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HomeMy WebLinkAbout09/12/06C I T Y O F ND OVE 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.AN DOVER. MN. US Andover Planning and Zoning Commission Meeting Agenda September 12, 2006 Andover City Hall Council Chambers 8.01 P.M. 1. Call to Order 2. Approval of Minutes — August 22, 2006. 3. PUBLIC HEARING Rezoning (06 -06) to change the zoning from Single Family Rural Residential (R -1) to Single Family Urban Residential (R -4) for property located southeast of the intersection of Andover Boulevard NW and Prairie Road NW. 4. PUBLIC HEARING Preliminary Plat of Hickory Meadows, a single - family urban residential development located southeast of the intersection of • Andover Boulevard NW and Prairie Road NW. 5. Other Business: 6. Adjournment 0 C I T Y O F, ND OVE. 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commissioners FROM: Courtney Bednarz, City Planner SUBJECT: Item 2. Approval of Minutes - August 22, 2006 DATE: September 12, 2006 Request The Planning and Zoning Commission is asked to approve the minutes from the August 22, 2006 meeting. 0 i C I T Y O F s ND OWE PLANNING AND ZONING COMMISSIONMEETING — AUGUST 22, 2006 The Regular Bi- Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on August 22, 2006, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota_ Commissioners present: Chairperson Daninger, Commissioners Tim Kirchoff, Michael Casey, Valerie Holthus, Devon Walton and Michael King. Commissioners absent: Commissioner Rex Greenwald. Also present: City Planner, Courtney Bednarz Associate Planner, Chris Vrchota Others 0 APPROVAL OFb11VUTES. July 25, 2006 Commissioner King stated in the minutes regarding the auto sales item, he brought up the width of the parking stalls and it was not reflected in the minutes. Motion by Kirchoff, seconded by Walton, to approve the minutes as presented. Motion carved on a 5 -ayes, 0 -nays, 1- present (Daninger), 1- absent (Greenwald) vote. PUBLICHEARING. LOT SPLIT (06 -04) TO CREATE TWO RURAL RESIDENTL4L LOTS FROMPROPERTYLOCATED AT 1947161 AVENUENW Mr. Vrchota stated the applicant is proposed to split the existing 37.866 -acre parcel into two lots. Motion by Walton, seconded by Casey, to open the public hearing at 7:05 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. • No one wished to address the Commission. Regular Andover Planning and Zoning Commission Meeting Minutes — August 22, 2006 Page 2 Motion by Walton, seconded by Kirchoff, to close the public hearing at 7:05 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. Motion by Casey, seconded by Holthus, to recommend to the City Council approval of the proposed lot split. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. Mr. Bednarz stated that this item would be before the Council at the September 5, 2006 City Council meeting. PUBLIC HEARING: CONDITIONAL USE PERMIT (06-05) FOR AUTOMOBILE SALES LOCATED AT 16191 ROUND LAKE BOULEVARD Mr. Bednarz discussed the staff report with the Commission. Commissioner Kirchoff asked where the shrubs along County Road 9 would be located. Mr. Bednarz stated they will be looking for three feet of planting screening at maturity along the parking area side that faces Round Lake Boulevard. Commissioner Kirchoff three feet sounded reasonable. Commissioner King asked if this is the requirement for all new facilities being established. Mr. Bednarz stated it was. 0 Chairperson Daninger asked because it is a conditional use permit on auto sales do they have to meet what is being reviewed as part of the permit being granted. Mr. Bednarz stated they are required to meet the ordinance established for auto sales, and, as any other use, required to meet the other specific requirements of the City Code. Chairperson Daninger asked if the only concern tonight is the landscaping. He wondered when the applicant can begin selling. Mr. Bednarz stated they are willing to work with the applicant on staging the improvements to get them in but the applicant needs to get approval of the business license by the Council to authorize that use of the site. They will be working through the commercial site plan process to make sure the little details are taken care of. Motion by Casey, seconded by Walton, to open the public hearing at 7:16 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. No one wished to address the Commission. Motion by Walton, seconded by King to close the public hearing at 7:16 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. Mr. Joe Brabant 16351 Gladiola Street, Andover, was at the meeting to answer • questions. Regular Andover Planning and Zoning Commission Meeting Minutes —August 22, 2006 • Page 3 , Commissioner Kirchoff asked if there is irrigation proposed. Mr. Brabant stated there would be. Commissioner Kirchoff asked why he has proposed one gallon trees. Mr. Brabant stated the reason for the one gallon trees is they are cheaper and because there is a small area left along the perimeter, the south and east sides are only ten feet wide. Pine tree at maturity will be probably twenty feet. He stated he went with the pine trees along the perimeter because they will fill in. Mr. Brabant stated he proposed ten or fifteen small ash trees along the north side of the building. Commissioner Kirchoff asked what caliper tree was Mr. Brabant planning on buying. Mr. Brabant indicated he was proposing smaller caliper trees in the early season so they can get growing better with a little less cost. Chairperson Daninger asked what was Mr. Brabants' intentions of when to start selling based on the Conditional Use Permit and license needing to be granted. Mr. Brabant stated as soon as would be permitted. Mr. Brabant stated part of the reason he has shied away from screening is because of the nature of the business. It is a visibility business. He wanted to leave the front of the property open and a little way down Round Lake Boulevard going east. There would be pine trees planted all the way up to that point. Commissioner Walton asked out of the design they have in front of them, which improvement would be the most important to have done in phase 1. Mr. Brabant stated the holding pond would be because that is part of the construction of the lot but realistically it would have to be all the way through the blacktop and concrete to do anything. It will have to wait until curb and blacktop is done. Commissioner Kirchoff asked if three feet at maturity was too high for the screening in the front. W. Brabant indicated three was taller than the front of the car. Commissioner Kirchoff thought this would be a nice dressing for the site. Commissioner Kirchoff asked how they came up with more parking spaces. Mr. Brabant indicated his planner came up with more parking stalls but they all reviewed how they could add more stalls including City staff. Commissioner Kirchoff indicated he was pleased with some of the improvements but he was not happy with how Mr. Brabant was coming along with the vegetation. He thought the landscaping improvements would be a real value to the property. He thought they may be able to work with Mr. Brabant but it would be nice to see some way where they Regular Andover Planning and Zoning Commission Meeting Minutes — August 22, 2006 Page 4 • could come closer to meeting the requirements. Mr. Brabant indicated a lot of the issue was monetary. Commissioner Walton asked if there was any screening at all planned along the south part of the parking lot and the neighboring property. Mr. Bednarz stated there is not screening required there because it is another industrial property. Commissioner Walton stated he was not sure if the screening requirement should include the south side of the property. If they do not provide him visibility directly from the road in front of his product it will be difficult to sell but they could require screening between the two properties. Commissioner Kirchoff stated he understood the reason they wanted to leave the south westerly portion open or low. They are not hiding the product from the road. Mr. Brabant stated the southwest portion will be hard to screen because that will be the area where they will have the drainage from the property go. Commissioner King stated he earlier asked about the two foot retaining wall around the drainage ditch. He wondered if this will be surrounding the entire area of the southwest area of the lot. Mr. Brabant stated it would surround the drainage pond. Chairperson Daninger asked if the screening was for the people who drive by everyday or for the business. Commissioner Walton stated if they cannot see the product, they will hinder the business. He thought a used car business is a visibility business. Commissioner Kirchoff stated there is something in between. It is not strictly a screening process it is an amenity to dress up the property. Commissioner Walton thought that would be fine to dress the property up but he also did not want to screen the business from the road. Commissioner Holthus thought this was written in two ways, there is a landscaping requirement and a screening requirement. The screening would be where the taller trees will be on the northwest corner and then the landscaping requirement, which would dress up the property, would be the low bushes along the roadside. She was ok with the drive lane footage variance but she thought they should stick with complying with City Code regarding the landscaping and screening. She thought these were two different things. Commissioner Holthus asked if there was a deadline for landscaping and screening requirements to be completed from when the business is offered the license. Mr. Bednarz stated they will require the applicant to post a bond if the applicant does not install them at the time the parking lot is finished to guarantee they will be done and he will be given a reasonable amount of time and if it does not occur in a reasonable amount of time the City would have the right to use the money that was posted to complete the landscaping. Regular Andover Planning and Zoning Commission Meeting Minutes —August 22, 2006 • Page 5 Chairperson Daninger asked the Commission how they felt about the drive lane variance. The Commission thought the variance was acceptable. Commissioner Walton asked if they discussed screening requirements when they discussed used auto sales or was it adopted and written prior to any discussion about bringing vehicle sales into Andover. Mr. Bednarz stated screening requirements were discussed as a part of the general zoning ordinance update and are tailored to allow visibility of sites. The real purpose of the three foot requirement is to screen a view of the whole surface sheet of the parking area and not to block visibility of a business. Mr. Bednarz stated berming and landscaping can commonly be found at car lots around the metro area Commissioner Walton thought that was an important point as far as timing. When they first started discussing used car sales, it was a rocky point. The three foot screening is intended to screen the parking lot but when the product is on the parking lot, it is also screening the product. The ordinance may have predated discussion of used car sales so there may be some conflict. Commissioner Casey thought it was important to the business to be able to see the cars. He thought by screening the business it could break the business. Commissioner King recalled they discussed a lot of issues when they discussed used auto sales but they never discussed screening. He noted other cities with used car sales or auto dealerships do not have any screening. Chairperson Daninger stated this is a small dealership and is not on a major highway so he did not think they could compare it to other dealerships in other cities. He stated he preferred to keep screening in there because cast cannot be a reason for granting a variance and he heard that reason more than once in discussion. Commissioner Kirchoff stated he could accept the 22.26 feet but he did not like the landscaping plan. Commissioner Casey indicated he too was ok with the 22.26 feet and he agreed with Commissioner King on the screening. He felt being able to see the product was the most important thing for making a business successful. Commissioner King stated there are forty shrubs required and the trees are going on the south and east end and the shrubs are to go in the front. Mr. Bednarz stated it appeared that the south, north and east sides would have trees. On the west side of the building there will be eight shrubs and in front of the building will be mulch and ten shrubs. Mr. Brabant indicated this was incorrect. Commissioner King indicated W. Bednarz was reading the information from Mr. Brabant's letter. Commissioner Walton indicated he was comfortable with the 22.26 drive lane but was not comfortable with the three foot shrubs on the front of the property. He was ok with Regular Andover Planning and Zoning Commission Meeting Minutes — August 22, 2006 Page 6 • the low lying shrubs along the west side but not the higher shrubs in the front of the parking area. Chairperson Daninger stated some of the concerns from the applicant's perspective regarding landscaping was this business needs to be more visible. However, the issue of cost was mentioned several times. Three Commissioners agreed and the other three Commission members see it as needing more screening. He stated he was not comfortable granting the variance based on cost. Commissioner Kirchoff stated the plans are not real clear. He thought there should have been a landscaping plan. Chairperson Daninger suggested the applicant have a landscaping plan done for the Council. Commissioner Walton thought because they do not have a landscaping plan they can look at he wondered if they should table this again for further discussion after seeing a landscaping plan. Commissioner Kirchoff indicated he did not want to table this. Commissioner King stated their discussion would be reflected in the minutes. Motion by Walton, seconded by King, to recommend approval of the attached resolution with the approval of the 22.26 variance and a recommendation of a landscaping plan going onto the City Council for final approval. Motion failed on a 3 -ayes, 3 -nays ( Daninger, Kirchoff, Holthus), 1- absent (Greenwald) • vote. Mr. Bednarz stated that this item would be before the Council at the September 5, 2006 City Council meeting. PUBLIC HFAR7IVG. ORDINANCE AMENDMENT TO ESTABLISH CLOSED LANDFILL RESTRICTED ZONING DISTRICT Mr. Bednarz stated this item follows the direction of the Planning Commission and Council to implement the recommendations of the Minnesota Pollution Control Agency (MPCA) to establish a specific zoning district for the closed landfill site. Mr. Bednarz discussed the staff report with the Commission. Motion by Walton, seconded by Casey, to open the public hearing at 8:05 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. No one wished to address the Commission. Motion by Walton, seconded by Casey, to close the public hearing at 8:05 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. Regular Andover Planning and Zoning Commission Meeting Minutes — August 22, 2006 Page 7 Motion by Walton, seconded by Casey, to recommend approval of the attached ordinance with the following modifications: Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. Mr. Bednarz stated that this item would be before the Council at the September 19, 2006 City Council meeting. PUBLIC HEARING: COMPREHENSIVE PLANAMENDMENT (06 -0I) TO CHANGE THE LAND USE DESIGNATION OF THE CLOSED LANDFILL SITE TO OPEN SPACE Mr. Bednarz explained the Commission is asked to review the proposed comprehensive plan amendment for the closed landfill site. Mr. Bednarz discussed the staff report with the Commission. Motion by Walton, seconded by Casey, to open the public hearing at 8:05 p.m. Motion • carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. No one wished to address the Commission. Motion by Walton, seconded by Casey, to close the public hearing at 8:05 p.m. Motion carried on a 6 -ayes, 0 -nays, I- absent (Greenwald) vote. Motion by Walton, seconded by Casey, to recommend approval of the comprehensive plan amendment to allow the entirety of the closed landfill to be designated as Open Space on the Land Use Map. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. Mr. Bednarz stated that this item would be before the Council at the September 19, 2006 City Council meeting. PUBLIC HEARING: REZONING (06 -05) TO CHANGE THE ZONING OF THE CLOSED LANDFILL SITE TO CLOSED LANDFILL RESTRICTED. City Planner Bednarz stated the Planning Commission is asked to review the proposed rezoning for the closed landfall site. Mr. Bednaz reviewed the information with the Commission. Regular Andover Planning and Zoning Commission Meeting Minutes — August 22, 2006 Page 8 Motion by Walton, seconded by Casey, to open the public hearing at 8:05 p.m. Motion • carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. No one wished to address the Commission. Motion by Walton, seconded by Casey, to close the public hearing at 8:05 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. Motion by Walton, seconded by Casey, to recommend approval of the rezoning to CLR, Closed Landfill Restricted because the original zoning was in error. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. Mr. Bednarz stated that this item would be before the Council at the September 19, 2006 City Council meeting. PUBLIC rF'AR7N ORDINANCE AMENDMENT TO AMEND CITY CODE 9 -1 -6 CONSTRUCTION NEAR WDE SITE City Planner Bednarz explained this ordinance amendment would correct an error in the City Code. The City Code presently refers to Line F for both the 200 and 500 foot setbacks from the landfill. The 200 foot setback needs to be changed to refer to Line E. • Mr. Bednarz reviewed the staff report with the Commission. Commissioner Kirchoff stated on item 8, the map is supposed to show the two hundred foot shows the WDE site and then the two hundred foot perimeter but when it gets to Crosstown it shoots out and does not look like it is part of the WDE. He wondered if it is technically part of the WDE. Mr. Bednarz stated the two hundred foot setback is intended to be at the tow of the landfill. He showed on the map where the area was located. Motion by Walton, seconded by Casey, to open the public hearing at 8:05 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. No one wished to address the Commission. Motion by Walton, seconded by Casey, to close the public hearing at 8:05 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. Motion by Kirchoff, seconded by Casey, to recommend approval of the proposed ordinance amendment. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. Mr. Bednarz stated that this item would be before the Council at the September 19, 2006 • City Council meeting. Regular Andover Planning and Zoning Commission Meeting Minutes —August 22, 2006 • Page 9 OTHER BUSINESS. A. Reschedule September 12, 2006 Planning Commission Meeting City Planner Bednarz explained the State Primary Election will conflict with the regularly schedule meeting on September 12, 2006. The Commission is asked to reschedule their meetmg. The Commission discussed and decided to reschedule the September 12, 2006 Planning Commission meeting time to 8:01 p.m. or as an alternative Wednesday, September 13, 2006 at 7:00 p.m. if the agenda is lengthy. Mr. Bednarz updated the Planning Commission on related items. ADJOURNMENT. Motion by Kirchoff, seconded by Casey, to adjourn the meeting at 8:15 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Greenwald) vote. Respectfully Submitted, Sue Osbeck, Recording Secretary Timesaver Off Site Secretarial, Inc. • 1665 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: PUBLIC HEARING Rezoning (06 -06) to change the zoning from Single Family Rural Residential (R -1) to Single Family Urban Residential (R -4) for property located southeast of the intersection of Andover Boulevard NW and Prairie Road NW. DATE: September 12, 2006 INTRODUCTION The Council is asked to review the proposed rezoning to allow the Hickory Meadows plat to move forward. DISCUSSION As with all rezonings, one of the two following findings provided by state statute must be made: L The original zoning was in error. • 2. The character of the area or times and conditions have changed to such an extent to warrant the rezoning. Times and conditions have changed due to the fact that agreement has been reached with property owners to allow nearly 30 acres of urban development to be proposed. The subject properties lie within the Municipal Urban Service Boundary and within the current stage of sewer expansion in the Comprehensive Plan. Staff Recommendation Staff recommends approval of the proposed rezoning. ACTION REQUESTED The Planning Commission is asked to recommend approval of the rezoning based on the fact that times and conditions have changed. Attachments Ordinance Amendment Location Map gurtne kedsnuarz b ' ed, Cc: Bruce Carlson, Kodiak Development 8512 124 Lane Champlin, MN 55316 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 29.94 acres legally described as: DEED # 1269640 PROPERTY DESCRIPTION: All that part of the west 100.00 feet of Lot 4, "AUDITOR'S SUBDIVISION NO. 141, Anoka County, Minnesota, which lies north of the following described line: • Commencing at the southeast comer of said Lot 4; thence North 00 degrees 29 minutes 17 seconds West (orientation of this bearing system is assumed), along the east line of said Lot 4, a distance of 1367.69 feet, to the point of beginning of the line to be described; thence South 79 degrees 46 minutes 33 seconds West, a distance of 328.71 feet to the east line of said Lot 4 and said described line there terminating. This parcel is subject to the right of way of Andover Boulevard N.W. and other easements of record if any. DEED # 1551626 PROPERTY DESCRIPTION: That part of the West half of the Southeast Quarter of Section 25, Township 32, Range 24, Anoka County, Minnesota lying Southerly of the following described parcel described as follows: Beginning at the northeast corner of said West half of the Southeast Quarter; thence on an assumed bearing of South 89 degrees 49 minutes 11 seconds West, along the north line of said West half of the Southeast Quarter, a distance of 107.00 feet; thence south 00 degrees 27 minutes 57 seconds East, parallel to the east line of said West half of the Southeast Quarter, a distance of 1317.50 feet; thence North 67 degrees 28 minutes 54 seconds East a distance of 65.68 feet; thence North 80 degrees 09 minutes 37 seconds East a distance of 46.75 feet to a point on said east line distant 1284.69 feet south from said northeast corner thereof; thence North 00 degrees 27 minutes 57 seconds West, along said east line, a distance of 1284.69 feet to the point of beginning. Also known as part of Lot 2 and Lot 3, Auditor's Subdivision Number 141, according to the recorded plat thereof and situate in Anoka County, Minnesota. DEED # 1571355 PROPERTY DESCRIPTION: The tract or parcel of land lying and being in the County of Anoka and State of Minnesota, Described as follows, To -Wit: That part of the west 1/2 of the Southeast 1/4, Section 25, Township 32, Range 24, Anoka County, Minnesota, Described as follows: Beginning at a point in the North line of said West 1/2 of the Southeast 1/4, Which point is 99 feet West of the Northeast comer thereof; Thence West along said North line a distance of 165 feet; thence South and parallel with the East line of said West 1/2 of the Southeast 1/4 to Coon Creek; thence easterly along the northerly Shore of Coon Creek to its intersection with a line drawn parallel with said east line from a point in the North line of said West 1/2 of the Southeast 1/4 99 feet West of the northeast corner thereof, thence North along said line to the point of beginning, EXCEPT the easterly 8 feet thereof, now known as Lot 2, AUDITOR'S SUBDIVISION NO. 141, EXCEPT the easterly 8 feet thereof. Subject to all easements, covenants, conditions, reservations, leases and restrictions of record, all legal highways, all rights of way, all zoning, building and other laws, ordinances and regulations, all rights of tenants in possession, and all real estate taxes and assessments not yet due and payable. DEED # 1753932 • PROPERTY DESCRIPTION: Real property in Anoka County, Minnesota, Described as follows: That part of the East 257.50 feet of Lot 1, AUDITOR'S SUBDIVISION NUMBER 141, according to the recorded plat thereof, Anoka County, Minnesota, lying northerly of the following described line: Beginning at a point on the East line of said Lot 1 distant 1427.98 feet South of the northeast comer thereof, for the purposes of this description said East line is-assumed to bear South; thence South 57 degrees 58 minutes 57 seconds West a distance of 570.26 feet; thence westerly a distance of 364.52 feet along a tangential curve concave to the north having a radius of 500.00 feet and a central angle of 41 degrees 46 minutes 16 seconds; thence North 80 degrees 14 minutes 47 seconds West, Tangent to said curve, a distance of 202.31 feet to a point onto he west line of said Lot 1 distance 1770.00 feet southerly of the northwest corner thereof, said line there terminating. Subject to restrictions, reservations, easements, covenants, oil, gas, or mineral rights or record, if any. DEED # 1299816 . PROPERTY DESCRIPTION: The West 257.50 feet of the east 515.00 feet of Lot 1, AUDITOR'S SUBDIVISION NUMBER 141, Anoka County, Minnesota, lying northerly of the following described line: Beginning at a point on the east line of said Lot 1 distant 1427.98 feet south of the northeast corner thereof, for the purposes of this description said east line is assumed to bear South; thence South 57 degrees 58 minutes 57 seconds West a distance of 570.26 East; thence westerly a distance of 364.52 feet along a tangential curve concave to the north having a radius of 500.00 feet and a central angle of 41 degrees 46 minutes 16 seconds; thence North 80 degrees 14 minutes 47 seconds West, tangent to said curve, a distance of 202.31 feet to a point on the west line of said Lot 1 distant 1770.00 feet southerly of the northwest comer thereof, said line there terminating. Subject to the right of way of County State Aid Highway NO. 16. 2) The finding for the rezoning is that times and conditions have changed due to the fact that owners of property within the Municipal Urban Service Boundary and within the current stage of sewer expansion in the Comprehensive Plan have reached agreement for 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 • 11 Hickory Meadows Is 0 Cf W a y �a �P Q N W E S Location Map I; • 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 Planno SUBJECT: PUBLIC HEARING Preliminary Plat of Hickory Meadows, a single- family urban residential development located southeast of the intersection of Andover Boulevard NW and Prairie Road NW. DATE: September 12, 2006 INTRODUCTION The Planning Commission is asked to review a Preliminary Plat for Hickory Meadows. The Commission previously reviewed a sketch plan for the entire area south of Andover Boulevard and east of Prairie Road. The proposed plat contains 45 lots at the center of that sketch plan. 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. Street Access Public street access to the plat would be provided from Andover Boulevard. Sixty -six feet of right -of -way is proposed at the entrance to the proposed plat to allow sufficient width for three lanes (an entrance, and exiting left and right turn lanes). The internal streets will conform to the city's standards (33 feet wide within 60 feet of right -of -way). Streets would be stubbed to both the east and west sides of the plat to allow future extension to conform to the overall sketch plan of this area. Temporary cul -de -sacs would be provided for the three streets that extend more than 210 feet from an adjacent intersection. A variance to allow cul -de -sacs extending beyond 500 feet is needed as a single access to Andover Boulevard will be provided with the plat. Staff recommends in favor of the variance due to the fact that the sketch plan illustrates how these streets can be extended in the fixture to allow additional street connections. Anoka County Highway Department (ACHD) Comments from the ACHD were not received and more than 30 days has passed since they were requested. Verbally they indicated that an eastbound bypass lane and right turn lane along Andover Boulevard at the entrance to the development would be needed. A condition of approval requires the applicant to conform to the requirements of the Anoka County Highway Department. Additional right -of -way is proposed to be dedicated along Andover Boulevard to achieve 60 feet in width for the south half of this right -of -way. All of the existing driveways to Andover Boulevard will be eliminated. The right -of- access to Andover Boulevard will be dedicated to Anoka County on the final plat, with the exception of the proposed new intersection. Sewer and Water Access • The trunk sewer and water lines for this area are located south of Coon Creek in alignment with Butternut Street NW. The applicant has purchased six properties totaling nearly 30 acres to the west of these utilities. Agreement could not be reached with property owners between these properties and the utilities. As a result, the applicant proposes to extend utilities up to Andover Boulevard, west along Andover Boulevard and back south into the development. There are easements along Butternut Street NW and Andover Boulevard. A condition of approval requires the applicant to provide any additional easements necessary to allow the utilities to be constructed to serve the plat. The Engineering and Public Works Departments recommend against the proposed utility route. The proposed route will require additional trunk sewer construction and result in approximately 2.3 feet of lost sewer depth when compared to the ideal route roughly through the center of the development area. This may require a lift station to serve the remaining area assigned to this trunk sewer line (see attached Sewer Trunk Graphic). A condition of approval requires all increased costs from the proposed sewer route to be responsibility of the applicant. Floodplain A significant area of 100 and 500 year floodplain exist along Coon Creek at the south end of the proposed plat as shown on the grading plan. The 500 year floodplain areas can be removed from the floodplain with approval of a Letter of Map Amendment (LOMA) by FEMA. Areas within the 100 year floodplain cannot be filled for development unless a floodplain study has been approved by FEMA, the DNR and adopted by the City. This is a more extensive process that . will involve stormwater calculations and modeling of the drainage area of the creek. A recent example is the floodplain study that was completed in conjunction with the Country Oaks West Plat. As a result, the applicant has proposed an outlot to cover the floodplain area of the plat until the various approvals can be obtained. The sketch plan for this area illustrates how it will be platted once this occurs. No grading can be permitted within either the 500 or 100 year floodplain areas until the processes described above have been completed. Conditions are provided in the attached resolution reflecting these items. Pedestrian Access A pedestrian trail was discussed during review of the sketch plan to provide safe pedestrian access through this area of the city. The Trails Plan shows regional trails both along the creek and along Andover Boulevard. Construction of a trail along the creek would be complicated by the location of wetland and floodplain. Further investigation and investment will need to be authorized by the Council to pursue this location further. Alternatively, this trail could be placed along the proposed 144' Avenue alignment where it would be near the center of the new neighborhood and more easily accessible to the majority of future lots in this area of the city. The timing of future trail connection along Andover Boulevard will be contingent on the dedication of funding for this purpose. It is important to note that both of these trails would be regional trails paid for out of the city's trail fund. 0 4 Tree Preservation Tree preservation is shown along the north side of the proposed plat as well as areas along the east and west boundaries at the south end of the plat. The tree protection plan also shows several areas where trees are proposed to be transplanted. However, a majority of the trees within the center of the plat are proposed to be removed to allow development to occur. It is recommended that additional trees be relocated throughout the proposed plat as grading occurs. Double Frontage Lots Double frontage lots are permitted along arterial streets such as Andover Boulevard. Lots 10 and 11 of Block 1 and Lots 1, 2 and 3, Block 2 are double frontage lots. The City Code 12 -13 -5 D. provides screening requirements for double frontage lots. The proposed tree save areas will provide much of the required screening and transplanted trees (as shown on the attached tree preservation plan) will provide the rest. Existing Structures There are five existing homes and a number of accessory buildings within the plat as shown on the attached preliminary plat. The accessory buildings will be removed from the property. Three of the existing homes will be removed. One of the homes will be repositioned on Lot 12, Block 1. The house shown on Lot 9, Block 1 is substantial in size and is proposed to remain as it presently exists. The home would site 21.9 feet from the rear yard of the proposed lot. The rear yard setback is in the R -4 district is 30 feet. This would require a variance to the rear yard • setback. Transplanted trees are also shown between the existing house and adjacent lot. In addition to its size, the applicant has indicated that the location of the entrance to the site was determined by the Anoka County Highway Department during sketch plan review and this location limits the area between the entrance and the existing house. Park Commission Recommendation The Park Commission recommended that Lot 10, Block 5 be dedicated as park land. Additional park land would be added when the property to the west develops. The remainder of park dedication for this plat would be paid on a per lot basis as required by the City Code. Lots Each of the lots will meet the minimum lot width depth and area requirements of the R -4 Zoning District with one exception. Lot 7, Block 5 is a corner lot that is not a back to back lot. These lots are required to have a minimum lot width of 100 feet. The proposed lot width is 95 feet wide. The applicant is requesting the 5 foot variance to avoid filling additional wetland on Lot 4, Block 4 which would allow Cottonwood Street to be shifted east to widen the lot. • 3 ACTION REQUESTED . The Planning Commission is asked to review the proposed plat and to make a recommendation to the City Council. Attachments Resolution Location Map Preliminary Plat Plan Set Sewer Trunk Graphic Floodplain Graphic Cc: Bruce Carlson, Kodiak Development 8512 124 Lane Champlin, MN 55316 C1 • • CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO R -06 A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "HICKORY MEADOWS" FOR PROPERTY LOCATED IN THE SOUTHEAST QUARTER OF SECTION 25, TOWNSHIP 32, RANGE 24 LEGALLY DESCRIBED AS; DEED # 1269640 PROPERTY DESCRIPTION: All that part of the west 100.00 feet of Lot 4, "AUDITOR'S SUBDIVISION NO. 141, Anoka County, Minnesota, which lies north of the following described line: Commencing at the southeast corner of said Lot 4; thence North 00 degrees 29 minutes 17 seconds West (orientation of this bearing system is assumed), along the east line of said Lot 4, a distance of 1367.69 feet, to the point of beginning of the line to be described; thence South 79 degrees 46 minutes 33 seconds West, a distance of 328.71 feet to the east line of said Lot 4 and said described line there terminating. This parcel is subject to the right of way of Andover Boulevard N.W. and other easements of record if any. • DEED # 1551626 PROPERTY DESCRIPTION: That part of the West half of the Southeast Quarter of Section 25, Township 32, Range 24, Anoka County, Minnesota lying Southerly of the following described parcel described as follows: Beginning at the northeast corner of said West half of the Southeast Quarter; thence on an assumed bearing of South 89 degrees 49 minutes 11 seconds West, along the north line of said West half of the Southeast Quarter, a distance of 107.00 feet; thence south 00 degrees 27 minutes 57 seconds East, parallel to the east line of said West half of the Southeast Quarter, a distance of 1317.50 feet; thence North 67 degrees 28 minutes 54 seconds East a distance of 65.68 feet; thence North 80 degrees 09 minutes 37 seconds East a distance of 46.75 feet to a point on said east line distant 1284.69 feet south from said northeast comer thereof, thence North 00 degrees 27 minutes 57 seconds West, along said east line, a distance of 1284.69 feet to the point of beginning. Also known as part of Lot 2 and Lot 3, Auditor's Subdivision Number 141, according to the recorded plat thereof and situate in Anoka County, Minnesota. DEED # 1571355 PROPERTY DESCRIPTION: The tract or parcel of land lying and being in the County of Anoka and State of Minnesota, Described as follows, To -Wit: 0 That part of the west 1/2 of the Southeast 1/4, Section 25, Township 32, Range 24, Anoka • County, Minnesota, Described as follows: Beginning at a point in the North line of said West 1/2 of the Southeast 1/4, Which point is 99 feet West of the Northeast corner thereof; Thence West along said North line a distance of 165 feet; thence South and parallel with the East line of said West 1/2 of the Southeast 1/4 to Coon Creek; thence easterly along the northerly Shore of Coon Creek to its intersection with a line drawn parallel with said east line from a point in the North line of said West 1/2 of the Southeast 1/4 99 feet West of the northeast comer thereof; thence North along said line to the point of beginning, EXCEPT the easterly 8 feet thereof, now known as Lot 2, AUDITOR'S SUBDIVISION NO. 141, EXCEPT the easterly 8 feet thereof. Subject to all easements, covenants, conditions, reservations, leases and restrictions of record, all legal highways, all rights of way, all zoning, building and other laws, ordinances and regulations, all rights of tenants in possession, and all real estate taxes and assessments not yet due and payable. DEED # 1753932 PROPERTY DESCRIPTION: Real property in Anoka County, Minnesota, Described as follows: That part of the East 257.50 feet of Lot 1, AUDITOR'S SUBDIVISION NUMBER 141, according to the recorded plat thereof, Anoka County, Minnesota, lying northerly of the following described line: • Beginning at a point on the East line of said Lot 1 distant 1427.98 feet South of the northeast corner thereof, for the purposes of this description said East line is assumed to bear South; thence South 57 degrees 58 minutes 57 seconds West a distance of 570.26 feet; thence westerly a distance of 364.52 feet along a tangential curve concave to the north having a radius of 500.00 feet and a central angle of 41 degrees 46 minutes 16 seconds; thence North 80 degrees 14 minutes 47 seconds West, Tangent to said curve, a distance of 202.31 feet to a point onto the west line of said Lot 1 distance 1770.00 feet southerly of the northwest comer thereof, said line there terminating. Subject to restrictions, reservations, easements, covenants, oil, gas, or mineral rights of record, if any. DEED # 1299816 PROPERTY DESCRIPTION: The West 257.50 feet of the east 515.00 feet of Lot 1, AUDITOR'S SUBDIVISION NUMBER 141, Anoka County, Minnesota, lying northerly of the following described line: Beginning at a point on the east line of said Lot 1 distant 1427.98 feet south of the northeast corner thereof, for the purposes of this description said east line is assumed to bear South; thence . South 57 degrees 58 minutes 57 seconds West a distance of 570.26 East; thence westerly a distance of 364.52 feet along a tangential curve concave to the north having a radius of 500.00 feet and a central angle of 41 degrees 46 minutes 16 seconds; thence North 80 degrees 14 0 minutes 47 seconds West, tangent to said curve, a distance of 202.31 feet to a point on the west line of said Lot 1 distant 1770.00 feet southerly of the northwest corner thereof, said line there terminating. Subject to the right of way of County State Aid Highway NO. 16. WHEREAS, Kodiak Development has requested approval of a preliminary plat for Hickory Meadows; 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 12 -3 -4 to allow a rear yard setback of 21.9 feet for the existing home to be located on Lot 9, Block 1 has been requested; and WHEREAS, the Planning Commission recommends approval /denial of the variance based on the following findings: ; and WHEREAS, a variance to City Code 11 -3 -3 to allow streets terminating in a cul -de -sac that exceed 500 feet in length; and WHEREAS, the Planning Commission recommends approval of the variance based on finding • that a sketch plan has been provided to illustrate how the streets can be extended in the future to provide additional street connections; and WHEREAS, a variance to City Code 11 -3 -6 to allow a lot width of 95 feet for Lot 4, Block 4 has been requested; and WHEREAS, the Planning Commission recommends approval of the variance based on finding that the variance will prevent additional wetland fill; 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 Hickory Meadows with the following conditions: 1. The developer shall obtain all necessary permits from the Coon Creek Watershed District, DNR, Corps of Engineers, LGU, MPCA, Anoka County Highway Department and any other agency that may be interested in the site. 2. Lot 10, Block 5 shall be dedicated as park land and the remainder of park dedication shall be paid for on a per unit basis as established by the City Code. Rate increases shall be . subject to State Statute. 3. A trail shall be constructed The trail will be paid for out of the city's trail fund. 7 4. Trail fees shall be paid for on a per unit basis as established by the City Code. Rate . increases shall be subject to State Statute. 5. The applicant shall be responsible for the cost of construction of all improvements proposed as a part of the preliminary plat. 6. Approval is contingent upon the applicant providing public easements of sufficient size to allow construction of public streets, sanitary sewer and water utilities to serve the plat in compliance with the City Code. 7. The applicant shall pay for a study to determine how the proposed utility route will affect the future extension of utilities to serve the area designated as Shadowbrook Lift Station Lateral Service Area on Figure 6 Yellow Pine Lift Station Alternative of the City's Trunk Sewer Plan. The applicant shall be responsible for the increased cost of constructing public utilities to serve this area. The increased cost shall be the estimated construction cost difference between the proposed utility plan and the most efficient extension of utilities through the center of the Shadowbrook Lift Station Lateral Service Area. 8. No grading within the floodplain shall be allowed to occur until all of the required federal state and local approvals have been obtained and placed on file with the city. 9. No lots within the floodplain shall be allowed to be platted until all of the required federal state and local approvals have been obtained and placed on file with the city. 10. Temporary cul-de-sacs and temporary easements shall be provided for all streets that extend and dead end at a distance greater than 210 feet from an adjacent intersection. 11. All existing overhead utilities within the plat shall be removed and placed underground. 12. A variance to City Code 12 -3 -4 is granted to allow a rear yard setback of 21.9 feet for Lot 9, Block 1. • 13. A variance to City Code 11 -3 -3 is granted to allow streets terminating in a cul -de -sac extending beyond 500 feet. 14. A variance is granted to allow Lot 7, Block 5 to have a minimum lot width of 95 feet. 15. 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