 9 • FIGURES • • r a ill E C a m « _/ E f iF a LY I Hi 1 I It 1 k � � al E 9 � F I� 1 or a � enseWR¢T �� gg a saa sE 2 t °a = l og a >� � 7 I • p- Q . e Y s F ': MMfpl aCIILVMY a:wi. i Tj a_6 �^�- �•tl -�' ".�'Tn u.v sans ¢T : a d a �ii a ' tcc rc= i x + E c xs+ 61 ! s Is its 1� s r p a° y[ F a Fi a . Q H9a t p` t p C S o- p: ( € F. s t c [ g • °� RS � •� �� �`t a 0 � R a & � a � g S p 1174 SF y � � i Z iS�i� t C �i t $g e [ = jti5 •x a€ & a t o t F t gel t #. 3 t• til a �e alt t 6- s I� ! ! i. • a 9 t t! E c a s s ! g L x p # E a � r =r l ! ! `$tee 3g !t 1'-ftp t{ Ee S S E ° • � � � �'�r � L.i 8 e Elf ilt g p _'! p a l � 4]t y N L 6 l ss Real I L I lit €1 `! x r �C €1 f¢ t� r L J t `(L . +T«� •• . a :�`� p I[[ aR a t i F i f q S.sl i ii r p a i(cF ra' [.Jt F i6ii f F F Y d : t ! F�S E1[r 3c e � J t BOUNDARY SURVEY OF THE WDE LANDFILL FOR THE MINNESOTA POLLUTION . +T«� •• . a :�`� ° "" aR CONTROL AGENCY r r rr •'+• ; aF's. r d g«t � ; '`?C '4 a - _ . t - ... -.. DC Lpvpl -q! P P -- g Y I a, ri rr •'+• ; aF's. r d g«t � ; '`?C '4 a - _ . t - ... -.. DC Lpvpl -q! P rB IL Yee � = t 4' t L � g Cj J g a Landfill Cleanup Agreement: Document # 1203355 N Site boundary 0 Parcel boundaries 5500 0 500 Feet Refuse boundary E Landfill Cleanup Agreement s "Tax- Forfeited Property": No structures without MPCA approval. Any structure must protect from infiltration of landfill gas. No equipment or materials placed without MPCA approval, except outside fence in Hanson Blvd ROW. No public access or development except in Hanson Blvd ROW (except for existing easements.) No groundwater extraction other than remediation (does not apply to existing wells.) Dewatering for public works must have MPCA approval. No installation of drinking water wells without MPCA approval. No installation of utilities west of Hanson Blvd without MPCA approval. Expansion or reconstruction of Hanson Blvd needs MPCA approval. All restrictions must pass to future owners. "W DE Qualified Facility": County shall not plant trees or shrubs that might disturb the landfill cap. " ' "Excluded Property": Land that is part of the W DE facility property but is excluded from most of the restrictions of the >aa Landfill Cleanup Agreement. - Land defined in Landfill Cleanup Agreement as "WIDE Qualified Facility", but not included in descriptions of "Tax- Forfeited Property" or "Excluded Property". �\ WDE lands (according to URS survey, 2003), but not included in Landfill Cleanup Agreement's legal description of "WIDE Qualified Facility" Figure 4 i�1_1 1� 1 �1 - - -, I I I I I I I / \ 71 1 1 1 1 1 1 L • • WDE Site +' • J.: ...... : _ .......... ft • 1 7, Z\ Refuse Limits, with 200' and 500' zones Site boundary A/ Waste boundary 800 0 800 Feet Parcel boundaries N Wetland 200' from refuse limit, and additional property as shown in City of Andover " Source: City of Andover, Ordinance 19, Exhibit A. URS Corporation survey, a 500' from refuse limit, e ; and additional property W E 2003 as shown in City of Andover Ordinance 19, Exhibit A. Figure S S rlover city a 0 rIj 0 mw WDE site ( 11 Wetlands and Floodplains 1200 .A/ Site boundary C /V Street Wetland (as depicted on NWI) N ® FEMA 100 -year floodplain W E ® FEMA 500 year floodplain S U i 1200 Feet Source: Minnesota DNR Figure I •r�r .ir . . K: aiai: p:• �irar =' ' cwwrarer- : F of ono• ono• •v w �a vic •ow •c riavalnnmant KE I Development Restrictions Legend Andover City Ordinance 19 %200' from refuse boundary: No enclosed structures. _ =200' -500' from refuse boundary, except areas north of Coon Creek: Enclosed structures must include soil gas monitoring probe and explosive gas monitor. € € No extraction of groundwater from Lower Sand Aquifer without prior MPCA permission, except existing wells. 1 500' from refuse boundary: No extraction of groundwater from Upper Sand Aquifer except for remediation. (Does not apply to existing wells.) Dewatering for public works must have prior MPCA approval. Windschitl Access Agreement _= 200' from refuse boundary: No construction of any kind other than city road to connect with 142nd Lane NW. No underground utility construction without MPCA approval. Windschitl Property and Disputed Property: No installation of wells for groundwater extraction from the Upper Sand Aquifer. No extraction from Lower Sand Aquifer. Gas monitoring equipment required for any enclosed structure. II Cleanup Agreement Tax - Forfeited Property: Any structure approved by the Commissioner shall be constructed so as to protect the occupants from infiltration of landfill gas. County shall not construct on TFP without MPCA approval. No public access or development of TFP except in Hanson Blvd ROW (except as defined in existing easements. No planting that might disturb the cap. No groundwater extraction except remediation (except existing wells). Dewatering for public works must have MPCA approval. No new drinking wells without prior MPCA approval. No installation of utilities on west of Hanson Blvd without MPCA approval. Reconstruction or expansion of Hanson Blvd needs MPCA approval. Restrictions must be passed on to any subsequent owners. 111111 Tax - Forfeited Property within Hanson Blvd ROW: Work permits required. No fence shall encroach. Declaration of Restrictive Covenants for Hupp and Nature's Properties 500' from refuse boundary: No groundwater extraction from Upper Sand Aquifer without prior MPCA approval. No groundwater extraction from Lower Sand Aquifer without prior MPCA approval Figure Sb Comprehensive Tan: Guided p ° Coon Creek Site boundary Local street Open Space Agricultural Limited CommercialY Medium Density Neighborhood Commercial Urban Residential High Density Transitional Residential Urban Residential Low Density Public General Commercial nd Use 1200 0 1200 Feet Source: City of Andover N January 2003 W E Figure 9 s WDE Site 0 J,IM! Zoning Districts Site boundary a NW I wetland boundary Parcel boundary - GB - General Business - GR - General Recreation - I - Industrial LB - Limited Business M -1 - Multiple Dwelling Low Density - M -2 - Multiple Dwelling NB - Neighborhood Business 1200 0 0 R -1 - Single Family - Rural R -1 A - Manufactured Housing R -2 - Single Family- Estate R -3 - Single Family- Suburban R-4 - Single Family -Urban Railroad 0 Right -of -way - SC - Shopping Center a? Water ' 'i 1200 Feet N W E s Source: City of Andover January 2003 Figure to r� APPENDICES • • Appendix A AdInklik Minnesota Pollution Control Agency Remediation Division Closed Landfill Program 0 0 Closed Landfill Program - Land Use Plans 1.02, November, 2004 Introduction In 1994, the Minnesota Legislature passed the Landfill Cleanup Act (LCA) which created the Closed Landfill Program (CLP). Under the CLP, the Minnesota Pollution Control Agency (MPCA) is authorized to initiate cleanup actions, complete closures, and take over the long -term operation and maintenance at over 100 closed, municipal solid waste landfills throughout Minnesota. The Act also requires the MPCA to develop a land use plan (Minn. Stat. § 115B.412, subd. 9) for each qualified facility or landfill and requires local units of government to make their local land use plans consistent with the plans developed by the MPCA. Contamination Issues at Landfills Landfill gas migration and ground -water contamination can be serious issues associated with many landfills. These problems can pose a threat to the health and safety of those living, or occupying land, near these sites. Future Land Use The future use of the property needs to be planned carefully and responsibly and must be compatible with the MPCA's responsibilities for the facility. The purpose of developing a land use plan at each landfill is to: • protect the integrity of the landfill's remediation systems; • protect human health and public safety at each landfills; and • accommodate local government needs and desires for land use with consideration for health and safety requirements. This can be accomplished through the adoption and implementation of a site specific land use plan that may recommend local zoning and other land -use measures. Therefore, land use plans are intended to provide valuable information to local units of government (townships, cities, counties, and Indian tribes) that have authority for local planning and zoning. Because the MPCA is responsible for the long -term care of these landfills, the MPCA has implemented monitoring programs and corrective actions at many of the sites. The MPCA is also responsible for the operation and maintenance of the landfill cover, any remediation and monitoring systems present, as well as site security. In some cases, remediation systems need to be constructed and operated at these landfills to mitigate these gas migration and/or contamination problems. To meet the requirements of the statute, local units of government must make their land use plans consistent with the land use plans developed by the MPCA. The MPCA may recommend that local units of government consider adopting a zoning district and ordinance for the qualified facility that will be consistent and compatible with the MPCA's future obligations at the facility and, at the same time, possibly allow for certain uses of the property. Minnesota Pollution Control Agency, 520 Lafayette Rd. N., St. Paul, MN 55155 -4194 (651) 296 -6300, toll -free (800) 657 -3864, TTY (651) 282 -5332 or (800) 657 -3864 This material can be made available in alternative formats for people with disabilities. Minnesota Pollution Control Agency Remediation Division, Closed Landfill Program 1.02, November, 2004. Off -site Contamination The State statute requiring the development of a land use plan for each closed landfill does not apply to property outside of the qualified facility that may be affected by landfill gas and/or ground -water contamination. However, Minn. Stat. § 115B.412, subd.4(a) requires the MPCA to provide affected local units of government with site information including a description of the types, locations, and potential movement of hazardous substances, pollutants and contaminants, or decomposition gases related to the landfill. This information is available in the MPCA's site annual report for each closed landfill. Furthermore, Minn. Stat. § 115B.412, Subd. 4(b) requires local units of government to incorporate this information into their land use plans and to notify persons applying for a permit to develop affected property of the existence of this information and, on request, to provide them a copy of the information. For More Information If you would like more information about land use plans at closed landfills, please contact Shawn Ruotsinoja of the MPCA at (651) 282 -2382 or toll -freer= (800) 657- 3864. You can get the specific land- management -plan legislation at the following link. http: / /www. revisor. leg. state.mn.us /stats/I 15B /412.html MPCA Web site: http: / /www.pea.state.mn.us 0 Appendix B 0 0 0 �r Min "ota Waste Disposal Engineering Polluti Landfill — Closed Landfill Issues Control l Agency Closed Landfill Program/ #2.01 /October 2005 What is the site history? Located in Andover, the Waste Disposal Engineering (WDE) Landfill operated as a dump in the 1960s. From 1971 to 1983, it was a sanitary landfill with a Minnesota Pollution Control Agency (MPCA) permit. The site contains approximately 2,410,000 cubic yards of compacted mixed municipal solid waste and soil cover material. At the site, a permitted hazardous waste disposal pit also accepted liquid industrial and hazardous waste from 1972 to 1974. In 1974, the MPCA ordered the pit to be closed. This landfill was placed on the U.S. Environmental Protection Agency's (EPA's) National List of Priorities (federal Superfund) in September 1983. EPA issued an administrative order requiring potentially responsible parties to install a remediation system and place environmental controls around the landfill. A tray stripper was constructed in 1995 to remove volatile organic compounds from the ground water that were collected prior to being discharged into the sanitary sewer. The Closed Landfill Program Minnesota's Closed Landfill Program (CLP) was enacted in 1994 to clean up old, leaking landfills statewide. The MPCA assumed responsibility for the WDE landfill remediation activities and long -term care once all parties signed the binding agreement and the notice of compliance was issued. Anoka County, the MPCA commissioner, and a group of responsible parties signed the Binding Agreement for the WDE landfill in October 1995. That same month, the Notice of Compliance was issued to the parties involved with the Binding Agreement. In March 1996, the site was deleted from the federal Superfund list by EPA because of the MPCA's 1995 agreement with EPA, the signing of the Binding Agreement and the issuance of the Notice of Compliance. Active -Gas Extraction In 1997, the MPCA determined that active -gas extraction would enhance c- clf2 -01 Minnesota Pollution Control Agency, 520 Lafayette Rd. N., St. Paul, MN 55155 -4194 (651) 296 -6300, toll -free (800) 657 -3864, TTY (651) 282 -5332 or (800) 657 -3864 This material can be made available in alternative formats for people with disabilities. Ift Minnesota Pollution Control Agency Closed Landfill Program / #2.01 /October 2005 0 Closed Landfill Program the remediation system at the WDE Landfill by removing contaminants more quickly and efficiently. Active -gas extraction removes methane gas and other volatile compounds, preventing their migration off site. The active -gas extraction system draws gas and vapors from the buried waste through a system of wells, pipes, and a blower. The captured gas is ignited in a controlled manner inside a stack or flare. The gases are converted to simple exhaust gases (mostly carbon dioxide, water vapor, and chloride compounds). The MPCA tested the flare stack in November 2003. The test results indicated that the flare's combustion exceeds 99.9 percent destruction of combustible organics. What does the flare look like and how does it work? The flare stack is typically 25 to 30 feet tall in order to contain the flame completely inside it. An insulating material lines the stack to keep the outside cool enough to touch. The blower and other controls are typically mounted on a steel frame next to the stack. A multistage blower is used to provide efficient gas movement and keep the noise level low. What is methane and should I be worried about it? Methane is a gas that is produced by certain bacteria as organic materials decay. It is colorless, odorless (although it usually is accompanied by other odors from the waste), and flammable. Most landfills produce methane. WDE Landfill is no exception. methane has moved very far off the site at this time. An active -gas extraction system is the most reliable method to control gas migration at landfills. What does the MPCA do to make sure the system works? The MPCA regularly monitors all systems at the WDE site. This includes monitoring the gas flare, sampling ground -water monitoring wells for laboratory analysis three times a year, monthly monitoring of effluent from the present pump -out system, and quarterly checks on gas monitoring probes. Also, the MPCA staff or designated contractor check the site continuously for signs of trespassing and to ensure the remediation equipment is operating. What is the citizen's role in the cleanup process? Trespassing has been a problem at the site. Because gas and monitoring wells stick up above the surface, people that sled, snowmobile, or drive all- terrain vehicles on the WDE Landfill are in danger of being injured if they run into this equipment. Damage to the remediation equipment could also cause the systems to stop functioning. This would lead to an unsafe environment (explosive gases building up) around the landfill. The WDE Landfill is fenced and posted to prevent public access because of this danger and to protect on -site equipment. r 7 L There are also monitoring wells and gas probes located outside of the fenced -in area. This equipment is marked with three bumper posts. Methane also can move through soil and be a problem Residents should keep curious or adventurous if it makes its way into poorly ventilated house children away from the site, especially during basements. If enough methane builds up inside a construction activities, and report vandalism to the structure and is ignited, an explosion is possible. The Anoka County Sheriff and the MPCA. Since WDE site has two methane barriers adjacent to the taxpayers' dollars pay for the landfill upkeep, it is in east and west boundaries to restrict methane the public interest to prevent damage to landfill migration to nearby properties. Some methane gas cleanup systems. movement has been detected at the site, although no Waste Disposal Engineering Landfill — Closed Landfill*lssues PAGE 2 da Minnesota Pollution Control Agency Closed Landfill Program Closed Landfill Program / #2.01 /October 2005 Can land near closed landfills be used and developed? Ground -water contamination and landfill gas from closed landfills can present a health and public safety threat to persons wishing to use and/or develop land near some closed landfills. The Landfill Cleanup Act (Act) requires that a land use plan be developed in order to assist local units of government to prudently manage land use and development around these landfills. Essentially, the purpose of the land use plan is to: • Protect the integrity of the landfill's remediation systems; • Protect human health and the environment at and around the landfill; • Ensure that the cleanup and future operation and maintenance of the remediation systems at the landfill are successful; and Waste Disposal Engineering Landfill - Closed Landfill Issues • Accommodate local government needs and desires for land use where health and safety requirements can be met. The Act also requires local units of government to make their land -use plans consistent with the plan developed by the MPCA. These goals can be accomplished not only by the state's cleanup efforts, but also through the adoption and implementation of a site - specific land management plan through local zoning and other land -use measures consistent with public health and safety needs. The land use plan for the WDE site should be completed in 2006. For more information For more information about the Closed Landfill Program, you can go to the program's Web page at http:www.pca.state.mn.us/prograins/landfill_p.html You can also call the MPCA at (800) 657 -3864 and ask for the Closed Landfill Program staff associated with this site. PAGE 3 Appendix C Potential Hazards at Closed Landfill Sites WDE Landfill V Andover, Minnesota Minnesota To assist contractors and consultants working on closed landfill sites, Pollution the MPCA has developed this fact sheet, which describes potential Control occupational health and safety hazards at the WDE Landfill. The fact Agency sheet provides general information about hazards and potential safety issues; however it may not include all potential hazards. Contractors and consultants must exercise due caution at any closed landfill site and always verify this information is complete. This information is provided to help you keep your employees and subcontractors safe. It is your responsibility to take all prudent precautions and follow all regulations and standards pertaining to the tasks you perform at the WDE Landfill. Location The WDE Landfill is a 70 -acre site located in the City of Andover. The main access is at the northwest corner of the facility; 14437 Crosstown Boulevard. Physical and Biological Hazards Potential physical and biological hazards at the site include but are not limited to: • uneven terrain on landfill slopes hidden by long grass • an artificial wetland with standing water and soft terrain on the west side of the site (may be frozen over in winter) • gas- recovery wells and other wells hidden by long grass • poison ivy or noxious weeds ticks and mosquitoes Flare Stack The landfill gas extraction system flare is not shielded, but is insulated on the inside. The surface can be very hot, creating a potential burn hazard for anyone working near it. In addition, there is a high - voltage electrical panel associated with the flare that could pose an electrocution hazard. Ground Water Remediation Control Building This building contains piping from each of the site's ground water extraction wells with corresponding valves, flow meters, and electrical control panels. Here, flow from each well can be directed to the treatment pond, storm water pond, or sanitary sewer. Inside, there is: • potential for contact with contaminated ground water • electrical hazard from the control panels 0 L! 0 0 E Confined Spaces Confined spaces may contain landfill gases, including high concentrations of highly flammable methane gas. They may also be oxygen deficient. Confined space entry procedures, including atmospheric testing, should be followed before entering these spaces. Confined spaces on this site include: • sumps and vaults for condensate and groundwater recovery wells • hazardous waste pit vault • outlet structure vault for treatment pond Ground Water Treatment Pond The ground water treatment pond detains and aerates contaminated ground water prior to discharge to the sanitary sewer. Within the fenced enclosure, there are: • slip hazards associated with smooth geomembrane liner and formation of ice around pond perimeter during winter • drowning hazard from deep aerated water and difficult egress up steep geomembrane covered slopes • potential exposure to volatile organic compounds in air and water • electrical hazard from aeration equipment control panels Chemical Hazards Landfill gas (LFG) is made up of approximately 50 percent methane gas, which is potentially explosive. Other corrosive and possibly toxic constituents may also be found in LFG. Ground water at this site is contaminated with volatile hydrocarbons. Condensate from the LFG extraction system may also contain low levels of hydrocarbons. Gloves should be worn when sampling or when servicing equipment used for ground water or condensate recovery and treatment. More detailed information on chemical hazards at the WDE Landfill is provided in a summary table on the following page. Pesticides Due caution should be exercised where herbicides or rodenticides are used. Herbicides such as Round -up and CrossbowTM may be sprayed to control vegetation around the pond and flare enclosures and to control woody vegetation. Rodenticides may be used in S the ground water remediation control building. For more information For more. information on these or other potential hazards at the WDE landfill site, please contact Pat Hanson at 651- 296 -7740 or e-mail pat.hanson @pca.state.mn.us. WDE Sanitary Landfill Chemical Hazards Summary Table Compound Standard Contaminant Concentration E RL MCL EW -9 Influent Condensate Acetone 700 - 11,000 - 48,000 <2,000 - 5,700 1,800 - 8,800 Benzene 10 5 <100 20-30 20-100 Carbon tetrachloride 3 5 <100 - 2,100 <100 - 1,600 <100 - 3,700 Chloroform 60 - <100 - 170 <100 <100 Chlorobenzene 100 100 <100 -110 <100 <100 Chloroedme - - 480-940 <100 <100 Dichlorodifluoromethane 1,000 - <100 -160 <100 <100 Dichlorofluoromethane - - 420-560 <100 <100 1,1- Dichloroethene 6 7 460 -1,200 <100 <100 1,2- Dichlorobenzene 600 600 220-340 <100 <100 1,2- Dichloroethane 4 5 270-360 <100 <100 1,1- Dichloroedme 70 - 9,700 - 38,000 20-3,300 90-1400 cis- 1,2- Dichloroeth lene 70 70 34,000 - 47,000 30-10,000 30-3,900 trans- l,2- Dichloroethl lene 100 100 <100 - 400 <100 <100 Eth lbenzene 700 700 2,000 - 3,100 <100 - 110 480 Methylene chloride 50 5 36,000 - 62,800 <200 - 15,000 <200 - 3,700 Methyl edl 1 ketone 4,000 - 19,000 - 63,000 940-17,000 1,700 - 10,000 Methyl isobutyl ketone 300 - 5,700 - 8,600 <500 - 2,200 480-1,600 Tetrachloroeth lene 7 5 110-4,000 30-3,900 21-260 Tetrah drofuran - - 6,100 - 8,900 260-3,400 360-2,500 Toluene 1,000 1,000 20,000 - 25,200 <100 - 6,300 600-2,500 1,1,1- Tichloroethane 600 200 14,000 - 120,000 <100 - 29,000 30-5,300 1,1,2- Tichloroethane 3 5 <100 - 150 <100 <100 Trichloroeth lene 30 5 2,400 - 18,700 <100 - 12,000 <100 - 770 Trichloroflouromedme 2,000 - <100 - 550 <100 <100 1, 1,2-Trichloro- 1,2,2- trifluoroethane 200,000 - 800 -2,500 <100 <100 Vinyl chloride 0.2 2 1,400 - 22,000 82-880 50-720 2-Methyl phenol 30 - <10 <10 27-57 4-Methyl phenol 3 - <10 <10 <10 - 255 Iso horone 100 - <10 <5 - 535 12 - 800 X ]ene m&p 10,000 10,000 7,500 - 9,000 <100 - 300 940 X lene, o 10,000 10,000 2,700 - 3,000 <100 230 Total VOCs 173,780 - 490,840 1,382 - 111,255 6,870 - 48,012 Lead 15 ND ND <1- 81 Manganese 100 50 4.8 - 5.1 m ND ND Nickel 100 - ND ND 16 - 120 HRL - Health Risk Limit Concentration of a ground water contaminant that can be safely consumed daily for a lifetime. MCL - Maximum Contaminant Level: The maximum permissible level of a contaminant in a public drinking water system. VOCs - Volatile organic compound. EW -9 - Ground water from extraction well EW -9, sampled prior to miring with influenr. Influent - Ground water from combined ground water extraction wells that make up the influent" to the treatment pond. Condensate - Liquid collected from landfill gas collection system. • 0 Prepared December 2004 Appendix D • DRAFT District CLR — Closed Landfill Restricted A. Purpose The Closed Landfill Restricted (CLR) District is intended to apply to former landfills and adjacent lands which are managed under the Closed Landfill Program of the Minnesota Pollution Control Agency (MPCA). The purpose of the district is to limit uses of land both actively filled and related lands, to minimal uses in order to protect the land from human activity where response action systems are in place. This district shall only apply to the former landfill and pertinent adjacent lands (the limits of which are defined by the MPCA). This district shall apply whether the landfill is in public (State, MPCA, County, City, Township), Indian tribal, or private ownership. For purposes of this ordinance, the Closed Landfill Restricted District consists of the following parcels: PARCEL A (P.I.D. 927-32-24-31-0007) All that part of the Northeast Quarter of the Southwest Quarter of Section 27 Township32 Range 24 Anoka County, Minnesota, described as follows: Commencing at the northeast comer of said Northeast Quarter of the Southwest Quarter, thence westerly along the north line thereof for 58.6 feet to the center line of County State Aid Highway No. 18, thence South 32 degrees 55 minutes West for 550.17 feet along said center line, thence South 44 degrees 11 minutes West for 342.85 feet along said center line, thence South 45 degrees 26 minutes East for 872.00 feet to the southeast comer of said Northeast Quarter of Southwest Quarter, thence north along the East line of said Northeast Quarter of the Southwest Quarter to the point of commencement. Subject to an easement to R.E.A and other easements of record, if any. Subject to the rights -of -way of C.S.A.H. No. 16 and C.S.A.H No. 18. PARCEL B (P.I.D. # 27- 32 -24 -42 -0001) All that part of the Northwest Quarter of Southeast Quarter of Section 27 Township 32 Range 24, Anoka County, Minnesota, lying south of the center line of Coon Creek. PARCEL C (P.I.D. # 27- 32 -24 -41 -0122) That part of Lot 29, Block 1, NATURES RUN C.I.C. NO. 96, Anoka County, Minnesota, described as: Northeast Quarter, thence North 0 degrees 15 minutes 45 seconds East along said east line 15 feet to the point of beginning, except road, subject to easement of record. PARCEL F (P.I.D. # 34- 32 -24 -12 -0002) All that part of the Northwest Quarter of Northeast Quarter of Section 34 Township 32 Range 24, Anoka County, Minnesota, described as follows: Beginning at northeast comer of said Northwest Quarter of Northeast Quarter, thence North 89 degrees 08 minutes 39 seconds West along north line of said Northwest Quarter of Northeast Quarter, 1078.71 feet, thence South 68 degrees 56 minutes 31 seconds East 402.99 feet, thence South 81 degrees 03 minutes 01 seconds East 109.56 feet, thence North 70 degrees 32 minutes I1 seconds East 198.91 feet, thence North 80 degrees 59 minutes 38 seconds East 411.73 feet more or less to a point on the east line of said Northwest Quarter of Northeast Quarter, 15 feet southerly of the point of beginning, thence North 0 degrees 18 minutes 44 seconds East along said east line 15 feet to the point of beginning, subject to easement of record. PARCEL G (P.I.D. # 27- 32 -24 -43 -0001) The Southwest Quarter of Southeast Quarter of Section 27 Township 32 Range 24, Anoka County, Minnesota. PARCEL H (P.I.D. # 27- 32 -24 -34 -0038) Outlot A, Kensington Estates 4"' Addition, according to the recorded plat thereof, Anoka County, Minnesota. PARCEL I (Part of P.I.D. # 27- 32 -24 -34 -0003) All that part of the southerly 500.00 feet of the easterly 500.00 feet of the Southeast Quarter of the Southwest Quarter of Section 27, Township 32, Range 24, Anoka County, Minnesota, described as follows: Beginning at the northeast corner of said southerly 500.00 feet of the easterly 500.00 feet, said northeast comer also being the southeast corner of OUTLOT A, KENSINGTON ESTATES 4 ADDITION, according to the recorded plat thereof; thence on an assumed bearing of North 89 degrees 06 minutes 16 seconds West along the northerly line of said southerly 500.feet of the easterly 500.00 feet and the southerly line of said OUTLOT A for 87.07 feet to the southwest comer of said OUTLOT A; thence South 15 degrees 15 minutes 57 seconds East for 331.50 feet to the easterly line of said Southeast Quarter of the Southwest Quarter; thence North 00 degrees 02 minutes 26 seconds West along said easterly line for 318.44 feet to the point of beginning. 0 Beginning at the Southwest corner of said Lot 29, said corner being also the southwest . corner of the Northeast Quarter of the Southeast Quarter of said Section 27; Township 32, Range 24; thence along an assumed bearing of North 00 degrees 07 minutes 18 seconds West along the most westerly line of said Lot 29 a distance of 688.72 feet; thence South 79 degrees 45 minutes 19 seconds East a distance of 40.89 feet; thence South 60 degrees 04 minutes 12 seconds East a distance of 43.45 feet; thence South 43 degrees 56 minutes 49 seconds East a distance or 45.73 feet; thence South 39 degrees 44 minutes 38 seconds East a distance of 88.10 feet; thence South 40 degrees 48 minutes 57 seconds East a distance of 91.31 feet; thence South 43 degrees 00 minutes 57 seconds East a distance of 36.65 feet; thence South 29 degrees 03 minutes 59 seconds East a distance of 49.60 feet; thence South 39 degrees 08 minutes 25 seconds East a distance of 60.74 feet; thence South 53 degrees 25 minutes 00 seconds East a distance of 37.89 feet; thence South 47 degrees 52 minutes 34 seconds East a distance of 42.64 feet; thence South 41 degrees 09 minutes 22 seconds East a distance of 51.36 feet; thence South 35 degrees 56 minutes 48 seconds East a distance of 40.54 feet; thence South 27 degrees 39 minutes 19 seconds East a distance of 35.77 feet; thence South 40 degrees 14 minutes 42 seconds East a distance of 54.12 feet; thence South 47 degrees 16 minutes 27 seconds East a distance of 32.39 feet; thence South 37 degrees 37 minutes 40 seconds East a distance of 59.79 feet; thence South 34 degrees 27 minutes 40 seconds East a distance of 43.18 feet; thence South 31 degrees 05 minutes 02 seconds East a distance of 54.84 feet; thence South 48 degrees 22 minutes 53 seconds East a distance of 53.40 feet to the most southerly line of said Lot 29; thence North 89 degrees 04 minutes 22 seconds West along the most southerly line of said Lot 29 a distance of 635.88 feet to the Point of Beginning. (As described in Quit Claim Deed filed as Anoka County Doc. No. 1649743) PARCEL D (P.I.D. # 27- 32 -24 -44 -0001) The Southeast Quarter of Southeast Quarter Section 27 Township 32 Range 24, Anoka County, Minnesota. Subject to the right -of -way of County Road No. 78. PARCEL E (P.I.D. # 34- 32 -24 -11 -0002) All that part of the Northeast Quarter of Northeast Quarter of Section 34 Township 32 Range 24, Anoka County, Minnesota, described as follows: Beginning at northeast corner of the Northeast Quarter of Northeast Quarter, thence North 89 degrees 08 minutes 39 seconds West along north line of said Northeast Quarter of Northeast Quarter 1316.94 feet to the northwest comer of said Northeast Quarter of Northeast Quarter, thence South 0 degrees 18 minutes 44 seconds West along west line of said Northeast Quarter of Northeast Quarter, 15 feet, thence South 89 degrees 08 minutes 39 Seconds east 180.52 feet, thence South 75 degrees 30 minutes 33 seconds East 190.89 feet, thence South 89 degrees 08 minutes 39 seconds East 474.80 feet, thence North 67 degrees 05 minutes 08 seconds East 111.64 feet, thence South 89 degrees 08 minutes 39 seconds East 373.94 feet more or less to a point on east line of said Northeast Quarter of B. Permitted Uses There are no permitted uses within the CLR District. C. Accessory Uses Accessory uses allowed in this district include outdoor equipment or small buildings used in concert with gas extraction systems (i.e. gas to energy system), other response action systems, monitoring wells or any other equipment designed to protect, monitor or otherwise ensure the integrity of the landfill monitoring or improvement systems. Fences and gates shall be allowed under these provisions. D. Conditional Uses Conditional uses shall be limited to passive uses to protect the integrity of the landfill area and to protect any person from hazards associated with the landfill. The landfill shall be planted in cover crops and shall be maintained by the MPCA. Any proposed conditional use must be approved by the Commissioner of the Minnesota Pollution Control Agency (MPCA) and the City of Andover. Such approved use shall not disturb or threaten to disturb, the integrity of the landfill cover, liners, any other components of any containment system, or the function of any monitoring system that exists upon the described property. E. Prohibited Uses and Structures All other uses and structures not specifically allowed as conditional uses, or that cannot be considered as accessory uses, shall be prohibited in the CLR District. F. General Regulations Requirements for parking, signs, area, height and other regulations are set forth in Articles LJ • Attachment B: City Code City Code 9 =1 -6 security agreement, and the city shall proceed to complete the improvements and collect the costs thereof from the security. 4. If proof of other security is provided by the general contractor or home builder, the above security will not be required. C. Definition: For the purposes of this section, the term "boulevard" shall mean the area of a public right-of-way extending from the back ofthe curb, or the edge of a roadway where no curb is installed, to the right -of- way limit (Amended Ord. 205, 311 -1997; amd. 2003 Code) 9-1-6: CONSTRUCTION NEAR WDE SITE: A. No Construction Within Two Hundred Feet Of Site: No enclosed structure shall be built within two hundred feet (2001 of the limit of refuse disposal at the WDE qualified facility as depicted as Line F in Exhibit A attached to Ordinance 205 on file in the office of the City Clerk for public use and inspection (Exhibit A is a drawing of the WDE qualified facility), except for any property north of Coon Creek B. Construction Within Two Hundred To Five Hundred Feet Of Site: i 1. Prior To Construction; Soil Gas Monitoring Probe Required: a. For any enclosed structure to be erected within two hundred feet (200) to fire hundred feet (500) of the limit of refuse disposal at the WDE alified facility as depicted in Exhibit A attached to Ordinance 205 on fife in the office of the City Clerk for public use and inspection, excluding party north of Coon Creek (the line 500 feet distant from the limit of refuse disposal is depicted as Line F), the property owner shall, prior to construction of the structure, install a soil gas monitoring probe located between the structure and the limit of refuse disposal at the WDE qualified facility. The soil gas - monitoring probe shall be of a design approved by the Commissioner of the Minnesota Pollution Control Agency ("Commissioner') and shall be installed in a location approved by the Commissioner. The soil gas - monitoring probe shall be installed by a water well contractor licensed in the State of Minnesota. Installation of a soil gas- monitoring probe pursuant to this Subsection B1a shad not be required if the Commissioner, in his/her sole discretion, determines that an existing soil gas - monitoring probe located in between the proposed enclosed structure and the limit of refuse disposal at the WDE qualified facility provided adequate monitoring. b. The property owner and his/her successors and assigns shall grant the Commissioner and his/her designates amass to the property in order to conduct sampling of the soil gas - monitoring probe until such time as the 111 I T Y D F NDOVE 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 Plannety SUBJECT: PUBLIC HEARING Preliminary Plat of Andover Marketplace East 2 "d Addition to create two commercial properties from Outlot C of Andover Marketplace East located at the northeast corner of Station Parkway and Quinn Street NW. DATE: July 11, 2006 INTRODUCTION Northgate Liquor intends to move to a new building on proposed Lot 1. Proposed Lot 2 will continue to be marketed as a pad site for commercial uses allowed by the Andover Station Design Guidelines. DISCUSSION Outlot C was created with the Andover Marketplace East plat with the understanding that it • could be subdivided to create two commercial properties in the future. The lots were not created at that time to allow flexibility to be preserved for future uses. Lots The proposed property line between Lot 1 and Lot 2 is oriented to allow each lot to have ownership of one half of the access to the private drive lane to the north. Each of the lots will meet the minimum lot width, depth and area requirements of the General Business Zoning District. Utilities The sanitary sewer line that serves Walgreens will need to be relocated to allow a building to be positioned as shown on the attached plans. This work will be completed at the applicant's expense. A drainage and utility easement is proposed to cover the location of the new sewer and water lines. Storm sewer will be constructed as necessary to carry water from the site to existing storm water drainage areas. Park Dedication and Trail Fees Park dedication and trail fees were satisfied through the purchase of this property from the city. Commercial sites are typically required to construct trails adjacent to the property. In this case, a trail already exists to the north, west and south of the property. No additional trails are necessary. ') Access Access will be provided from Station Parkway and the private drive lane to the north. The access to Quinn Street NW will be designed and signed as a right out only. A shared access agreement will be required to be recorded with Anoka County. H Tree Preservation There are no trees on the site to be preserved. A landscaping and screening plan will be prepared and reviewed as a part of the Commercial Site Plan process. ACTION REQUESTED The Planning Commission is asked to recommend approval of the proposed plat subject to the conditions listed in the attached resolution. Attachments Resolution Location Map Preliminary Plat submitted, Respectfully Cc: Bruce Carlson, United Properties, 3500 West 80 Street, #200 Bloomington, MN 55431 0 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "ANDOVER MARKETPLACE EAST 2 ADDITION" FOR PROPERTY LEGALLY DESCRIBED AS: OUTLOT C, ANDOVER MARKETPLACE EAST, ANOKA COUNTY, MINNESOTA WHEREAS, the Andover Review Committee has reviewed the preliminary plat of Andover Marketplace East 2nd Addition; 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 approval of the proposed preliminary plat to the City Council; and NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees with the recommendation of the Planning and Zoning Commission and approves the preliminary plat of Andover Marketplace East 2 Addition, subject to the following conditions: 1. The preliminary plat shall conform with plat drawing revised June 28, 2006, and stamped as "Received by the City of Andover" June 28, 2006. 2. Each building site shall be required to complete the commercial site plan review process. 3. The developer obtains all necessary permits from the Coon Creek Watershed District, DNR, Corps of Engineers, LGU, and MPCA. 4. 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 all site improvements indicated on the approved plans will be completed. In the event the developer wishes to begin grading of the site prior to establishing a development agreement, the developer shall provide a financial guarantee that is sufficient to restore the site to its predevelopment conditions in an amount determined by the City Engineer. 5. All utilities and drainage areas on the site are private and will be maintained by the owners association. 6. Each of the lots shall be provided membership in the owners association. 7. A cross access agreement allowing access between Lots 1 and 2 in perpetuity shall be recorded with Anoka County. Adopted by the City Council of the City of Andover this day of , 200_. CITY OF ANDOVER ATTEST: Victoria Volk, City Clerk Michael R. Gamache, Mayor C ITT Y 0 P' NDOYL Incorporated 1974 Andover Marketplace East 2nd Addition r1 LJ r7 SUBJECT PROPERTY � Location Map ' ovNfA�da.WTl'�A �'tl�31 - Y•0 �p mem�i . m.v w urJ iw king fig 'uD104 -10 1DId .�JD111WIpiJd N mtl MYiVJOIY SaTMEM01Id affjjKn iSY3 3JY n YJMf W a O Z k Lu W O L U O C Q Q > c O / � q Mh � c •z, I ; "eu e � � awa.eaxnwm 8 !; IN < I 3 Iw II t .9 w.e r 6 n as a �a as a ai 1D8� f d S3 x LLiLL 1i� a s 4 SA e8x Wg g 5-q Nm1 8 d- 32$ ✓ � � 0��1 ��4�� � 8 1 r it 1: x $� � � i y i � 6 � $ 6 g� ie ^a g Ps6''a exec \ k ..'. t a �- '�T _ •r.n - -+w -. 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S m01 ® P, 1 1 r O sr� M to w �E o a� a i ` U ri I 'X I I .a a . v • ` t E: rF I I f ti ` ` i 1P Ottr m° { ai w o o Hf 13 Ep Y t `k�i 1i � la yak QO i i p s r Et �1 ii o� o f O�jif�Ei o I�af��il a I t 6ai r • , E I t < � B¢� v IN 3 �4 _c 4z 222 eV� 6 L 9 _p �t 9 F Lief i f i Q9P3 N S k4k �f a "a€ i § NMI 90 a q • ca ? F y @ ilia 9 o Ltj S� cv i J I v { ai w o o Hf 13 Ep Y t `k�i 1i � la yak QO i i p s r Et �1 ii o� o f O�jif�Ei o I�af��il a I t 6ai r • , E I t < � B¢� v IN 3 �4 _c 4z 222 eV� 6 L 9 _p �t 9 F Lief i f i Q9P3 N S k4k �f a "a€ i § NMI 90 a q • ca ? F y @ ilia 9 o Ltj S� cv i J I • TO: Planning and Zoning Commissioners FROM: Courtney Bednarz, City Planne4, (763) 755 -5100 SUBJECT: PUBLIC HEARING Conditional Use Permit (06 -03) to allow off sale liquor sales on property located at the northeast corner of Station Parkway and Quinn Street NW. DATE: July 11, 2006 INTRODUCTION Northgate Liquor will be moving from its present location to a new building on a site south of Walgreens. The new property needs a conditional use permit to allow this use of the property. DISCUSSION The Planning Commission is asked to determine if off sale liquor is an appropriate use for the • property. If the use is deemed appropriate, the Commission may attach reasonable conditions to ensure that the use will be in keeping with the character of the surrounding area. Such conditions may extend to the site and building to ensure that they will be compatible with the surrounding development area. The number of off -sale intoxicating liquor licenses is limited to one per 6,000 residents based on population estimates. This type of license can only be issued to liquor stores. There are presently four such licenses in the City. The proposed license will replace Northgate Liquors existing license, leaving one license yet available. The site is more than 1,000 feet from schools and more than 400 feet from churches as required by City Code 3 -113-4. It is important to note that state statutes provide a variety of regulations that liquor stores are required to follow. Staff Recommendation Staff recommends approval of the proposed conditional use permit. This use is consistent with the surrounding area and the Andover Station Design Guidelines. ACTION REQUESTED The Planning Commission is asked to recommend approval of the proposed conditional use permit. The proposed liquor store will be required to complete the Commercial Site Plan • process. However, if the Planning Commission has suggestions concerning the design or layout of the building, these comments would also be appreciated. 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US Attachments • Resolution Location Map Site Plan Building Elevations Respectfully submitted, ouin ednalt Cc: Mike Hansen, HK &A, LLP 1837 86` Lane NE Blaine, MN 55449 0 0 . CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION APPROVING CONDITIONAL USE PERMIT FOR OFF SALE LIQUOR ON PROPERTY TO BE DESCRIBED AS LOT 1, BLOCK 1 ANDOVER MARKETPLACE EAST SECOND ADDITION, ANOKA COUNTY MINNESOTA WHEREAS, HK & A, LLP has requested approval of a conditional use permit for off sale liquor on the subject property, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request meets the criteria of City Code, and; WHEREAS, the Planning and Zoning Commission finds the request would not have a detrimental effect upon the health, safety, and general welfare of the City of Andover, and; WHEREAS, the Planning and Zoning Commission.recommends to the City Council approval of the conditional use permit request; . 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 a conditional use permit for off sale liquor on the subject property subject to the following: 1. The applicant shall be required to obtain an off -sale liquor license from the City Council. 2. The applicant shall complete the Commercial Site Plan process with the City of Andover. 3. The conditional use permit shall be subject to a sunset clause as defined in City Code 12 -15 -6. Adopted by the City Council of the City of Andover on this _th day of , 2006. CITY OF ANDOVER ATTEST: Michael R. Gamache, Mayor Victoria Volk, City Clerk \J C l \LO L Incorporated 1974 Andover Marketplace East 2nd Addition 1390! M N P9 N p_ G 0 n N i 13532 e Pv ry 35 N f ' N $ N 13526 136 N N 351 37 A 1350 350 34 377 3467 733 13731 7338 y 341 13409 e M 1 13715 N 13716 13355 13348 c 73369 13416 1 13337 13330 N 13349 13391 13313 a 13327 333 13339 y 7 33 t3v, 13359 �aaw 136589/, t+1 fV m a 13671 1 N 365 N N f cQ� �N N 243 J N 13586 13565 13809 m Y 13593 W 13567 13577 Q' 2343 U t Z 2308 ' 2393 t N N N N O l! 0 t�+l A T ry „y 9 1351 1351E n N i 13532 e Pv ry 35 N f ' N $ N 13526 136 N N N 351 A 1350 350 34 3467 733 N m 133 7338 y 341 13409 e 1 13389 N 13355 13348 1 '3 37 73369 13416 1 13337 13330 C 13349 13391 13313 a 13327 333 13339 y 7 33 t3v, 13359 �aaw 1850 1 2000 C at u, e W �V SUBJECT PROPERTY Location Map ' IIIIIIIHINI.II.I� IIIIIIIINIIIII� V ti P s cx { { - T 7�rTuS��T���tij f R OR r I I l i i l l l l •; �� ��cc � - r • % / I i I I I I I I I I �I l� 4 i ll , F Fi B i ® ®� — € BBB ® 3 gym= �£ 4 Y g B i g�g 0 � n€ ° g; 11 8 ° 0! 1"; O Ell �� • °$� Ny e ll 5 y�s 4 „ 1 { tp;?;rl IMINARYPL4N - NOT FOR COIVSTRUC77O1V I� I_ � BRZ _ _,.: ... NORTHGATE UOUORS HK&A, LLP 0 umor[u w j 1837 BETH LANE NE " "•°�` zoonxaxu MINA BLAINE, MINNESOTA 55449 I — .•m' me — v ��"� she/a SITE @ CN0.GE PLAN 763 - 786 -0010 ._ ... :.. oo» o•rz_ I <+n�li_ umrar.a —. el.rm. sr.��smmw� §E,\Im / 7 Ell B�� �_ :. � limis cam / 7 0 • 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 Planne4 SUBJECT: PUBLIC HEARING Rezoning (06 -03) to rezone property from R -1, Single Family Rural Residential to R-4, Single Family Urban Residential for property located at 1177 161" Avenue NW. DATE: July 11, 2006 INTRODUCTION The Planning Commission is asked to review the proposed rezoning to allow the Country Oaks South plat to move forward. A sketch plan of the proposed project was reviewed with the Country Oaks West plat. DISCUSSION As with all rezonings, the City must meet one of the two following findings that are provided by state statute: 1. The original zoning was m error. 2. The character of the area or times and conditions have changed to such an extent to warrant the Rezoning. The property was placed into the Rural Reserve when the Comprehensive Plan was updated to preserve the area for urban development. A subsequent comprehensive plan amendment brought the subject property into the Municipal Urban Service Area (MUSA) to allow access to municipal utilities. The proposed rezoning will now allow urban development to occur. Staff Recommendation Times and conditions have changed due to the fact that the Comprehensive Plan now designates the subject property for urban development. It is appropriate to rezone the property to allow urban development to occur. ACTION REQUESTED The Planning Commission is asked to recommend approval of the rezoning request based on the fact that times and conditions have changed. Attachments Ordinance Amendment Location Map • p e miffed, Cc: Randy Hermanson, Hermanson Homes 23847 Johnson Street N.E. East Bethel, MN 55011 0 i CITY OF ANDOVER • COUNTY OF ANOKA STATE OF MINNESOTA ORDINANCE AN ORDINANCE AMENDING CITY CODE TITLE 12 -3 -5, ZONING DISTRICT MAP OF THE CITY OF ANDOVER. THE CITY COUNCIL OF THE CITY OF ANDOVER HEREBY ORDAINS: 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 legally described as: The West 300.00 feet of the South 363.00 feet of the Northeast Quarter of Section 14, Township 32, Range 24, Anoka County, Minnesota 2) The finding for the rezoning is that times and conditions have changed due to the fact that property was placed into the Rural Reserve when the Comprehensive Plan was updated to . preserve the area for urban development. A subsequent comprehensive plan amendment brought the subject property into the Municipal Urban Service Area (MUSA) to allow access to municipal utilities. The proposed rezoning will allow urban development to occur. 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 2006. CITY OF ANDOVER ATTEST: Victoria Volk, City Clerk Michael R. Gamache, Mayor • A �NwO VE Incorporated 1974 Country Oaks South �NJ SUBJECT PROPERTY Location Map ANLb Y O F 61 • 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 Plannq* SUBJECT: PUBLIC HEARING Preliminary Plat of Country Oaks South a single family urban residential development containing 3 lots located at 1177 161` Avenue NW. DATE: July 11, 2006 INTRODUCTION The Planning Commission is asked to review a Preliminary Plat for Country Oaks South. The Commission previously reviewed a sketch plan for the proposed project as a part of the Country Oaks West plat. DISCUSSION Conformance with Local Plans and Ordinances 1. The property is located in the Metropolitan Urban Service Area (MUSA). 2. The property is currently zoned R -1, Single Family Rural Residential. A rezoning to R-4 is necessary to allow the project to move forward. The project is designed to conform to the R- 4 Zoning District requirements. Site Design The proposed plat contains three lots. One of the lots contains the existing home which will remain. The existing driveway access to 161" Avenue will be eliminated. All three lots will have driveway access to Wintergreen Street NW. Tree Preservation A significant amount of mature trees exist along the west side of the site and south of the existing pond area. The tree preservation plan shows that these trees will be preserved as indicated with tree preservation areas and the location of silt fence. Buildability Each of the lots will meet the buildability requirements of the City. This includes providing the first 100 feet of the lot with suitable soils and an additional 16.5 feet beyond the first 100 feet for lots adjacent to wetlands and storm water ponds. Streets and Utilities Wintergreen Street and the sewer and water stubs for each of the proposed lots were constructed as a part of the Country Oaks West project. The applicant will be responsible for sewer and water access charges that will be required to be paid as a part of the development contract. The applicant will be required to abandon the existing septic tank and drain field in accordance with state statute and to connect the existing home to both city sewer and water. The existing well may be preserved for irrigation or other purposes. f Lots Each of the lots will meet the minimum lot width depth and area requirements of the R -4 Zoning • District. The front yard of the lot that contains the existing home will become Wintergreen Street NW as the City Code indicates that the shortest of two sides on a public street is the front yard. As a result, the north property line becomes a side yard, with a ten foot setback requirement. Lot Frontage on Collector Street Each of the lots will front on Wintergreen Street NW which has been designated a collector street. Lots typically are not permitted to front on collector streets. This issue was discussed during the Country Oaks West plat and it was determined that this lot arrangement would be acceptable. Part of the reason for this is that Wintergreen Street will not carry a significant level of traffic due to the fact that it will transition into a rural development area to the north of Country Oaks West. It is also important to note that the Planning Commission recommended approval of an ordinance amendment to create two classes of collector streets, one of which (a minor collector with an ADT of less than 2,000 trips per day) would allow lots to front on it. The Council subsequently discussed further modifications to the Transportation Plan and tabled this amendment until that work can be completed. The proposed collector street would be classified as a minor collector if this ordinance amendment had been adopted. A variance for the proposed driveways has been included in the attached resolution. Park Dedication and Trail Fees Park dedication and trail fees will be required for the two lots that will contain new homes. Easements The typical urban lot easements are proposed, including ten foot wide front and rear and five foot wide side yard drainage and utility easements. Additional easements will be required to be provided to cover areas that are below the proposed high water level. Existing Structures An existing detached accessory structure and play structure will be removed from the area being subdivided into new residential lots. As previously indicated, the existing home will remain. Staff Recommendation Staff recommends approval of the proposed plat subject to the conditions of the attached resolution. ACTION REQUESTED The Planning Commission is asked to discuss the proposed project, suggest any changes they feel are necessary and to make a recommendation to the Council. Attachments Resolution Location Map Preli itted, Plat Plan Set i m • Cc: R dy Henn n, Hermanson Homes 23847 Johnson Street N.E. East Bethel, MN 55011 2 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO R -06 A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "COUNTRY OAKS SOUTH" FOR PROPERTY LOCATED AT 1177 161 ST AVENUE NW DESCRIBED AS; The West 300.00 feet of the South 363.00 feet of the Northeast Quarter of Section 14, Township 32, Range 24, Anoka County, Minnesota WHEREAS, Hermanson Homes has requested approval of a preliminary plat for Country Oaks South; and WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and WHEREAS, pursuant to published and mailed notice thereof, the Planning Commission has conducted a public hearing on said plat; and WHEREAS, a variance to City Code 11 -3 -2 to allow lots to front on a collector street has been requested, and; WHEREAS, the Planning Commission recommends approval of the variance based on finding that the layout was previously reviewed as a part of the Country Oaks West plat, that the collector street will transition into a rural development area and will not carry a significant level of traffic and that there is no other feasible way to provide access to the property, and; WHEREAS, as a result of such public hearing, the Planning Commission recommends approval of the preliminary plat to the City Council; and NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees with the recommendation of the Planning and Zoning Commission and approves the Preliminary Plat of Country Oaks South, with the following conditions: 1. The Preliminary Plat shall conform to the plans revised July 5, 2006 and stamped received on July 5, 2006. 2. The developer obtains all necessary permits from the Coon Creek Watershed District, DNR, Corps of Engineers, LGU, MPCA, Anoka County Highway Department and any other agency that may be interested in the site. 3. Park dedication and trail fees shall be paid for two lots on a per unit basis as established by the City Code. Rate increases shall be subject to State Statute. 4. The developer shall be responsible for the cost of construction of all improvements proposed as a part of the preliminary plat. 5. All existing overhead utilities shall be removed and placed underground. 6. A variance to City Code 11 -3 -2 is granted to allow lots to front on a collector street. 7. Such plat approval is contingent upon a development agreement acceptable to the City Attorney. Adopted by the City Council of the City of Andover this day of , 2006. CITY OF ANDOVER ATTEST: Victoria Volk, City Clerk Michael R. Gamache, Mayor • • 4 C 1vDo r / Incorporated 1974 Country Oaks South SUBJECT PROPERTY 4 Location Map ovw {xofwo4. dER��v E�gF ¢Mfg RRRRR£ RMRM ! �E I,illl �I. yEyEb �aMg4 6 MS W F iR� M �a i i� i5 — 0 I e �• R ci c it I ^I e I� I 0 M v 0 m I I M I _ 4 F I F {, p s. N �1 0 M v 0 m I I e o � J ! w n.. ..I.7,_ 'NTU.r 1 r . f i!I 4 tJ I I , a re ^ M gbg:e M Mex gg= G F „�� ° ,,, „ ��'°� p s. N �1 Anoka County i� ° "m"pee. � ` � R F F aag gi art £ tip RT.K p £ £ Y InOewr, ine[eb 23847 debeson SL N.E. I P� F K 6 e ! I Elr�``r T- j l ift m - g ° � aaF �! Y N PRELIMINARY m ° a [e_ e F ! m ! Q ! 8 '_D a E e o � J ! w n.. ..I.7,_ 'NTU.r 1 r . f i!I 4 tJ I I , a re ^ M gbg:e M Mex gg= G F „�� ° ,,, „ ��'°� N �1 Anoka County i� ° "m"pee. � ` � R .^ +^ RT.K Mme4W �6L Y InOewr, ine[eb 23847 debeson SL N.E. I P� F K 6 S.g €� S L S Elr�``r g g pg• p Eoat Be MN 55005 -9873 �! Y N PRELIMINARY o.rb1 =V5_S_ rtc. NO. gas. ,m .ya..a s.r..a.sr.TU. '_D a E SE e i p a ' i4 I p p 's IP Mar. £ Sv C n j O 0 g F g €i F �$ g E r ka fi Q �F V r_ a b 3 O A < \ 1 O Q zz 0 � H n cc Z O Z y 0x a • 0 • P Sec. 14, T. 32, R 24 REN90M5 F „�� ° ,,, „ ��'°� N �1 Anoka County HERMANSON HOMES ° "m"pee. � ` � R .^ +^ RT.K Mme4W Y InOewr, ine[eb 23847 debeson SL N.E. I wwnw PLAT Eoat Be MN 55005 -9873 �! Y N PRELIMINARY o.rb1 =V5_S_ rtc. NO. gas. ,m .ya..a s.r..a.sr.TU. • 0 • P 88 _I J ° Es :.: ai D o• c �+ l� W+ol vm.o I 1 I L a • ry L / iY e x�"R�rtCC_ I i I K �E � •a la: 0 z a p ep €49 €�E m - m ONA i lls a € I� Ii€ § A F�� c a ¢ :m Pg€ G) -- ? T€ D i% e >R >W aF I A Fxg D' R `S g O - 21. N $ -g � ASR m 6R2 o WuT c 0 Ii€ § A F�� c a ¢ :m Pg€ G) Rm $ 5 sR SA ` ? T€ D i% e >R >W aF 5'T R aj 1 R . B ° 8 , iA 6 =p Fxg D' R `S g O - 21. N $ -g � ASR m 6R2 o WuT c .2- = 4 Tn m o € A m � pq $ R 2 �liaewl_ - n O �— fll � L O T - T q 3 a� COUNTRY OAKS SOUTH RE�sl oTM RCanx V T A T AWIOVER. HMHE U HERMANSON HOMES INA Y ADWG 2384] JOHNSON 5T. N.E RAINAGE, EROSION CONU1 EAST BETHEL. MN 55005 - gB93 AND TREE PROTECTION PLAN .a_ ANLb v o r 6V 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 MAIN (763) 755 -5100 FAX (763) 755 -8923 • WWW.CLANDOVER.MN.US TO: Planning and Zoning Commissioners FROM: Andy Cross, Associate Planner,4Z SUBJECT: PUBLIC HEARING: Rezoning 06 -04: Change the zoning for 1341 & 1433 161 Avenue NW and properties located northeast of the intersection of Hanson Boulevard and 161 Avenue NW, from (R -1), Single Family Rural, to (R-4), Single Family Urban. DATE: July 11, 2006 INTRODUCTION White Pine Wilderness is a new proposed residential subdivision west of Country Oaks West and northeast of the intersection of Hanson Boulevard and 161" Avenue NW. The development is located on 63.3 acres that are currently zoned R -1. The applicant is asking that the land be • rezoned to R -4 to accommodate the new subdivision. DISCUSSION As with all rezonings, the City must meet one of the two following findings provided by Minnesota State Statute: 1. The original zoning was in error. 2. The character of the area and/or times and conditions have changed to such an extent to warrant the Rezoning. The times and conditions have changed with the arrival of municipal services to properties adjacent to the applicant's property. With city water and sewer available, this area will be able to developed at a density that an R -4 zoning classification provides. Staff Recommendation Staff recommends a favorable recommendation for this rezoning. ACTION REQUESTED The Planning Commission is asked to recommend approval of the rezoning request based on the fact that times and conditions have changed. Respectfully submitted, Andy Cross Cc: Larry Emmerich, 1341 —161 Avenue NW, Andover, MN 55304 Attachments Resolution Location Map I CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA • CITY CODE CHAPTER 12 -3 AN ORDINANCE AMENDING CITY CODE CHAPTER 12 -3, ZONING DISTRICT MAP OF THE CITY OF ANDOVER. THE CITY COUNCIL OF THE CITY OF ANDOVER HEREBY ORDAINS: Chapter 12 -3, The Zoning District Map of the City of Andover is hereby amended as follows: 1) Rezone properties from R -1, Single Family Rural to R -4, Single Family Urban, legally described as: All that part of the South 16.50 feet of the Northeast Quarter of the Northwest Quarter of Section 14, Township 32 North, Range 24 West, and all that part of the South Half of said Northwest Quarter which lies East of the East line of the West 717.89 feet of said South Half of the Northwest Quarter, Northerly and Easterly of the South 689.92 feet of the West 815.00 feet of said South Half of the Northwest Quarter and Westerly of the following described Line A: Said Line A is described as follows: • Commencing at the Southeast corner of said South Half of the Northwest Quarter of Section 14; thence North — degrees 18 minutes 42 seconds East along the East line of said South Half of the Northwest Quarter, a distance of 495.51 feet to the Point of Beginning of said Line A; thence north 46 degrees 55 minutes 20 seconds West, a distance of 262.00 feet; thence North 17 degrees 47 minutes 32 seconds West, a distance of 238.70 feet; thence north 38 degrees 23 minutes 22 seconds East, a distance of 304.00 feet; thence North 82 degrees 36 minutes 28 seconds East, a distance of 79.75 feet to said East line of the South Half of the Northwest Quarter and said Line A there terminating. Except that part platted as Anoka County Highway Right Of Way Plat No. 20, according to the recorded plat thereof. Section 14, Township 32, Range 24, Anoka County, Minnesota. 2) All other sections of the Zoning Ordinance shall remain as written and adopted by the City Council of the City of Andover. This rezoning is approved based upon the fact that with the arrival of municipal services the character of the area has changed and the conditions surround the site have changed to such an extent that a rezoning is warranted. 0 • Adopted by the City Council of the City of Andover on this _ day of 2006. CITY OF ANDOVER ATTEST: Michael R. Gamache, Mayor Victoria Volk, City Clerk • • , . 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I , ! , , 6 . ll' UJ - i'~~r-:.'- ,$-, I C I T Y O F 0 ND 6VE 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: Andy Cross, Associate Planner� SUBJECT: PUBLIC HEARING: Preliminary Plat of a single - family residential development to be known as White Pine Wilderness. DATE: July 11, 2006 INTRODUCTION The Planning Commission is asked to review a preliminary plat for White Pine Wilderness. The plat proposes 60 lots that will be served by City sewer and water. DISCUSSION Conformance with Local Plans The property is zoned Single Family Rural Residential (R -1). A rezoning to Single Family . Urban Residential (R -4) is proposed as a separate item. Access Crane Street is the only access into and out of this development. This dead end exceeds the 300 - foot length restriction in the City Code. A variance will be required and is included as a condition of approval for this preliminary plat. The sketch plan showed the future remediation of the long dead -end street with Avocet Street eventually connecting to Hanson Boulevard. The internal street loops may also help with vehicle traffic within the development. The City Code requires a temporary cul -de -sac on stubbed streets that are 210 feet long from the center point of the nearest intersecting streets. 162 Avenue is the only street stub that exceeds 210 feet, so a temporary cul -de -sac is shown at its stub. The buildable area of lots 15 & 16, Block 3 has been pushed northward to accommodate the required setback from the cul -de -sac. The Council has discussed the options available for improvements at the intersection of Crane Street and 161 Avenue. The developer has indicated that he does not want a right - in/right -out intersection, so the Anoka County Highway Department is reviewing the feasibility of a full intersection there. Utilities & Easements The typical five foot wide side yard and ten foot wide front and rear yard drainage and utility • easements will be provided on each lot. Additional easements will be provided to cover storm water ponds, drainage areas, underground utility lines and maintenance vehicle accesses. The Public Works Department requires two maintenance vehicle accesses to each storm water pond. Lots • All of the lots in White Pine Wilderness meet or exceed the 11,400 square -foot minimum lot size for the R -4 zoning district. Lot 17, Block 3 does not meet the City's minimum buildability requirements. Urban lots are required to have at least 80 feet of frontage on a public street. Lot 17, Block 3 does not have the required frontage because 162 Avenue ends at the western property line of the development before it can serve Lot 17. Staff recommended combining lots 16 & 17 instead of platting them separately now. The single combined lot would meet the frontage requirement, then could be split in the future when 162 "d Avenue was extended to the west. The developer has chosen to keep the lots separate and request a variance from the City's buildability requirements for Lot 17, Block 3. Since the lot would not be buildable if platted, no building permit would be issued for it. If a variance is granted and Lot 17 is included in the plat, then as a condition of approval a deed restriction would be placed on the lot that would prohibit any development on Lot 17, Block 3 until 162 " Avenue is extended to provide the required frontage. As with all variances, findings will be required to demonstrate a hardship. A space has been provided on the resolution to include findings if the Planning Commission recommends approval of the variance request. Lots 9 & 10, Block 5 are within the boundary of FEMA's floodplain, which renders them unbuildable. The developer is pursuing a Letter of Map Amendment (LOMA) from FEMA. This letter will show that Lots 9 & 10, Block 5 are not in the floodplain and are buildable lots. • As a condition of final plat approval for those lots, the LOMA's will need to be finalized and these lots will need to be removed from the floodplain. Park Dedication The applicant has included a small park on the preliminary plat. It is located on the south end of Block 4. The Park and Recreation Commission will review this plan at their July 20'', 2006 meeting. Any recommendations they make regarding parkland and park dedication fees will be conditions for final plat approval. Tree Protection Plan The development's Tree Protection Plan is included as part of the preliminary plat application. In accordance with the City's new screening requirements, new and existing trees have been placed along the northern border of the development where the urban zoning district abuts rural lots. The Planning Commission will need to determine whether this is an acceptable buffer. Coordination with other Agencies The developer and/or owner is responsible to obtain all necessary permits (Minnesota Department of Natural Resources, U.S. Army Corp of Engineers, Coon Creek Watershed District, Minnesota Pollution Control Agency, LGU, and any other agency that may have an interest in the site). Initial contact shall be made with the City Engineering Department regarding this item. • • The developer is also required to meet all other applicable ordinances, including: • 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 ACTION REOUESTED The Planning Commission is asked discuss the buildability variance to Lot 17, Block 3. Discuss any other elements of the preliminary plat and make a recommendation to the City Council. Respectfully sub miffed, Andy Cross Attachments Resolution Location Map Preliminary Plat Letter from the Anoka County Highway Department Cc: Larry Emmerich, 1341 — 161 Avenue NW, Andover, MN 55304 • CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO R -06 A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "WHITE PINE WILDERNESS" FOR L & K DEVELOPMENT, LLC ON PROPERTY LOCATED IN SECTION 14, TOWNSHIP 32 RANGE 24 LEGALLY DESCRIBED AS: All that part of the South 16.50 feet of the Northeast Quarter of the Northwest Quarter of Section 14, Township 32 North, Range 24 West, and all that part of the South Half of said Northwest Quarter which lies East of the East line of the West 717.89 feet of said South Half of the Northwest Quarter, Northerly and Easterly of the South 689.92 feet of the West 815.00 feet of said South Half of the Northwest Quarter and Westerly of the following described Line A: Said Line A is described as follows: • Commencing at the Southeast corner of said South Half of the Northwest Quarter of Section 14; thence North — degrees 18 minutes 42 seconds East along the East line of said South Half of the Northwest Quarter, a distance of 495.51 feet to the Point of Beginning of said Line A; thence north 46 degrees 55 minutes 20 seconds West, a distance of 262.00 feet; thence North 17 degrees 47 minutes 32 seconds West, a distance of 238.70 feet; thence north 38 degrees 23 minutes 22 seconds East, a distance of 304.00 feet; thence North 82 degrees 36 minutes 28 seconds East, a distance of 79.75 feet to said East line of the South Half of the Northwest Quarter and said Line A there terminating. Except that part platted as Anoka County Highway Right Of Way Plat No. 20, according to the recorded plat thereof. Section 14, Township 32, Range 24, Anoka County, Minnesota. WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and WHEREAS, pursuant to published and mailed notice thereof, the Planning Commission has conducted a public hearing on said plat, and; WHEREAS, the applicant has requested variances to City Code 11 -3 -3G to allow a street terminating in a cul -de -sac to exceed 500 feet in length, and; WHEREAS, the Planning Commission recommends approval of the proposed variance to City Code 11 -3 -3G based on the following findings: 1) No option currently exists to connect a second street out of the development; and 2) The variance will be eliminated when a street is extended to the west in the . future. • WHEREAS, the applicant has requested a variance to City Code 11 -3 -6 -C to allow Lot 17, Block 3 to be platted while not having the required frontage on a publicly dedicated street, and; WHEREAS, the Planning Commission recommends approval of the variance based on the finding that , and: WHEREAS, as a result of such public hearing, the Planning Commission recommends to the City Council the approval of the plat, and; NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby approves the preliminary plat subject to the following conditions: 1. The Preliminary Plat shall address all comments from the Engineering department and Community Development before grading may commence. 2. The Preliminary Plat shall address all comments from the Andover Parks and Recreation Commission before grading may commence. 3. The developer shall pay a Park Dedication Fee as determined by the Parks Commission and also a Trail Fee of $35,400. The final determination will be made prior to final plat approval. 4. The developer obtains all necessary permits from the Coon Creek Watershed District, DNR, Corps of Engineers, LGU, MPCA, Anoka County Highway Department and any other agency that may be interested in the site. 5. • The developer shall be responsible for the cost of construction of all improvements proposed as a part of the preliminary plat. 6. Contingent upon staff review and approval for compliance with City ordinances, 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 all of the subdivision improvements will be completed. 8. The developer shall be responsible for improvements to the intersection of 161 Avenue NW and the proposed Crane Street NW as required by the Anoka County Highway Department and the Andover Engineering Department. 9. If a variance is granted to allow the platting of Lot 17, Block 3, then deed restrictions must be put in place to prohibit the issue of a building permit on the lot until 162 Avenue is extended to provide required frontage for the lot. 10. Letters of Map Amendment (LOMA's) from the Federal Emergency Management Agency must be on file for Lots 9 and 10, Block 5 proving they are out of the floodplain before the lots are included on a final plat. Adopted by the City Council of the City of Andover this day of , 2006. CITY OF ANDOVER ATTEST: • Victoria Volk, City Clerk Michael R. Gamache, Mayor , "' c c '" .. " '" " <C ~ U) ~ ~~C5= c ~.. w- .<: '".. CD CD ~ e ~< .. ~ ~ ~~~-g-E ~ In ~ I ~~ ~ .. Qi < S co Q) _ .. (.) W i ;- l- II CD ~ S IU C!l - ~ I:J 0 .r:. 0 ....~ w - ~ _ g~.!:lO ...J ~ C[ i ;: ~ ~ ~~ ~ tl J: Q. ~ ~ ~Ofl10 :~~;::)__ Lj~ , ..,'. , --------; i, .-:'~/_,'-:,-:'T'-TTT!! , 1IIIIIIIIIIIII,III,IIiJLw'IlJ 11[111) Ll.LlJl,lL!L1JW,IIJ,I,IJ)J U,UllIJ~ lw III I I ILlllntuol]]]Jil I I [,IlJIIllTIInillL1:rll'II'1 1U1l11 .,-- 'i / ~ ,~., >.~~L.'Ui.//:' " 2,_:,<~,:'~~1.1,\);/~~,: 'j ; :.,...' , Q....- , ,',"'" ~V~\' . . ~< ,< ,_.~~ it: - i'TIfT^i!~~J.<\ :.S~ I~r:/r i. ... , / ,', ". ~,;':;;;o; I ".~~~/' '" ,_" r "..../';!.'\' . . / / ';., ::...: ~~ . ..~ ,.r t' '. ... ~ .,. / : ' \ ~, , ' . . "0 "':;:. , i .'., '" ,-, / " . ..~. i , ..' / l~ "....... __: ".. ,/ ,'. '....,,~',.. / j . '" \ . " ' ',...., ,. I" ' ." '/ ^"" ., . .. ,'. .,~, . . ~ . : .... ,/ ~"" . ~.' . -. .. .. ~J~::.i I_:~~:tZ!jjt\_' . -I l y ,--- --d~;t~--~., ; :d~'~~ · i ,i:JU~~'t;.. i . , "''''''ilC.,lS~~'' ",..".", ..~J ,___ :-I~ty)ri~~?t:' '-,. __J__"",.,_-,--- __'-. ,_"'~_...'_,__ ~ ,_, ---._-~._~..-----. . ------ -. _. , ''11'; ; "-.-.. . ~ s. ...-.. >'". .._.n_" ----T-.---,--- .-...-.-- ""', ~.r. .. :E J:-~ 't'... - v'+,.; 1 ~'''''...i ;--....- .._-.._...._.-~ - ,,~' ! I ~ '-., , '0 " 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 March 14, 2006 Andy Cross City of Andover 1685 Crosstown Blvd. NW Andover, MN 55304 RE: Larry Emmerich Sketch Plan CITY OF ANDOVER We have reviewed the sketch plan for Larry Emmerich, located north of CSAH 20 (161 Avenue NW) and east of CSAH 78 (Hanson Blvd.) within the City of Andover, and I offer the following comments: The existing right of way north of CSAH 20 varies from 50 feet to 60 feet. A total of 60 feet of right of way adjacent to CSAH 20 will be required for future reconstruction for purposes. • The plat proposes the construction of a local street connection approximately 1200 feet from the intersection of CSAH 78. For a route such as CSAH 20 with a speed limit of 55mph, Anoka County Highway Department access spacing guidelines call for '' /z mile (2640ft) spacing for full access intersections, and' /4 mile (1320ft) for secondary (right in/right out) access points. Based upon this, the new local roadway connection to CSAH 20 should be planned to be a right in/right out access point in the future. It appears that there are sight distance deficiencies for the Intersection Sight Corner requirements at the proposed future street and the intersection with CSAH 20 with the obstructions primarily being trees. The City and the Developer shall ensure that clearing and/or grading is completed to satisfy the Sight Corner requirements to the fullest extent possible at the approved access location. As proposed, all lots within this plat will have access via local roadways, which is consistent with Anoka County standards and is acceptable. No direct access to CSAH 20 will be permitted and the right of access along CSAH 20 shall be dedicated to Anoka County (with an exception for the new local roadway). Any existing driveways or field entrances onto CSAH 20 within the boundaries of this plat shall be removed and the ditch section restored to match the existing depth, slope, and grades. Prior to the sale of any parcels within this development, the Developer shall complete all work relative to driveway and or /field entrance removal. In addition, the new right of way corridor is to be cleared of trees within the boundaries of this plat. An All -Way Stop is currently inplace at the intersection of CSAH 78 and CSAH 20. While All -Way Stop intersections are typically safe, there are limits to the amount of capacity that they are able to effectively handle without producing intersection delays that can become unacceptable to motorists using the intersection over time. At some point in the future, it is anticipated the intersection of CSAH 78 and CSAH 20 will become signalized and reconstructed to include raised median channelization and left and right turn lanes. Please note that there is no funding inplace at the present time for this Affirmative Action / Equal opportunity Employer Andy Cross Page 2 of 2 March 14, 2006 signalization and intersection reconstruction to occur. Anoka County's ability to secure funding for this intersection improvement may not match the City's timeline for development in this area. If the City of Andover has concerns about future operations of the CSAH 78 /CSAH 20 intersection as a result of this or future development in this vicinity, they may wish to consider the degree of impact that the developments each will have on the intersection, and enter into Developer's agreements that assign a relative degree of financial responsibility for the future roadway improvements that will be needed at this intersection at some point in time. In the interim, the Developer will be required to construct a WB CSAH 20 right turn lane and an EB CSAH 20 bypass lane for the new local roadway access onto CSAH 20. 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. An engineering plan review fee estimated at $850.00 will apply to this project. Contact Andrew Witter, Construction Services Engineer, for further information regarding the engineering plan review process. Please submit the drainage calculations, grading and erosion control plans, and right turn lane plan_ and bypass plans along with the ACHD Design Requirements Checklist for County Highway Modifications (copy attached) and the applicable engineering plan review fee to Mr. Witter for his review and approval. It should be noted that residential land use adjacent to highways usually results in complaints regarding traffic noise. Traffic noise at this location 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. • An access permit for the new local roadway intersection on CSAH 20 and a permit for work within County right of way are required and must be obtained prior to the commencement of any construction (access permit = $150.00; permit to work within R/W= $110.00). Contact Terri Klein, Permit Technician, for further information regarding the permit process. Installation and maintenance of any necessary permanent traffic control devices within the county right of way will be determined and coordinated by Anoka County in conjunction with the permit process. Thank you for the opportunity to comment. Feel free to contact me if you have any questions. S 4 aneose Traffic Engineering Manager xe: CSAH 20/Plats /2006 Mike Kelly, Chief Right -of -Way Agent Larry Hoium, County Surveyor Randy Bettinger, Traffic Engineering Coordinator Terri Klein, Permit Technician Josie Scott, Traffic Engineering Technician Tom Hornsby, Traffic Services Supervisor - Signs 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 16 - pit:': March 14, 2006 • Andy Cross City of Andover CITY OF ANDOVER 1685 Crosstown Blvd. NW Andover, MN 55304 REVISED: Lary Emmerich Sketch Plan In our written review of this sketch plan, which was faxed to your office earlier today, we overlooked the existing intersection of Crane Street NW at CSAH 20 which is located directly opposite the new local roadway proposed in this plat (south side of CSAH 20). Because of the existing Crane Street NW intersection, construction of an EB CSAH 20 bypass lane for the new local roadway access for this sketch plan onto CSAH 20 will not be appropriate. Consequently, the interim improvements to CSAH 20 that will be required for this development will need to be revised to one of the following alternatives: 1. Construction of WB and EB CSAH 20 left and right turn lanes at Crane Street NW (engineering plan review fee estimated at $800.00) or, 2. Construction of a WB CSAH 20 right tam lane at Crane Street NW and construction of a raised median on CSAH 20 that limits EB and WB access onto CSAH 20 at Crane Street NW to right turn in/right turn out movements (engineering plan review fee estimated at $350.00). Thank you for bringing this issue to my attention. All other comments regarding this sketch plan remain unchanged. Feel free to contact me if you have further questions or there are additional issues. Sincerely, Jane Rose Traffic Engineering Manager xc: CSAH 20 /Plats /2006 Mike Kelly, Chief Right -of -Way Agent Larry Hoium, County Surveyor Randy Bettinger, Traffic Engineering Coordinator Terri Klein, Permit Technician Josie Scott, Traffic Engineering Technician Tom Hornsby, Traffic Services Supervisor. -Signs Affirmative Action / Equal Opportunity Employer 0 • N O LI �S (/1 O F " n •O D333 to Nln LnNNNN NNNNNNNNNNNNN NNNN NN PhD }PPPP {AP WWUW WUUUWW VL:WU WwW IJIJIJ -- ° ° Jp ^O 0a m J M1 A I l j O p p l n O p a n I O 3 S b •P ej➢Nn NI] NIJNIJNN ,ODIJNNPUN- Oi°°]JO:NPWN- - ��OO:JOINAUIJ JTNPWN'OiG°IJSN }UIJ- wN li E'yY pdaSj - 1 ° �m NNln 41T" E ° LLO +0 Rr NJrO INPbJAPfJ�ZN(OA- AO - IJ -IJ ,P°Y:O V! OPOAWO . IJ IJ = =N LJ IJ IJN OI' -:IJ IJ -AO FNnlm IJ fJ L, -IA Nr] Iry yl. N_ J. '':a0 -. S- 0- I • r N C n } 4pp IJ J I'J W pt N u° IJ�_ m Omm' °DIJON'- NO:°:DO OOOONOIwmi. 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'�fa 2�I n he � I/4 _ ,. �, CC •' - ^ X 3 t N WHITE PINE WILDERNESS John Oliver &Associates Inc. cation, or report was prepared by me 1 hereby certify that this plan. sp,df- REV m ATE: OS 01 O6 NO DATE DESCRIPTION El ANDOVER MN cowl 2ayrsert..e. /.end Sm L,ond rinnn+ng or under my direct supervision and 311 x% XXX 1 05 09 06 Revised Vicinity Map and Notes that I am a duly Licensed Land I ommen s 660 Dodge Avenue RAWN BY: DCP MON V o Surveyor under State of Minnesota 0 Wetland Impacts Undated p FOR 6ek River. Mimleaotu 56990 Statutes Sections 32602- 326.15 NECKED BY: BTB 4 6 I Y T 769 -44f -2072 FAX 769 -441 -6665 . -,? , \ L & K DEVELOPMENT LLC :; WG'. 8499- 20- PPLAT.DWG Offices in' BLE River, BunravilLe, / +'y: +'- °':• = -Y PRELIMINARY PLAT Brooklyn Ceder & St. Cloud Minttesota Signature: ENT: NONE Bryan T. Bolwme. PLS ' Dale'. 05/01 %2006 Lic. No 4 2594 FILE NO. 6499.20 -03 • X _A > ------------ 1 I r r r 7 Fn --- -------------- — - a 0 o Z Z Q 0 z z z z 2 z 0 0 0 0 0 0 0 0 X) 0 0 I I M M M 0 0 m x If 0 z 2 M- z 0 0 roJ > 2 > 'YJ, > 0 1 M z z 0 x < z 0 M z I < > I II I ,I on X • x x T x X t zi, q" M K z 2z 2 M L x �z > ' Z 0 z > x if Q U Z�co u,00 z x r I� - xg: L\j x r f 0 ' 0 " . 0 ti Poo,= 1 �94;97 "W ' ON x Io of I x M M ; , '.� M I 0 0 0 e -(1 C z le, 8 -0 , i x II 1` r z c m < x ;x "�41 j7) na; r- UEJZ m bb z A x M m ag F., z 0 Z F 7 7 > If Z . 0 z - �j -" -` ,rl 0 z Fo 0 A o L ex 0 - 3 ( 4: < K > tl !L No 0 90.? ----------- Gi x K x ----------- y ___ 1 18 i "' F ro i�,ll SEWO � BoeJ � r... '^ n a� w � �g .� � m ° .^'_ . x Ix. ------------ S— 1 p x %4 1,, x 'S2 6 000M x m F Nykt�4 I I K ti 5 x VO4 co p, 0 i YO 0 z x , u � co Z6 g b g— 2 x 000 > b iA' 1 , 1: -1 . I .. ow 11110 x 5T HH 55 Dig, Of r - 1 e III W M. - 2; 5 M > z 0 0 t g oo r I 19-P1 > ' o Ro 0' I o iI P. of Qo r kvi I t o r 0 Zia 0 rn 0 % z o fir -9001 z ON> p op Ax V I , U � 1'1 1 W < • n m x 0 6 A!4 1. \ r /x, A" 8 A i '41 9 11, A 1 1. C. I hereby certify that this plan, specif- DATE. 5/02ZO6 DESCRIPTION WHITE PINE WILDERNESS John Oliver Associates, In cation, or report was prepared b me Na R NO� EV N Pa ANDOVER, MIN Ma sun,. Land PI.mu or under m direct supervision and DESIGN BY. R DA 1 06112/06 CITY nVIIEW I z 580 Dod Avenue that I am a dul Licensed Professional DRAWN BY: DCP - KoA � WETLAND IMPACT RE�ASION. L 12. BL 0 FOR Elk Rive" minme't, 55330 Engineer under State of Minnesota 3 CITY R FW 92 0 Statute. Sections 326 02-326 15 CHECKED BY RDA L & K DEVELOPMENT LLC 763-441 -2072 FAX 763-441-6665 DWG: 8499-20-PGRD.QW GRADING, DRAINAGE, & Officin, in Elk River, DI-7, Signature TEXT, NONE EROSION CONTROL PLAN Brooklyn Center St. Cloud, Minnesota ROSS 0 A11E Date: 5/02/06 No 16733 FILE NO- 8499020-03 ----A it F� to Y r. f T -w lo _,A \ �^ m z c) 0 m WHITE PINE WILDERNESS ANDOVER, MN FOR L & K DEVELOPMENT LLC TREE PROTECTION PLAN John Oliver Associates, Inc. 580 Dodge AveulLe Elk RWer. Minnesota 55330 763-441-2072 PAX 763-441-5665 ii,i. I hereby certify that th Plon� spec'(- cation, or are by m or under any direct a" that I am a duly Licensed Professional Slate o Minnesota Engineer under Sttf Mit Statutes Sections 326 02-326.15 L A Signature ....... ROSS D ABEL, PE Doi.: 06/12/06 Luc No, 16733 DATE 05/02/0 DESIGN BY: RD -A DRAWN By: DCP CHECKED BY: RDA -- DWG: - 8499-2T-PIREEDING TEXT NON FILE NO 8499j2O�03 REV DATE DESCRIPTION 1 2 6 1? 2E _�__ 0 j6 22006 L 12, BL 5 — 3 6 26 06 Offices is Elk River. B,ar,,,ilI1. Brooklyn C.t.r- & St C1.114 Minnesota