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HomeMy WebLinkAbout10/13/2015 WorkshopANLb 6 W A 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US Andover Planning and Zoning Commission Workshop Meeting Agenda October 13, 2015 Andover City Hall Conference Rooms A & B 6.00 p.m. 1. Call to Order 2. Discuss Accessory Dwelling Units 3. Discuss PUD Requirements Continued 4. Other Business 5. Adjournment 1 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 . (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commissioners FROM: Stephanie L. Hanson, City Planner SUBJECT: Discuss Accessory DweIIing Units (ADU) DATE: October 13, 2015 INTRODUCTION At the September 15, 2015 City Council work session, Council discussed an article in the Star Tribune `Granny flats' may find a home in Inver Grove Heights. The article is attached for your review. Andover does not allow ADU's, defined as an accessory unit with cooking facilities, sanitary facilities and an independent means of access, attached to the single family dwelling unit/garage (attached or detached). However, Andover does allow guesthouses, defined as an accessory building detached from the principal building where accommodation for sleeping is provided but no kitchen facility is provided. Since Andover does not allow ADU's, the City Council directed the Planning and Zoning Commission to research and discuss the option of allowing ADU's in the city. Staff researched other city codes mentioned in the article. The information is attached for your review. DISCUSSION Other City Requirements Through researching 9 communities mentioned in the article, staff determined most have similar /same code requirements. Commonalities include: • Allowed in urban districts • Square footage is limited • Property owner must reside on property • Can be attached or detached from the primary residence • Occupancy is limited • Off street parking provided • Provides full living facilities — kitchen, bathroom, bedroom When Planning and Zoning Commission are discussing ADU's, staff suggests discussing possible pros and cons associated with the changes. Some to consider may be the following: Pros Enables seniors to live near family members Provides affordable housing Provides supplemental income to property owner Cons How to regulate the rental units (safety inspections, rental license, etc)? 4 Does allowing 2 living units per parcel conflict with local zoning? ACTION REQUESTED The P &Z Commission is requested to discuss ADU's, the pros and cons and provide staff and Council with direction regarding the possibility of allowing them within the City of Andover. Attachments Star Tribune Article `Granny flats' may find a home in Inver Grove Heights Research of City Codes RespOctfull Sub 'tt d, Step ame L. Hanson ' Granny flats' may find a home in Inver Grove Heights Thc City Council has given a preliminary OK to accessory dwelling units in single - family areas. a> Todd Nelson Special m the Sw Tribune e:Order Reprint Inver Grove Heights is considering joining other Twin Cities suburbs in allowing "granny flats" in single- family neighborhoods under certain conditions "Granny flats," formally called accessory dwelling units, are second residences that homeowners can create as an addition to their houses or in a garage or other structure on their property. They typically enable seniors to live near family inernbers but also can provide affordable housing to young singles and families. In Dakota County, cities that allow them include Eagan, Apple Valley, Lakeville and Farmington, according to Inver Grove Heights planning officials. Inver Grove Heights' zoning code now allows only one dwelling unit — defined as living, bath and sleeping spaces and a kitchen — per lot in single- family areas. Residents can add living, bath and sleeping spaces to single - family homes but not a second kitchen, because that would constitute a second dwelling unit An amendment to the city's zoning code that would let single- family homeowners add a second, accessory dwelling unit received unanimous City Council approval on Monday. A third and final vote could take place at the council's next meeting, on Aug. 24, if city staff completes research on council questions regarding possible rental of accessory dwelling units and occupancy by nonfamily members. Citywide approach The council is taking a citywide approach to regulating granny flats in response to a request from a resident. He and his wife want to convert the second floor of a detached, unused 40 garage on their 2.7 -acre property into a full living space for their daughter and son -in -lave. The couple moved into his basement a couple of years ago, and the resident explained that he and his wife wanted to help them, while the younger couple would help them stay in their house longer. The amendment would allow detached accessory dwelling units only on lots that are at least 1 acre in size and that do not have municipal sewer and water service. The unit would have to use the same septic system and well as the principal residence. Skogh believes his existing septic system and well could serve the accessory unit proposed for his garage and meet other requirements of the amendment, City Planner Allan Hunting said. "There isn't anything so far that has made it impossible for them to meet the code requirements, at least as I understand it," Hunting said in an interview. Proposed requirements Further provisions of the amendment would require a granny flat to be 250 to 1,000 square feet and to house no more than three people. The unit would have to have at least two off- street parking spaces in addition to the one off - street space required for the primary residence. The property owner would have to live in the primary residence or the accessory unit. The unit the owner does not occupy would require a rental license. Owners would have to register their accessory dwelling units with the city. The units would have to be a subordinate part of a single - family home and the design would have to be similar to the primary residence and be compatible with surrounding homes. The city has received several inquiries about accessory units and proposals to include them in new homes or remodeling projects, but the current code required eliminating full kitchens planned in accessory spaces, Hunting stated in a report to the council. Some properties in the city may have unapproved granny flats, likely in homes built in the 1950s and 1960s that included full kitchens in their basements, according to discussion of the granny flat amendment before the city's planning commission. The number of such properties isn't known. In addition to the Dakota County cities that allow granny flats, other metro -area suburbs that have given the OK include Bloomington, Shoreview, Richfield, Roseville and Plymouth, Also according to the summary Hunting prepared. Richfield, Roseville and Farmington allow them in both homes and accessory structures, as Inver Grove Heights is considering, while Plymouth allows them only in accessory structures. October 13, 2015 Planning & Zoning Commission Work Session Accessory Dwelling Units (ADU) Definition A subordinate habitable dwelling unit. An accessory dwelling unit has cooking facilities, sanitary facilities and an independent means of access, attached to the single family dwelling unit/garage (attached or detached). Apple Vallev Permitted accessory use Allowed in Zone 1 No more than 2 occupants provided 2 off street surface parking spaces exist Dwelling shall not exceed 900 sf Eagan Permitted accessory use Allowed in Estate District (16,000 sf) and R1 (12,000 so Property owner must reside in primary residence or ADU. Dwelling shall be no more than 960 sf or 33% of the primary residences footprint, whichever is less. An ADU shall not be less than 300 ft. Shall not contain no more than 2 bedrooms Must be located within or attached to the primary residence Must be connected to municipal sewer and water Elk River Permitted accessory use, need license from the Fire Chief and a rental license Property owner must reside on the property Dwelling size must be between 250 ft —1,000 sf No more than 2 bedrooms No front yard entrance Can be attached or detached from the primary residence Farmington Allowed with a conditional use permit Allowed in the Ag District, R2 (6,000 so and R5 (40,000 sf — 12 units /acre) Property owner must reside on the property Dwelling maximum size is 1,800 sf Lakeville Permitted with an Administrative Permit from the Zoning Administrator Must be attached to primary residence with an interior connection between to the 2 living quarters Must have municipal sewer and water available Must have 3 garage stalls attached to the residence No more than 2 occupants Plymouth Allowed in the following districts: Rural (1 acre), urban 12,500 sf- 18,000 so Permitted with an Administrative Permit Must be located above an attached or detached garage Shall not exceed 1,000 sf or the gross floor area of the principal dwelling, whichever is less Property owner must reside on the property 2 off street parking spaces shall be provided Must be connected to municipal sewer and water Richfield Permitted accessory use Can be attached or detached from the primary residence Shall be between 300 ft — 800 sf or the gross floor area of the principal dwelling, whichever is less A minimum of 3 off - street parking spaces is required in order to add an ADU of any kind Roseville Allowed in the LDR -1 District (11,000 sf— 12,500 sf) Allowed with a nontransferable ADU Occupancy Permit from the Community Development Department Property owner must reside on the property Shall be 300 sf - 650 sf, but in no case shall it exceed 75% of the principal dwellings four season living area Must provide 1 off - street parking space Occupancy is limited to 2 people Maximum of 1 bedroom Shoreview Allowed in Estate and Detached single family district Permitted with an Administrative Permit by the City Manager. Permit must be renewed upon the sale of the home Cannot be more than 30% of the buildings total floor area nor greater than 800 sf with a minimum of 500 sf of living space Maximum 2 bedrooms Property owner must reside on the property No front entrances shall be added to the house to access the apartment 3 off - street parking spaces shall be provided, 2 of which must be enclosed 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.AN DOVE R.MN.US TO: Planning and Zoning Commissioners FROM: Stephanie L. Hanson, City Planner SUBJECT: Continued Discussion for Planned Unit Developments (PUD) DATE: October 13, 2015 INTRODUCTION At the September 8, 2015 work session, the Planning and Zoning Commission (P & Z) discussed the intent of PUD's. During the discussion, it was suggested that staff provide a list for the Commission to reference when reviewing PUD's. DISCUSSION The purpose of a PUD is to encourage greater creativity and flexibility in development design. It must be demonstrated that the PUD will result in a higher quality development. Since PUD's encourages flexibility, city code does not list specific qualities that need to be met as a result of the PUD. However, City code 13 -3 -11 does list desirable qualities to consider when reviewing a PUD request. Staff created and attached a list of the desirable qualities with examples to consider when reviewing the requests. ACTION REQUESTED The P &Z Commission is requested to discuss the desirable qualities list and provide staff with suggestions and comments to add to the list. Attachment PUD Design Quality List Re ectfull ub '4d, Stephanie L. Hanson PUD Design Quality List Achieves efficient street and utility design, providing convenient and safe access for vehicles and pedestrians. This may be accomplished by providing pedestrian walkways /trails throughout the development, reduced street widths, required curbing in rural areas, etc. 2. Preservation of natural site characteristics such as wetlands, topography, open space, and existing trees /vegetation 3. Provides buffering between land uses. Buffering may be accomplished by varying lot sizes, preservation of trees /vegetation, natural features, additional landscaping, berms, fencing, streets, etc. 4. Provides landscaping that complements the overall design and provides an attractive streetscape that is a higher quality than a standard subdivision. This may be accomplished by providing additional plantings between land uses (buffering), additional trees /shrub plantings throughout the development, flowering themes, native plant species plantings, irrigation provided in common areas, foundation plantings around monument signs, retaining walls, boulder walls, decorative lighting, homes located closer /further from the street, recessed garages, etc. 5. Architectural design of homes is of a higher standard than a standard subdivision. This may be accomplished by color and architectural themes, higher quality materials, combination of housing types (provides a wider range of housing types, price ranges and styles), recessed garages, etc. 6. Preserves open space. This may be accomplished by allowing cluster development (smaller lots) or larger lots with the intent of a percentage of the land to be preserved as open space.