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Home My WebLink About10/10/06Andover Planning and Zoning Commission Meeting Agenda October 10, 2006 Andover City Hall Council Chambers 7:00 p.m. 1. Call to Order 2. Approval of Minutes — September 12, 2006. 3. PUBLIC HEARING Lot Split (06 -05) to create two urban residential lots from property located at 13423 Crooked Lake Boulevard. 4. PUBLIC HEARING Lot Split (06 -06) to create two industrial lots from property located at 13533 Jay Street NW. 5. PUBLIC HEARING Conditional Use Permit (06 -06) to allow Outdoor Display and Sales for Valley Pools and Spas located at 3426 Bunker Lake Boulevard NW. 6. PUBLIC HEARING: Conditional Use Permit (06 -07) to allow a veterinary clinic at Hanson Commons located at 1574 154' Avenue NW. 7. Other Business: 8. Adjournment • 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US L 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 - September 12, 2006 DATE: October 10, 2006 Request The Planning and Zoning Commission is asked to approve the minutes from the September 12, 2006 meeting. Is • • �NDOVE PLANNING AND ZONING COMMISSIONMEETING — SEPTEMBER 12, 2006 The Regular Bi- Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on September 12, 2006, 8:01 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota_ Commissioners present: Chairperson Daninger, Commissioners Tim Kirchoff, Rex Greenwald, Michael Casey, Valerie Holthus, Devon Walton and Michael King. 0 Commissioners absent: Also present: APPROVAL OFMINUTES. August 22, 2006 There were none. City Planner, Courtney Bednarz Others Motion by Kirchoff, seconded by Casey, to approve the minutes as presented. Motion carried on a 6 -ayes, 0 -nays, 1- present (Greenwald), 0- absent vote. PUBLIC HEARING. REZONING (06 -06) TO CHANGE THE ZONING FROM SINGLE FAMILYRURAL RESIDENTIAL (R -I) TO SINGLE FAMILY URBAN RESIDENTIAL (R-4) FOR PROPERTYLOCATED SOUTHEAST OF THE INTERSECTION OFANDOVER BOULEVARD NW AND PRAIRIE ROAD NW. Mr. Bednarz reviewed the staff report with the Commission. Commissioner Greenwald asked how hard it was to change the speed limit to a lower speed on Andover Boulevard as they develop. Mr. Bednarz stated a speed study would need to be done on the road. Commissioner Kirchoff stated they needed to be careful about doing a speed study because sometimes the speed will actually go up instead of down. Commissioner Greenwald thought most of the requirements for the road from the County were because of the speed of the road. I Regular Andover Planning and Zoning Commission Meeting Minutes — September 12, 2006 Page 2 Commissioner Greenwald stated another issue was tree preservation. He stated the letter from the County states "no plantings or signs will be permitted within the County Right of Way." And that is a lot to keep that line of sight let alone he thought they were going to want some kind of signage that they put in front of the development that then they would have to put it on someone's easement. Commissioner Kirchoff stated it was standard policy for the County Highway system and this is nothing different than anywhere else. Commissioner Greenwald stated except for those issues, they are all based upon the fact that it is fifty miles an hour to that comer. He thought it seemed logical to him that if they were going to do this, they would look at lowering the speed limit close to the intersection. Commissioner Greenwald stated he was confused on the trail. He asked where the trail would be if they did the plat as is. Mr. Bednarz showed on the map where the trail would be and indicated the future trail would be on Andover Boulevard when the City dedicates dollars to construct that trail. The decision point .is whether there will be a trail along the creek or through the center of the development. In terms of the Commission's role, they would be looking to see what their preferences would be but ultimately the Council will have to authorize some additional studies along the creek if they want to pursue that location. • Commissioner Kirchoff stated if they are going to use 144 as an option for a trail, that would not require any cost, it would just be using the road. Mr. Bednarz indicated it would probably be an off street trail along that stretch of local street. It can be constructed fairly easily. Commissioner Holthus asked if a trail were constructed on 144 then no trail would be constructed along the creek. That would be replacing the option of the trail along the creek. Mr. Bednarz stated that is the staff recommendation, that it would be an either /or for those two. Chairperson Daninger asked if this was seen as a sketch plan. Mr. Bednarz indicated it was reviewed early last year. Chairperson Daninger wondered if they knew about the flood plain back when the sketch plan was reviewed. Mr. Bednarz stated the flood plain was not as defined then as it is now in terms of dividing it into the one hundred and five hundred year and the limitations that are imposed by that. Chairperson Daninger asked Mr. Bednaiz to show them what staff recommends regarding the sewer run. Mr. Bednarz discussed where the sewer will run. Chairperson Daninger wondered why the applicant did not follow the street. Chairperson Daninger asked why the Commission was asked to make a recommendation • on the trail. Usually that is brought forward to them by the Park Commission. Mr. Regular Andover Planning and Zoning Commission Meeting Minutes — September 12, 2006 • Page 3 Bednarz stated times have changed and final decision is made by the Council. Because there are trails that show up on their official maps, they wanted to point out to the Commission that there are some issues with a trail along the creek and to provide another option for consideration. Commissioner Kirchoff asked how a private property acquired an easement from another piece of property. Mr. Bednarz stated there would need to be a private negotiation process with the property owners where the easement is needed. There is some property within the overall sketch plan that is controlled by other developers but that would still need to be negotiated and they would have to provide the City with recordable easement documents of sufficient width to provide the utilities to meet the City Code requirements for how they would need to be constructed. Motion by Casey, seconded by Holthus, to open the public hearing for both the Rezoning and Preliminary Plat at 8:40 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. John Mohlencamp indicated he was speaking on behalf of Karmen Mohlencamp, 140 Andover Boulevard. He stated Ms. Moblencamp sent a letter to the Commission and she had some concerns. One concern is that she had been watching the meetings and reading the minutes and the statement the Commission has made is that the development cannot affect surrounding properties and she wondered if this was true. Chair Daninger indicated this was correct. Mr. Mohlencamp stated the first issue is the drainage of the property being developed coming onto her property. Additional drainage from the developments cul -de -sacs and or property including and not limited to snow removal piles, etc., would negatively affect her property and buildings and she would like to respectfully request a thirty foot setback on both temporary cul-de -sacs on 144' Lane NW and 140 Avenue NW. Mr. Mohlencamp stated another issue Ms. Mohlencamp had was the tree preservation. She understood that the developer was planning on grading up to the property line and installing a street and constructing a retaining wall. The retaining wall would go from 144' Lane NW to 144 Avenue NW. She felt this would destroy tree roots and ultimately kill trees. She requested a setback to the edge of the drip line of her trees. Mr. Moblencamp stated another issue was regarding the sewer and water plan. The concern was who was responsible for replacing the entrance to her driveway for the sewer line going through and will it be of good quality. She also noted the sewer and water main located to the east of her property may affect her property including damage to trees and land erosion. She requested the sewer and water main continue on Butternut Street to Andover Boulevard and west to the development. . Mr. Mohlencamp stated another issue was regarding if Ms. Mohlencamp had the option of deferring assessments because she did not want it at this time and would maintain a well and septic system. Regular Andover Planning and Zoning Commission Meeting Minutes — September 12, 2006 Page 4 Mr. Mohlencamp stated since there is only one access going into the development, is there an emergency exit required and since the sketch plan meeting back in March, it seemed like the County indicated Butternut Street would be closed if another opening was created and he wondered if this would be true. He also wondered if the Coon Creek Watershed Management Organization also had to be reviewed in order for this plat to go through. Mr. Duane Bates, 219 142 Avenue NW, asked what side of the creek was proposed for the trail system. Mr. Bednarz stated it would need to be on the north side of the creek. On the south side of the creek is private property and the City would not be able to take the appropriate easements for this. Motion by Walton, seconded by Casey, to close the public hearing at 8:53 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Bruce Carlson, Kodiak Homes was at the meeting to answer questions. • Mr. Brad Wilkening, Hawkins and Anderson, explained the purpose of the retaining wall is so that when the grading is done on this project, there will not be any grading necessary on the adjacent property someday when development does occur, most likely the retaining wall will not be required depending on how that property is developed. To make the drainage and things work on this property, it is necessary to put a retaining wall into place along the property line. Chairperson Daninger asked what the length of the retaining wall is. Mr. Brad Wilkening explained it is roughly three hundred feet. Commissioner Kirchoff asked if the development property will be higher or lower than the property to the east. Mr. Brad Wilkening indicated it would be lower in order to create the backyards for the lots and to keep the drainage within the site. He stated the retaining wall will be three feet overall with one area being seven feet tall. Commissioner Walton asked what the widths of the lots were that are affected by the ten foot setback of the retaining wall. Mr. Brad Wilkening indicated they are eighty feet. Chairperson Daninger asked how close they were going to grade to the property line. Mr. Brad Wilkening stated they show areas grading right up to the property line and if they were to avoid that they would need to add more retaining wall or change the lot configuration or the building type. Chairperson Daninger asked for an explanation of the sewer route. Mr. Carlson stated he did not want to go that way because he did not want to spend more money. He reviewed what steps he has taken to try to get the sewer line to go straight across but indicated he , did not have that option. Regular Andover Planning and Zoning Commission Meeting Minutes — September 12, 2006 • Page 5 Commissioner Greenwald asked what the plan is on the five hundred year flood plain. Mr. Carlson thought this was just a fringe. W. Brad Wilkening explained the area in question to the Commission. He stated they can fill in a five hundred year flood but they would need to change the map by doing a letter of map amendment. This would allow the homeowner to not carry flood insuran The hundred year flood plain is more complicated. He reviewed the problems with filling it in. It was noted the development had a lot density of 1.5 units per acre. Commissioner Greenwald wondered if the neighbor's driveway would be fixed by the developer. Mr. Carlson stated it would be replaced by them. Mr. Carlson indicated the homes would not be starter homes; they will be $375,000 to $500,000 homes. Commissioner Kirchoff stated another concern was possibly killing trees along the. property line. He wondered how the retaining wall will impact the trees along the property line. Mr. Carlson stated they would need to approach this subject at the time the retaining wall would be constructed. He stated he was going to try to save as many trees as possible because it made the lots more valuable. Commissioner Holthus asked how many trees were they prepared to transplant on this site. Mr. Carlson stated they were preparing to transfer as many trees as possible in order to save them. Chairperson Daninger stated he had a concern with the existing home that is to remain there the way it is. He indicated he would not grant a variance for this and he wondered what could be done. Mr. Carlson indicated he did not know and explained the reasoning the City staff had that requires a variance for the home. Chairperson Daninger asked if they needed a variance for a cul -de -sac. Mr. Bednarz indicated this was included in the report_ Commissioner Holthus reviewed the variances with the Commission. 1. Variance to allow the cul -de -sac extending beyond five hundred feet. 2. Variance to allow a rear yard setback of 21.9 feet for the existing home. Commissioner Greenwald did not think they have ever denied a variance to allow a long cul -de -sac when there was a ghost plat in place. They could discuss an emergency access. Chairperson Daninger wondered what would happen with the water when the S snow melts. Mr. Bednarz stated temporary cul -de -sacs are held back ten to fifteen feet from the property line to allow space for drainage within the development. Regular Andover Planning and Zoning Commission Meeting Minutes — September 12, 2006 Page 6 • Commissioner Greenwald stated he was questioning how the retaining wall to the east is affecting the existing property. Commissioner Kirchoff indicated the property in the development will be lower than the existing property so he did not think there would be a drainage issue. Commissioner Greenwald stated regarding the trees, there are exact guidelines regarding the size and type of tree and he thought the grading people knew the guidelines already. Commissioner Walton stated his only question about the retaining wall is the value of the home that could be constructed on the property. He wondered where they would require a setback from. Chairperson Daninger wondered if anyone on the Commission was comfortable with this plan to discuss all of the issues. The Commission indicated they were not comfortable with all of the issues. Chairperson Da er stated he was not comfortable with the variance on the existing home and could not approve this based on that Commissioner Holthus thought in general this entire project seemed to be a little premature because of all of the variances and conditions. She thought so much needed to be worked out Commissioner Kirchoff stated in regards to a trail, if they commit a trail to 140'', that would mean that trail is committed to frontage of lots through out the entire development and he was not sure that was a good idea. He thought it might be better on Andover Boulevard or on the outskirts of the development. Commissioner Holthus stated one will be on Andover Boulevard no matter what goes but it would make sense to have a trail along the creek because that is where it is further to the west and would be more aesthetic. Commissioner Walton stated as he looked at the overview of the plat, it feels as this area, because it is a very rich area for tree growth and whenever you see development with numerous lots with standard city size lots within them, they will have wide spread tree removal. With the retaining wall issue, it looks like something needed to be done with part of the map differently. Would it be possible to have the lots bigger to reduce tree fall out and to drive the kind of prices they are talking about for homes. Commissioner Greenwald thought because of the six or seven issues, he wondered if the developer could revamp this and bring it back for further review and discussion. Commissioner Kirchoff stated the flood plain issue will be cut and dried. The trail can be worked through and the sewer is an engineering concept and he thought there is no way it can go the way the City recommends it to go. • Regular Andover Planning and Zoning Commission Meeting Minutes — September 12, 2006 • Page 7 Commissioner King did not think a cul -de -sac variance is an issue because they have granted them before. Commissioner Greenwald indicated he has never seen a situation where they have had to put a retaining wall at the end of a development Chairperson Da asked regarding the trail, where the Commission would like to see it. Commissioner King stated he would rather see it on the creek. The rest of the Commission agreed. Commissioner Daninger asked the Commission regarding the existing home; there must be another way to work it out. Commissioner Greenwald thought they could move the road. He thought there were other ways to configure the development to make it work. Commissioner Greenwald stated he did not see an issue with the rezoning and indicated he would make a motion approving this. Motion by Greenwald, seconded by Kirchoff, to recommend to the City Council approval of the rezoning based on the fact that times and conditions have changed. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the September 19, 2006 City Council meeting. PVBLICHE4RING: PRELIMINARYPLAT OFHICKORYMEADOWS, A SINGLE - FAMILY URBAN RESIDENTIAL DEVELOPMENT LOCATED SOUTHEAST OF THE INTERSECTION OFANDOVER BOULEVARD NWAND PRAIRIE ROAD NW. Mr. Bednarz explained the Commission is asked to review a Preliminary Plat for Hickory Meadows. The proposed plat contains 45 lots at the center of the sketch plan. Mr. Bednarz discussed the staff report with the Commission. Motion by Casey, seconded by Holthus, to open the public hearing at 8:40 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. This item was combined for discussion with the previous item. Motion by Walton, seconded by Casey, to close the public hearing at 8:53 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Commissioner Kirchoff stated they have two options for the sewer, to go up Butternut Street and around however the neighbor had a suggestion too. Regular Andover Planning and Zoning Commission Meeting Minutes —September 12, 2006 Page 8 Commissioner Walton asked if the straight up and over approach provide better access in the future for acreage lots if they were to develop to the north to come off that trunk as well. Mr. Bednarz stated in this case the properties on the north side of Andover Boulevard are guided to remain as a rural existing development and not to be served by that trunk sewer which has been dedicated elsewhere. Commissioner Walton asked where the trunk sewer line will come from the area north of that. Mr. Bednarz showed on the map where those areas will be served from. Commissioner Kirchoff asked if they recommend this and the City Council passed the resolution that the sewer will not go through the way the City has recommended, because the City cannot force the sewer through private property. Mr. Bednarz stated the sewer is the largest issue and the first issue to be decided by the Council. If they do not entertain the proposed sewer route then another agreement needs to be reached for it. Mr. Bednarz suggested staff work in preparation of the resolution for the Council based on the Commission's recommendation. Motion by Greenwald, seconded by King, to recommend approval of the Preliminary Plat for Hickory Meadows with staff changing the verbiage in the Resolution and with the following stipulations: 1. Trail off of Coon Creek based upon the study 2. Flood plain is acceptable with the findings 3. Clarify the Sewer verbiage 4. Grant the variance on the existing structure. Commissioner Casey withdrew his second of the motion because of the issue of the distance of the existing home. Commissioner King seconded the motion. Commissioner King thought the variance and the distance for the setback for the side lot is they are looking at a home that is existing and there is no way they are going to move a $750,000 house, so to not allow a variance for seven feet does not make a whole lot of sense. Motion carried on a 4 -ayes, 3 -nays (Daninger, Casey, Walton), 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the September 19, 2006 City Council meeting. OTHER BUSINESS. Mr. Bednarz updated the Planning Commission on related items. Regular Andover Planning and Zoning Commission Meeting Minutes — September 12, 2006 Page 9 ADJOURNMENT. Motion by Casey, seconded by Kirchoff, to adjourn the meeting at 9:54 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Respectfully Submitted, Sue Osbeck, Recording Secretary Timesaver Off Site Secretarial, Inc. 0 • 3 4 VNLD6 Y O F 06 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commissioners CC: Courtney Bednarz, City PlanneV FROM: Andy Cross, Associate Planner AW— DATE: October 10, 2006 SUBJECT: PUBLIC HEARING Lot Split (06 -05) to create two urban residential lots from property located at 13423 Crooked Lake Boulevard. INTRODUCTION Dennis Steinlicht has applied to split his property along Crooked Lake Boulevard into two urban residential lots. The existing house, built in 1946, would be removed and two new houses built on the lots. DISCUSSION As proposed, this lot split will require two separate variances to the City Code. The attached survey illustrates the proposed lot split. Lot details are shown in the table below: Lot Dimensions The variances will be required for Parcel A, which has two deficiencies. It is located on the corner of 134 Avenue and Crooked Lake Boulevard, so it requires a width of 100 feet. The applicant is proposing a width of 84.92 feet, so a 15.08 -foot variance would be required. Parcel A is 11,392 square feet, eight square feet short of the minimum lot size requirement of 11,400 square feet, so an eight -foot variance would be required for that. A letter from the applicant is attached supplying his proposed findings for the variances. Parcel B complies with the City Code and would not require any variances. Chapter 12 -3 -5 -A states if two lot minimums are met, then the third must have at least 90% of the requirement to comply. Parcel A's width and depth meet Code and its lot area exceeds 90% of 11,400 square feet. R -4 Parcel A (corner lot) Parcel B Requirements Lot Width 80 feet / 100 feet 84.92 feet 80 feet (corner lot) Lot Depth 130 feet 134.90 feet 134.87 feet Lot Area 11,400 sq. ft. 11,392 sq. ft. 10,800 sq. ft. Lot Dimensions The variances will be required for Parcel A, which has two deficiencies. It is located on the corner of 134 Avenue and Crooked Lake Boulevard, so it requires a width of 100 feet. The applicant is proposing a width of 84.92 feet, so a 15.08 -foot variance would be required. Parcel A is 11,392 square feet, eight square feet short of the minimum lot size requirement of 11,400 square feet, so an eight -foot variance would be required for that. A letter from the applicant is attached supplying his proposed findings for the variances. Parcel B complies with the City Code and would not require any variances. Chapter 12 -3 -5 -A states if two lot minimums are met, then the third must have at least 90% of the requirement to comply. Parcel A's width and depth meet Code and its lot area exceeds 90% of 11,400 square feet. J Easements Ten -foot drainage and utility easements already exist around the perimeter of the existing • property. Separate easement documents will be necessary to establish the standard five -foot drainage and utility easements along both sides of the new property line. Utilities The existing house is connected to the City sewer and water system. The existing sewer connection can serve Parcel B, but a new sewer connection will be required to serve Parcel A. All costs associated with the new sewer connection will be charged to the property owner. Both properties will be required to connect to City water at the applicant's expense. A water stub was built in 1995 on Crooked Lake Boulevard to serve this property. It can serve Parcel A, but Parcel B will require a new water connection. Trail Fee A Trail fee in the amount of $590 will be required for the new property. Park Dedication A Park Dedication fee will be required for the new property in the amount of $2,425. Access The access for both proposed lots would be off 134 Avenue NW. The existing driveway to Crooked Lake Boulevard would be eliminated. ACTION REQUIRED • The Planning and Zoning Commission is asked to form a recommendation to the City Council on the lot split based on the merit of the variance requests. Respectfully submitted, Andy Cross Associate Planner Cc: Dennis Steinlicht, 2766 13' Lane NW, Andover, MN 55304 Attachments Resolution Location Map Certificate of Survey Letter from Applicant • —Z_ — CITY OF ANDOVER • COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. A RESOLUTION APPROVING THE LOT SPLIT REQUEST FOR DENNIS STEINLICHT TO SUBDIVIDE INTO TWO PARCELS PROPERTY LOCATED AT 13423 CROOKED LAKE BOULEVARD NW (33- 32 -24 -43 -0047) LEGALLY AND DESCRIBED AS: That part of Lot 1, Block 2 EAST BROOK TERRACE, according to the recorded plat thereof, Anoka County, Minnesota, lying west of the east 95 feet thereof. To be divided into properties to be described as; PARCEL A: That part of Lot 1, Block 2 EAST BROOK TERRACE, according to the recorded plat thereof, Anoka County, Minnesota, lying west of the east 175.00 feet thereof. PARCEL B: The west 80.00 feet of the east 175.00 feet of Lot 1, Block 2 EAST BROOK TERRACE, according to the recorded plat thereof, Anoka County, Minnesota. WHEREAS, Dennis Steinlicht has requested approval of a lot split to subdivide property pursuant to City Code Title 13 Chapter 1, located at 13423 Crooked Lake Blvd NW, and; • WHEREAS, the lot split will require two variances to the City Code: 1) Variance to Lot Size Requirement in City Code Section 12 -3 -4 for Parcel A 11,400 square feet to 11,392 square feet. 2) Variance to Lot Width Requirement in City Code Section 12 -3 -4 for parcel A from 100 feet to 84.92 feet. WHEREAS, the City Council finds that the hardship for the subject property are as follows: 1) 2) WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request meets the criteria of City Code Title 13 Chapter 1; WHEREAS, the Planning and Zoning Commission finds the request would not have a detrimental effect upon the health, safety, morals and general welfare of the City of Andover, and; WHEREAS, a public hearing was held pursuant to state statutes, and; • WHEREAS, the Planning and Zoning Commission recommends to the City Council approval of the lot split as requested, and; '3— 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 lot split on said property with the following conditions: 1. Approval of variances: , a. Variance to Lot Size Requirement in City Code Section 12 -3 -4 for Parcel A from 11,400 square feet to 11,392 square feet. b. Variance to Lot Width Requirement in City Code Section 12 -3 -4 for Parcel A from 100 feet to 84.92 feet. 2. Both lots shall be connected to municipal sewer and water. Assessments shall be paid as calculated by the City Clerk. 3. The applicant shall be required to pay a Trail fee in the amount of $590. 4. The applicant shall be required to pay a Park Dedication fee in the amount of $2,425. 5. The applicant shall record the lot split with Anoka County. 6. The new deeds for the property shall contain the legal descriptions included in this resolution. 7. That the lot split be subject to a sunset clause as defined in City Code Title 13 . Chapter 1. 8. The existing house and garage must be razed prior to the issuance of a building permit for construction on Parcel A or Parcel B. Adopted by the City Council of the City of Andover on this day of 2006. 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I W 1 � k I Y F 6 0 I i m I W N t I r n W I c� on Moos I I b N+•� 1 � O In 'a> d e I. s I c J I 1 Im I - Too L -4o�a / M 9. ZMN y m 30vaa3L NOOLIB ISV3 T )POTS '} 10 }a awl }mm �QZiiA�7110H �LI►'I �� — — v �v a� m v c c mho 0 as H 0 moo w ° O m J _ c m ° ' a ° a VI ) n c O0 O N O IX C p i 0,r o o u Z a > s q O W ; m m a m o � m a O Z E m < V O 0 N u a m a Ib c> ¢ o do U' m L a a! m U � O _EJ ¢ F O w m w w tL O O 10 � II - Z S U Z C , J U w in J Q U V) O 0 • 2766 133` Lane NW Andover, MN 55304 September 7, 2006 To Whom It May Concern: Attached please find an application for a lot split of my property at 13423 Crooked Lake Blvd., Andover, MN. As a current resident/property owner in Andover, bom and raised in the area, I have strong ties to the community. I have submitted this proposal only after much research and a desire to combine my personal goals with the betterment of the community as well. Proposal Overview I would like to tear down an existing older home that currently rests on an oversized lot on the comer of 130 Lane NW and Crooked Lake Blvd., with driveway access on Crooked Lake Blvd., and replace it with two single family homes which would have lots sized more similar to the neighborhood and driveway access on 134`" Lane NW. Following, I shall highlight a few of the areas that I hope you will consider as you review my request. • 1. Building Safety My proposal would result in the removal of an older structure built with dated materials and less stringent code requirements than its replacement, which would provide a higher level of safety and better protection from fire and the elements for its occupants and . neighbors as well. 2. Traffic Safety The current property houses a single family rental property with ingress and egress directly to Crooked Lake Blvd., a busy arterial road. This would be replaced by driveway access to the quieter, residential 130 Lane NW, thereby improving the environment for vehicular and pedestrian traffic. 3. Aesthetics The immediate area consists of mixed housing stock with some spotty retail/business locations grandfathered in. It is in transition to a full residential area. The current building's site lines, layout and design reflect the older zoning and architectural era and would be replaced by structures more reflective of the areas current direction and the city's long term goals. 4. Property Values Since the proposal would result in the removal of an older rental -type housing structure suffering some structural obsolescence, and replacement by modern single family, aesthetically appealing structures that would likely be owner occupied, this should help to • increase neighborhood property values. -I- 5. Tax Base • The proposal would replace one older, smaller home with two larger homes consistent with the city's long term comprehensive plan as well as the issues mentioned in Paragraph 4 above. This proposal would well over double the city's current tax base for the subject property. I would like to thank all of those involved for their time and efforts and invite you to call me at 612 - 850 -4642 with any questions or suggestions. Sincere Dennis Steinlicht E CJ - F— 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: Chris Vrchota, Associate PlannerA SUBJECT: PUBLIC HEARING Lot Split (06 -06) to create two industrial lots from property located at 13533 Jay Street NW. DATE: October 10, 2006 • • INTRODUCTION The parcel is owned by Kottke's Bus Service. They intend to split the lot and sell the west half, while retaining the east half for their continued business use. DISCUSSION The property is currently zoned Industrial (I), and no rezoning is being requested at this time. After the lot split, both lots would exceed the minimum lot width, depth, and area requirements for the Industrial district, as demonstrated in the table below: Existing Structures There are existing structures on both parcels that will remain. The eventual buyer of Parcel A will decide whether to leave the structure on that parcel or raze it and construct a new building. Access Parcel A will use an existing access onto Jay Street. Parcel B has an access onto Grouse Street. No new accesses are being requested as part of the lot split. Park Dedication The City Code requires park dedication in the amount of 10% of the markef value of the land for new commercial lots. Staff has asked the applicant to submit a dollar amount for the Park Commission to review. Agreement on a park dedication amount and payment of the park dedication fee are conditions for approval in the attached resolution. I Requirements Parcel A Parcel B Lot Width 100 feet 226.47 feet 297 feet Lot Depth 150 feet 272.86 feet 306.85 feet Lot Area 24,000 s.f. 70,428 s.f 109,811 s.f Existing Structures There are existing structures on both parcels that will remain. The eventual buyer of Parcel A will decide whether to leave the structure on that parcel or raze it and construct a new building. Access Parcel A will use an existing access onto Jay Street. Parcel B has an access onto Grouse Street. No new accesses are being requested as part of the lot split. Park Dedication The City Code requires park dedication in the amount of 10% of the markef value of the land for new commercial lots. Staff has asked the applicant to submit a dollar amount for the Park Commission to review. Agreement on a park dedication amount and payment of the park dedication fee are conditions for approval in the attached resolution. J Trail Fees The City Code does not require trail fees to be paid for new commercial lots. The code does require that owners of commercial and industrial properties pay for the construction • of any portion of trail that runs adjacent to their property. There is an existing trail on the south side of Station Parkway, and as such, there is no need for a trail on the north side. Staff Recommendation Staff recommends approval of the lot split subject to the conditions of the attached resolution. Attachments Resolution Location Map Property Survey ACTION REQUESTED The Planning Commission is asked to recommend approval or denial of the proposed lot split. PVrcs submitted, hota Cc: Kottke's Bus Service, Attn: Jeff Hanson, 13625 Jay Street NW, Andover, MN 55304 • CJ CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. A RESOLUTION APPROVING THE LOT SPLIT REQUEST OF KOTTKE'S BUS SERVICE TO SUBDIVIDE AN INDUSTRIAL LOT INTO TWO LOTS FOR PROPERTY LOCATED AT 13533 JAY STREET NW AND LEGALLY DESCRIBED AS: The West Half of Lot 13, WATTS GARDEN ACRES, as determined by proportionate measure of the length of the North and South lines of said lot, according to the plat thereof on file in the office of the Registrar of Titles of Anoka County, Minnesota. Subject to the right -of -way of Commercial Boulevard over that part thereof lying within Parcel 4, City of Andover Highway Right -of -Way plat No. 1. Subject to the right -of -way of Grouse Street N.W. over that part thereof lying within Parcel 1, City of Andover Highway Right -of -Way plat No. 3 To be divided into properties to be described as; PARCEL A: The west 272.84 feet of Lot 13, WATTS GARDEN ACRES, according to the plat thereof on file in the office of the Registrar of Titles of Anoka County, Minnesota, as measured at right angles to the west line thereof. Subject to the right -of- -way of Commercial Boulevard over that part thereof lying within Parcel 4, City of Andover Highway Right -of -Way plat No. 1. PARCEL B: That part of the West Half of Lot 13, WATTS GARDEN ACRES, as determined by proportionate measure of the length of the North and South lines of said lot, according to the plat thereof on file in the office of the Registrar of Titles of Anoka County, Minnesota, lying east of the west 272.84 feet thereof, as measured at right angles to the west line thereof. Subject to the right -of -way of Commercial Boulevard over that part thereof lying within Parcel 4, City of Andover Highway Right -of -Way plat No. 1. Subject to the right -of -way of Grouse Street N.W. over that part thereof lying within Parcel 1, City of Andover Highway Right -of -Way plat No. 3 WHEREAS, Kottke's Bus Service, the applicant, has requested approval of a lot split to subdivide a commercial property pursuant to City Code 13 -1; and WHEREAS, The Planning and Zoning Commission has reviewed the request and has determined that said request meets all requirements of City Code 13 -1 Splitting Lots, Parcels or Tracts of Land; and WHEREAS, a public hearing was held pursuant to state statutes; and WHEREAS, the Planning and Zoning Commission recommends to the City Council approval of the lot split as requested. 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 lot split on said property subject to the following conditions: 1. Park dedication fees equal to 10% of the market value shall be paid for Parcel A. The applicant shall provide an estimated land value and proposed park dedication amount to the Park Commission. The Park Commission will review the amount and make a recommendation to the City Council. The City Council shall have final judgment on the amount of park dedication fees. 2. The lot split shall conform to the drawing submitted to the City stamped as received on September 27, 2006. 3. The lot split shall be subject to a sunset clause as defined in City Code Chapter 13- 1 -6 -F. 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 i O z LU 0 LU IL 3: < 2 I 0 LO R 0 u (Y) CO ,r Cl) CD' W c'), M C CI O ) M C Ce>, 1772 r- Lot m to 0)� 00 r - N r M. cy). cl) m m . Mgt - Ug� — Cot — 0. r, C4 0 CD: O co U� V N 0 OD a l T ! V �t (Y) co 89 4 LO , 6b84 1 IN s9sr -- 2921 CO O O > < 0 z LU 0 LU IL 3: < 2 I 0 LO R 0 u (Y) CO ,r Cl) CD' W c'), M C CI O ) M C Ce>, 1772 r- Lot m to 0)� 00 r - N r M. cy). cl) m m . Mgt - Ug� — Cot — 0. r, C4 0 CD: O co U� V N 0 OD a l T ! V �t (Y) co 89 4 LO , 6b84 1 IN s9sr -- 2921 CO JAY STREET N.W. 1,100*09•11 - — - — 227.90 mN NA T I N- (b cb cb 777:�.... 5'26-GROUSE g STREET N.Iff. ..... ....... r Or o9 r Erg b Ert fl I It jj I 4jj -t It 1 9-- 3s 0 p i 9 1 0 m I -n 1 > m z F < 0 o m 9 ai H m Fir r :13 ILOT 13, WATTS GARDEN ACRES K0JlKL UMI � umms Jeff :: :: : �-.: 135 .1-y NX .x. PILK 25 PROPOSED LOT SPUT Andow. I 612-23 5 ANLb Wg^ 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 4 P` - SUBJECT: PUBLIC HEARING Conditional Use Permit (06 -06) to allow Outdoor Display and Sales for Valley Pools and Spas located at 3426 Bunker Lake Boulevard NW. DATE: October 10, 2006 INTRODUCTION John Roettger, manager at Valley Pools & Spas, has applied for a Conditional Use Permit to set up an outdoor display on the west side of their building. DISCUSSION . Valley Pools & Spas is located in the strip center on Bunker Lake Boulevard with Checker Auto Parts and World of Dance. The west side of their building is currently empty and used for parking . The applicants are proposing a landscaped outdoor display of pool and spa products along this west wall. See attachments for details on their proposal. Chapter 12 -12 -1 of the city code lists Permitted, Conditional, and Prohibited Uses. In the NB Zoning District, "Outdoor Display, Storage, and Sales" is a prohibited use. Section 12- 14 -6 -A -5 of the Code, however, gives the Council the discretion to permit Conditional Uses in districts where they are prohibited. The applicant is requesting that the City Council grant this Conditional Use Permit request under this section of Code. Section 12- 14 -6 -A -5 reads as follows: "Certain uses, while generally not suitable in a particular zoning district, may, under some circumstances, be suitable. When such circumstances exist, a Conditional Use Permit may be granted. Conditions may be applied to issuance of the permit, and a periodic review of the permit may be required. The permit shall be granted for that particular use and not for a particular person or firm." If the Council chooses, it may grant a Conditional Use Permit to Valley Pools & Spas to allow their outdoor display. Council can review the application and place reasonable conditions on the proposal as part of the Resolution. Landscaping The attached display plan shows the proposed landscaping. The applicants are proposing a wrought -iron fence, mulching, and two varieties of bushes in front of the display. A six -foot J wooden fence is proposed along the rear property line to add additional screening in the back of the property. The applicants are proposing two new security lights along the west wall. See the attached detail sheet for more information. Staff is recommending the lights be shrouded to reduce glare to adjacent residential areas and focus the light on the display area. Staff Recommendation Staff recommends the Planning Commission give a favorable recommendation to this Conditional Use Permit request. ACTION REQUESTED The Planning Commission is asked discuss the Conditional Use Permit request under section 12- 14-6-A-5 of the City Code and make a recommendation to the City Council Respectfully submitted, Andy Cross Cc: John Roettger, Valley Pools & Spas, 3426 Bunker Lake Blvd NW, Andover, MN 55304 Attachments Resolution Location Map Letter from Applicant Outdoor Display Plan Lighting Detail Sheet Fence Detail Sheet 0 • CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. A RESOLUTION APPROVING THE CONDITIONAL USE PERMIT REQUEST OF VALLEY POOLS & SPAS TO PERMIT OUTDOOR DISPLAY AND SALES PURSUANT TO TITLE 12- 14 -6 -A -5 AT THEIR BUSINESS LOCATED AT 3426 BUNKER LAKE BOULVARD NW. WHEREAS, Valley Pools & Spas is located at 3426 Bunker Lake Boulevard NW in the NB Neighborhood Business zoning district; and WHEREAS, Chapter 12 -12 of the Andover City Code "Permitted, Conditional, and Prohibited Uses" prohibits Outdoor Display, Storage, and Sales in the NB Neighborhood Business zoning district; and WHEREAS, Chapter 12- 14 -6 -A -5 of the Andover City Code allows the City Council to grant Conditional Use Permits under certain circumstances where they are otherwise prohibited; and WHEREAS, the applicants have requested that the City Council approve their Outdoor Display and Sales proposal with the authority described in Chapter 12- 14- 6 -A -5; and WHEREAS, the Planning and Zoning Commission finds the request would not have a detrimental effect upon the health, safety, morals, 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 as requested. 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 Conditional Use Permit on said property, subject to the following conditions: 1) Outdoor display must conform to site plan dated September 18, 2006. 2) Fencing and lighting shall be constructed as described in the planning staff report. 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 a� 0 Q o O N ✓ U Q o w o W nQ J�� l , stl &e ;V"& &SA" • ( "The Way to Relax Since 1974" To Whom It May Concern: 9 -19 -06 Valley Pools & Spas requesting to move our above pools displays fron 'inside our store to an outdoor display area. This change will help eliminate moisture issues and damage to our floor caused by our indoor displays. These pools will be working displays for the purpose of showing our product line, but not for public use-.Our goal is to improve the appearance of that area of the building, thus making it more appealing to the surrounding neighborhood. Thank you for your consideration. Sincerely, John Roettger Sales Manager Valley Pools & Spas 11 NeleseI u — u NATIONAL SPA • POOL INSTITUTE BURNSVILLE 301 E. Cliff Road • Burnsville, MN 55337 • (952) 8941480 • Fax (952) 894 -4934 ANDOVER 3426 Bunker Lake Boulevard • Andover, MN 55304 • (763) 576 -0762 • Fax (763) 576 -0789 BRAINERD 18158 State Highway 371 • Brainerd, MN 56401 • (218) 829 -9004 • Fax (218) 829 -3739 www.valleypools.com } � . , 7 LLUIesBJS � 2 L O w 7 a >� Q W . U Cl- LL- W A cr- . ( � zz . . k C) a ` 4 ° ? »■ CL i / 41" 2 y a < 2§« : � \ \� 2: \` . w � \: . \ _ @CU-4 _2 a \<? .z . «ma« . 2 ƒ o f § I . § E E CATALOG NO. s� TYPE NO JOB NAME 2 =9 WPM Series • r WNPM101MAL -6 Waiip j WNPM151NLXL -1 WNPM175MA -8 ORDERING INFORMATION Catalog Number. Example: WPM101 MALFS -1 E FOwuRE WP* Wallprism WATTAGE 18 -16W" 70.70W mogul 71 -70W medium 100 -100W mogul 101 -10OW medium 150-150W mogul 151 -15DW medium I so�ux�E :=!; . A LX -High Pressure Sodium (HX -HPF) NA -High P Sodium SX-Low Pressure Sodium (HPF) 6sabeseerd- order without suffa ofrnox FS- Single LAMP fusing VOLTAGE 120V (WNPM is for quick ship items listed above onyx 175- 175W -- 300 <3D0 L -a1 HID medium base units furnished with lamp. Mogul base fixtures Incandescent and Low Pressure Sodium not tumished with lamp 277V FFS- Double fusing 208V 240V 480V HS- Horizontal socket TP- Tanteer -proof construction 1- 12ov -• - - -. 2 -208V 3 -240V 4-277V 5-WV B-120 P 208 240V 277V - 18W Available in Low Pressure Sodium only. "175W Available in Metal Halide mogul only. For medium base lamp order 176. - - - <300 Available in Incandescant only. - " " "70W and 10OW are HX- HPF,15OW and 175W are CWA " " " "" High Power factor available with 120V only, 101 and 151 High Pressure Sodium. **'***101 -100W HPS and 151 -15OW HPS available in 120V only. ACCESSORIES P11QA -Pend photocontrol for 120V. P150111111-Light leveler photocontrol for 208V -2770 3305- Stainless steel wire guard. 3355 -Clear polycarbonate shield for added protection. 32352- Replacement glass, gasket, hardware, door lens M. WPM fixtures require a dear, medium or mogul base horizontal burning lamp. Metal Halide units use ED17, except 175W mogul base is BT28. High Pressure Sodium medium base use B17 (100W HPS uses E17). Mogul base High Pressure Sodium use E23 -1/2. Low Pressure Sodium use pre-focus T17, not supplied. Incandescent fixtures use medium A/PS, not supplied. Facture is not suitable for use in carwashes or other areas that may entrap heat. Fixtures to be wall mourned only. �. 12 " — '- 7 -� WPM with 330S Guard 9 and 3355 Shield PRODUCT SPECIFICATIONS • Stonco's patented Wallprism is ideal for security, accent, and perimeter lighting. Applications include entrance ways, garages, tunnels, overpasses, and alleys. • Patented catadioptic refractor redirects light to minimize glare, aligns optical center of lens and lamp for symmetrical light distribution. • Heat and shock resistant boro- silicate glass refractor, bonded to lens frame. • Stainless steel aircraft cable safety retains lens frame to back plate freeing both hands for servicing._ • Integral cast -in aluminum hinges permit complete removal of lens frame assembly without tools. • Precision die -cast aluminum, Duraplex II bronze finish, back plate with cast -in knockouts for alignment with all standard recessed boxes. • One - tapped holes (1/2" NPS) on each side and top for conduit or photoconird, complete with closure plugs. • Deluxe glazed porcelain socket pulse rated for 4KV. U ` UL Wet Location Limed. f�B4V ` UL File hhmber. EB6021 7/04 2345 Vauxhall Rd. - Union, NJ 07083 • 808 -664 -7000 RECEIVED SEP 1 8 2006 • CITY OF ANDOVER With so many styles from which to choose, the easy part is selecting Delgard; t he hard part is choosing from all of the beautiful options. To customize your fence, add decorative accessories such a finial a o determine which combination works best for you. Mix and match.t through- out the brochure knew choosing fencing could be so much fun? soon Laurel: Commercial 0 BARCELONA: Residential TAHOE: Commercial HIALEAH: Residential 7 .SENTRY: • Aero GUARDIAN Dom: Residential, Aero ELBA: Residential, Aero STRATFORD: Commercial GUARDIAN ELBA: Residential, Aero AVALON: Residential, Aero MADRID: Commercial INNSBRUCK: Residential r4 0 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 Planne4 SUBJECT: PUBLIC HEARING: Conditional Use Permit (06 -07) to allow a veterinary clinic at Hanson Commons located at 1574 154 Avenue NW. DATE: October 10, 2006 INTRODUCTION The applicant is seeking approval of a conditional use permit for veterinary clinics as required in the Shopping Center Zoning District. 0 DISCUSSION The attached graphic shows the proposed location of the clinic within the existing shopping center. A letter from the applicant describes how the clinic will be operated. The role of the Planning Commission is to review the proposal to ensure that it will not create adverse impacts to surrounding properties. Reasonable conditions may be attached to mitigate adverse impacts that can be identified, if any. Conformance to City Code The existing shopping center satisfies the requirements of the City Code. The proposed use will be contained within the building. The Building and Fire Departments will be working with the applicant to ensure the space complies with International Building and Fire Codes. State Regulations The State of Minnesota provides regulations for veterinary clinics, including education and licensing requirements. Parking The site provides adequate parking for the clinic as well as existing and future tenants. The table below illustrates the parking requirements for the site. It should be noted that the parking ratio for small shopping centers is based on gross floor area, including storage and space occupied by equipment and materials. As a result, additional stalls are available for tenants with higher parking needs, such as restaurants. Shopping Centers (400,000 s.f. or less) require 4 stalls per 1,000 s.f of gross floor area Hanson Building s.f. Parking Requirement Existing Parking Commons II 23,984 96 stalls 140 stalls 9 Staff Recommendation There are no concerns with the proposed use of the building. Staff recommends approval of the conditional use permit. ACTION REQUESTED The Planning Commission is asked to recommend approval of the conditional use permit. Attachments Resolution Location Map Shopping Center Location Map Letter From Applicant Proposed Floor Plan Respectfully submitted, Co ABednar Cc: Kari Wittmer, DVM 1806 Mississippi Blvd Coon Rapids, MN 55433 • • _2 • CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. A RESOLUTION APPROVING CONDITIONAL USE PERMIT FOR A VETERINARY CLINIC WITHIN THE HANSON COMMONS SHOPPING CENTER LOCATED AT 1574 154 AVENUE NW LEGALLY DESCRIBED AS LOT 1, BLOCK 1 CHESTERTON COMMONS FOURTH ADDITION, ANOKA COUNTY, MINNESOTA WHEREAS, Kari Wittmer, DVM has requested approval of a conditional use permit for a veterinary clinic within the existing building 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 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 a veterinary clinic located within the existing building on the subject property subject to the following conditions: 1. All animals shall be treated and housed indoors. Adopted by the City Council of the City of Andover on this _ ffi day of 2006. CITY OF ANDOVER ATTEST: Michael R. Gamache, Mayor Victoria Volk, City Clerk 9 —3— cizl 5821 S �V w o 4k 01' 50 A�l a (4 -T 00 ;88891 0 7� ot '04 S3 ln_a�l C N.I( ... . ... . ... . w Ard olz I Zwk gl BlEt 1 Fj! BIE O LU ;4 W 0 EM El FTTI D cizl 5821 S �V w o 4k 01' 50 A�l a (4 -T 00 ;88891 0 7� ot '04 S3 ln_a�l C N.I( ... . ... . ... . w Ard olz I Zwk gl BlEt 1 Fj! BIE luj S 44c , —Ppi ,4,l G -® — BUDGET B JINDS — - -- i —' �z�o►.1 BAY 9 2,604 S.F. i MAP >I I BAY 8 2.880 S.F. PR a�ED yr ;�,� ►� 1 JUST FOR IDS 1.440 S.F. L r I i FUN TAN ASTIC L BAY 7A 1,440 S.Fy 0 NATIONALARATE I BAY 68 I 1,920 S.F. F� BAY Il 2,880 S.F. I L r C I L f K -9 KU S B y 4.5 952 S.F. WY 4 ",, 1,928 S.F., BAY 1 BAY 3 SKOG 2.007.5 S.F. MAN FLO,R G SUBWAY BAY 2 1 1,240 S.F. 2.780 S.F\ I \ '� 635 S. MV1 MK III' V.f 0`r `\ Y' r 000 W LL ,f SHARED 23B S.F Nin ri W U ymc mu- � I � V —s_ September 20, 2006 Kari Wittmer, DVM 1806 Mississippi Blvd. Coon Rapids, MN 55433 kwittmer6001 @yahoo.com (763) 234 -6001 The purpose of this letter is to summarize the request for proposed use of the property 1574 -154 Ave NW, Suite 108 in the Hanson Commons II mall in Andover, Minnesota. I am requesting permission for a conditional use permit to own and operate a small animal veterinary clinic. I would like to take a moment to introduce myself. I am a practicing veterinarian who graduated from the University of Minnesota College of Veterinary Medicine in 2001. 1 have been practicing veterinary medicine in the northern suburbs since May, 2001. 1 am very grounded in this community. I have lived in Coon Rapids since I was born and went to elementary, junior high, and high school here. Being so close to Coon Rapids, I consider Andover a part of this area. This community is very important to me and everything I have learned here has helped to shape who I am today. The aforementioned property is owned by Fairbanks Properties, LLC. This leased space will be 2880 sq ft. The veterinary clinic will be open 7:00 AM to 6:00 PM Monday through Friday and 8:OOAM to12:00 PM on Saturday. Services will include: vaccination, surgery, dentistry, internal medicine, and radiology. This practice will be entirely indoors with no outdoor kennels. Overnight monitoring will be minimal and only for sick patients that need continued care. No boarding will be offered at this facility. The hospital has been designed with the animal holding areas in the central portion of the location to eliminate disruptions to neighboring businesses. Please do not hesitate to call or email with any questions or concerns. I sincerely appreciate your consideration, Kari Wittmer • • 0 —4— �uwco ��7 f 1 • 4d C4 fo 7— I�irne.1 't — /CbS r a �- -v 1 • 4d C4 fo 7—