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HomeMy WebLinkAboutWK - December 8, 2015L • • 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 December 8, 2015 Andover City Hall Conference Rooms A & B 6:00 p.m. 1. Call to Order 2. Discuss Accessory Dwelling Units 3. Other Business 4. Adjournment PLANNING AND ZONING COMMISSION WORKSHOP MEETING — DECEMBER 8, 201 S The Workshop Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on December 8, 2015, 6:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Commissioners Timothy Cleven, Bert Koehler IV, Kyle Nemeth, and Jeff Sims (arrived at 6:39 p.m.). Commissioners absent: Commissioners Lynne Gudmundson and Steve Peterson Also present: Community Development Director Dave Carlberg City Building Official Fred Patch Others . DISCUSS ACCESSORYDWELLING UNITS Mr. Carberg made a presentation to the Planning Commission on accessory dwelling units (ADU) and the provisions to allow them in the City of Andover. Based on feedback from the Commission, staff prepared a draft ordinance amendment for the Commission's consideration. Research was carried out utilizing the ordinances of several different local cities. Commissioners expressed their desire that a 2.5 -acre minimum lot requirement be maintained in this draft due to an effort to protect the privacy of adjacent neighbors. This clarification should be added to section C.1. Commissioner Cleven asked for clarification on why the draft ordinance would state that the property owner must reside in the home not less than 183 days per calendar year. There was further discussion regarding the number of days. It was determined that 185 is required for Minnesota residency. Commissioner Nemeth inquired as to if requiring residents to homestead would suffice and resolve the issue. Mr. Carlberg replied he believed that was where the draft language came from • Commissioner Koehler inquired if a resident could homestead in an ADU. Andover Planning and Zoning Commission Workshop Meeting Minutes — December 8, 2015 Page 2 • The Commission discussed homestead regulations and how the draft ordinance would potentially affect ADU owners and occupants, specifically those with two homes. Mr. Patch indicated that it is important to have good guidelines, but if it came to enforcement, it would be difficult. Commissioner Koehler stated that the ordinance is more for intent than enforcement, for example in the case of someone moving out of state. Mr. Patch stated, in the past, that in order to qualify for homestead, one needed to reside on the property on January 1. Commissioner Nemeth asked to take his comment "off the table," because in the case of a snowbird, they would still "reside" as stated in the draft ordinance. Commissioner Koehler requested that the ordinance be "wordsmithed" to represent the intention to reside. The Commission discussed how to limit the size of an ADU. Mr. Carlberg clarified that one property can have two addresses, e.g. Suite A and Suite B. He further stated, in reference to section CA of the draft ordinance, that staff has a preference for a maximum and minimum size for the ADU. Chairperson Daninger recommended that the ordinance be changed to state that the floor area be limited to 500 — 900 square feet, based on the trend research done by other cities. Mr. Patch recommended that the wording `residential floor area" be used. He fiuther explained that "dwellings" are all kinds of buildings including sheds, etc. So it is useful to distinguish what is residential from a building code standpoint. Commissioner Koehler questioned what would happen if a big garage is attached to a home that included residential space. Mr. Carlberg clarified that only the residential part of the building would be considered an ADU and that the garage itself would not be part of the ADU. Mr. Patch said that the second floor could possibly be a separate dwelling. Commissioner Nemeth expressed his desire to include section C.5 in the draft ordinance amendment, which refers to the ADU not being permitted, if the building coverage exceeds or will exceed, with the ADU, 20 percent of the lot or parcel. • Chairperson Daninger requested that section C.5 be rewritten for clarity. • Andover Planning and Zoning Commission Workshop Meeting Minutes— December 8, 2015 Page 3 Mr. Carlberg recommended that the section (C.5) be struck as it applies to a rural lot. Mr. Patch stated that section C.8, regarding the number of bedrooms, is redundant to existing provisions. Chairperson Daninger explained that even though it is redundant, it is good to have all of the details in one place, instead of an asterisk to another ordinance. Commissioner Koehler asked the question, "If everything meets code, why do we care about the number of bedrooms ?" Chairperson Daninger stated that this question could be brought to the Council. Commissioner Koehler expressed that there are examples of families that need affordable housing with more bedrooms, however he is all for limiting the "frat house." Mr. Carlberg stated that this provision was included to make the ADU accessory. Chairperson Daninger asked that the bedroom requirement section be flagged and that the full Commission be in attendance in order to discuss it further as there has been quite a . bit of debate. Commissioner Koehler asked if section C.9 would limit two cars to be parked outside Mr. Carlberg stated that the proposed ordinance amendment would not limit the number of cars that can be parked on a particular property, although cars must be parked on the driveway or other allowed surfaces. In reference to an additional garage being built, Commissioner Nemeth asked if a permit would be required. Mr. Carlberg confirmed that a minimum of two parking spots would be required and that a permit would be required to build a garage. Mr. Patch explained the differentiation between a single and two - family dwelling in reference to section C.11. The key point is what is the separation between the two dwellings. He continued by stating that the change of occupancy is complicated and has a significant number of requirements related to sprinklers, etc. In this case, a home has to remain a single family dwelling. A distinction is that the wiring, plumbing, and fire alarm system is connected. These types of homes are already all over the state. As long as the two living spaces are interconnected, it is considered a single- family dwelling. Mr. Patch showed examples of homes fitting this criterion. The placement of separate • exterior doors was discussed as well. He also explained why in some ways this type of Andover Planning and Zoning Commission Workshop Meeting Minutes — December 8, 2015 Page 4 • set up can be no different than a master bedroom suite. He said that he needed to spend more time looking at the issue from a building code perspective. Commissioner Sims arrived at 6:39 p.m Mr. Patch stated that an attached ADU needs to have a door between, and if it is through the garage, that qualifies. He told the Commission to forget about the idea of an attached ADU, because there is already code for that. If an ADU is detached, that is another matter, and that is what the City needs provision for. Mr. Carlberg reminded the Commissioners that guesthouses are permitted, but they do not have kitchens. Commissioner Koehler asked for clarification. If an ADU is attached, was there really a reason to discuss the matter further, because the City already has a code for that. Mr. Patch stated that if an ADU is a completely separate building, current building code will not allow for that. He continued by saying that state building code does not address this situation very well. Commissioner Cleven reiterated by saying that if you put a door inside, between units, it • is one residence. Chairperson Daninger inquired if Mr. Patch could come to another workshop meeting, in January, as he did not want to rush through the discussion of the rest of the draft ordinance amendment. Mr. Carlberg indicated that the group could hold another workshop at 6 pm before the January 13, 2016, regular Planning and Zoning Commission meeting. ADJOURNMENT: Motion by Nemeth, seconded by Cleven, to adjourn the meeting at 6:53 p.m. Motion carried on a 5 -ayes, 0 -nays, 2 - absent vote. Respectfully Submitted, Marlene White, Recording Secretary TimeSaver Off Site Secretarial, Inc. Ll