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HomeMy WebLinkAboutFebruary 25, 2025 PLANNING AND ZONING COMMISSION MEETING – FEBRUARY 25, 2025 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Godfrey on February 25, 2025, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Karen Godfrey, Commissioners Scott Hudson, Nick Loehlein, Chuck Naughton, Pat Shuman, Jr., Jonathan Weinhold and Ryan Winge. Commissioners absent: None Also present: City Planner Peter Hellegers and Associate City Planner Aidan Breen. PLEDGE OF ALLEGIANCE OATH OF OFFICE Commissioners Scott Hudson and Chuck Naughton have been reappointed to the Planning Commission by the City Council and were given the Oath of Office by Chair Godfrey. The terms for Commissioners Hudson and Naughton will end on January 1, 2028. Commissioner Jonathan Weinhold has been appointed to the Planning Commission by the City Council to fill the remainder of the term of former Commissioner Jonathan Shafto and was given the Oath of Office. The term for Commissioner Weinhold will end on January 1, 2026. APPROVAL OF MINUTES January 28, 2025, Regular Meeting Motion by Commissioner Loehlein, seconded by Hudson, to approve the minutes from the January 28, 2025, Planning Commission Meeting as presented. Motion carried on a 4- ayes, 3-Present (Winge, Shuman and Weinhold), 0-nay vote. PUBLIC HEARING: Sketch Plan Review for a residential subdivision using a Planned Unit Development (PUD) – Finnes Estates – 888 Crosstown Blvd (PID# 23-32-24-11- Regular Andover Planning and Zoning Commission Meeting Minutes – February 25, 2025 Page 2 0007) and 15540 Prairie Rd NW (PID#23-32-24-11-0002) – Brian Jansen, Boulder Contracting (Applicant) Associate Planner Aidan Breen reviewed the sketch plan for a single-family PUD residential development titled Finnes Estates proposed by Brian Jansen of Boulder Contracting. The applicant submitted a narrative for the proposed Sketch Plan which was provided for Commission review. The purpose of the public hearing is to offer feedback to the applicant and not to take any formal action. The City has received an application for a sketch plan showing a 32-lot single-family urban residential development on a 14.24 acre site. The site is bordered by railroad tracks on the west side, Crosstown Blvd on the north side, Prairie Road on the east side, and th Prairie Oaks, a single-family rural residential cul-de-sac at 154 Lane on the south side. Neighborhoods to the west of the railroad tracks are fully developed and the neighborhoods to the north, east, and south are zoned R-1 or R-3, but are located within the MUSA and guided for future R-4 redevelopment. Mr. Breen explained that for this concept to move forward, several actions would need to occur including:  Preliminary Plat.  Conditional Use Permit/Planned Unit Development (CUP/PUD).  Final Plat.  Building Permits. Mr. Breen reviewed Conformance with Local and Regional Plans and Ordinances, Site Characteristics, Interagency Coordination, and Process. The Sketch Plan would be forwarded to the City Council for their feedback. Based on the feedback received throughout the sketch plan process, the developer would modify the layout and apply for a Preliminary Plat, Rezoning, PUD, and Final Plat, to seek their desired outcome. Mr. Breen noted the applicant Mr. Brian Jansen of Boulder Contracting, is present at the meeting. The Finnes Estates Site will be re-zoned to R-4 and a PUD is requested. In 2024, the Comprehensive Plan sewer staging map was amended. This parcel is guided for development in 2020-2025. The Sketch Plan proposes 32 residential lots on 14.24 acres including 31 new ramblers and two-story homes with basements. Access will be from Crosstown Blvd and Prairie Rd. Trails are planned on Crosstown and Prairie. Turn lanes will be needed at both intersections. A temporary cul-de-sac will be at the southwest end and a road stub will be provided for property to the northeast. Ghost plats indicate it would be possible to develop the adjacent properties indicated on the sketch plan. Regular Andover Planning and Zoning Commission Meeting Minutes – February 25, 2025 Page 3 There are no floodplain or wetlands indicated on this site. The property is under the Coon Creek Watershed District. Staff recommends preserving or planting trees on the southern end, but this is not required. Grading may not allow tree preservation. City Code requires 4 trees on all lots with new construction. The Park and Recreation Commission recommended cash-in-lieu of land to the City Council. A trail easement will be provided on the south side of Crosstown Blvd. The trail is already planned and is not part of this development. Mr. Breen indicated Outlot A on the drawing. This is provided to allow ghost platted lots 125’ lot depth. Staff recommends land sale or to be incorporated into platted lots. The site will be rezoned to R-4 with a variety of lot sizes, some below R-4 minimum. This site can be compared to Fields of Winslow Cove. A PUD is also requested. The purpose of a PUD was explained to the Commission. Mr. Breen reviewed the findings required to be considered when approving a PUD: 1. The proposed development is not in conflict with the goals of the Comprehensive Plan for the City. 2. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. 3. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of the PUD. 4. The PUD is of composition, and arrangement and its construction, marketing and operation are feasible as a complete unit without dependence upon any subsequent unit. The Desirable Design Qualities were reviewed. A. Achieves efficiency in the provision of streets and utilities and preserves area to achieve elements of design qualities described in this chapter. B. Provides convenient and safe access for vehicles and pedestrians and all types of activity that are anticipated to be a part of the proposed development. C. Provides a buffer between different uses, adjacent properties, roadways, between backyards of back-to-back lots. D. Preserves existing stands of trees and/or significant trees. E. Provides considerable landscaping treatments that complement the overall design and contribute toward an overall landscaping theme. F. Preserves significant usable space on individual lots or through the provision of open space within the development. G. Provides an attractive streetscape through the use of undulating topography, landscaping, decorative street lighting, decorative mailbox groupings, retaining walls, boulders, fencing, area identification signs, etc. H. The proposed structures within the development demonstrate quality architectural design and the use of high-quality building materials for unique design and detailing. Regular Andover Planning and Zoning Commission Meeting Minutes – February 25, 2025 Page 4 I. The lasting quality of the development will be ensured by design, maintenance and use guidelines established through an owners’ association. The proposed PUD Standards were reviewed comparing the City Code Standards and the Proposed Standards. The sketch plan shown tonight incorporates all comments and feedback received to date. The Planning Commission is asked to hold a public hearing, take public feedback on the proposed Sketch Plan/Concept PUD, and informally advise the applicant through feedback on the proposed project. Also provided for Commission consideration were Location Map, City Staff Comments with Applicant Responses, and Sketch Plan/PUD Concept Plan Incorporating Staff Comments. Commissioner Shuman asked what a building pad is. Mr. Breen stated a building pad is required by Code that a certain amount of grading be done to accommodate the structure. Commissioner Weinhold asked about the owner’s association. Will there be a homeowner’s association that will maintain the development after the units are built. Mr. Breen stated City Code requires that any public land or community space is being maintained by a homeowner’s association. Generally, it is decided by the homeowner’s association itself. Commissioner Naughton asked about the roads and how snow removal will be handled. Mr. Hellegers stated there would be a temporary cul-de-sac easement and it would be treated as a standard cul-de-sac for snow removal. Examples of how other cul-de-sacs were maintained were given by Mr. Hellegers. Commissioner Naughton asked what the traffic control devices will be for the access roads. Mr. Breen stated he believes it would be a stop sign at this point with turn lanes. A traffic study will be done regarding the turn into the development off of Prairie Road. Commissioner Naughton asked if there are trees removed will they be replanted. Mr. Breen stated the recommendation was for a buffer. Chair Godfrey opened the public hearing at 7:30 p.m. Mr. Jason Rud, 15644 Wake Street, Ham Lake, E.G. Rud & Sons, Inc. are the land surveyors working with Boulder Contracting. They have been building homes for the past 30 years in the North Metro area. They have had the wetlands reviewed and prepared a sketch plan. Initial comments have been reviewed and implemented in the revised sketch plan. They are requesting some gentle adjustments in lot sizes. These will be custom homes with one builder for the entire project. The owner’s association would serve the common elements. Yard maintenance will be done by the individual homeowners. They will work to include means of safety for access to the development. Commissioner Winge asked Mr. Rud to walk through the deviations in the PUD. Mr. Rud stated a narrative has not been done at the sketch plan phase but will be prepared for the Regular Andover Planning and Zoning Commission Meeting Minutes – February 25, 2025 Page 5 PUD approval. Mr. Rud stated this is a land-locked parcel so engineering will require a back-to-back drainage study. They will need to accommodate the requirements of the engineer. Variances to some of the lot sizes will allow them to adhere to the drainage requirements. Inter-connectivity to the trails will be provided along with screening. Commissioner Winge asked if the development could be designed without the need for the PUD. Mr. Rud stated the viability of the project would change if the R-4 standards were completely followed. Mr. David Branson, 15527 Prairie Road, stated he lives across the street from the property. He asked where the road would go into the project on Prairie Road. Mr. Brandon Riedel, 928 Crosstown Blvd., stated his driveway comes off Crosstown. He stated Crosstown is a very busy road. If stop signs are put in there will be a large build-up of traffic. He was told the speed limit on Crosstown could be increased due to the amount of traffic. He sold the easement for a path that was supposed to be done and questioned what is happening with the path. The drainage pond looks like a large area. His backyard is very small and one of the lots and drainage pond will go up to his fire pit. There are woods that he would like to see preserved. Ms. Edith Tray, 838 Crosstown Blvd., asked about the wildlife and other things that are there. To the west of her was wetland designated and also on the driveway to her pole barn. She has lived there for 50 years and has a lot of questions. It is a wonderful thing for the City but not for the existing residents. She came to Andover to live in the country. She heard the builder is out of money. She does not want to have to get rid of her pole barn. She also heard there would be a roundabout on Prairie Road. She is not in favor of this development. Mr. Bobby Miller, 15633 Prairie Road, stated he is indifferent to this development. Why won’t there be a park? He has 3 kids directly across the street. A park would be good for the area. th Ms. Cindy Steeves, 773 157 Avenue NW, stated the intersection is in need of more than stop signs. She has asked the City to survey the corner. It is dangerous for children to cross the Prairie and Crosstown intersection. The corner needs to be surveyed in detail. Many houses are being constructed with many variances. If they don’t meet the Code they should reduce the number of houses. No exceptions should be made. Her concern is the City is making too many exceptions for this to go in and the safety of the intersection. th Mr. Sam Warneke, 978 154 Lane, stated he is south of the proposed project. He has been living here for 20 years. The charm in Andover is the wildlife and woods. He does not like the fact that development is occurring. He does not plan on moving and was hoping to buy some parcels around him for his children. Regular Andover Planning and Zoning Commission Meeting Minutes – February 25, 2025 Page 6 Ms. Edith Tray, 838 Crosstown Blvd., stated she does not want to have City water. She has a well and she will keep using that. Drainage needs to be addressed. The City water has chemicals. Mr. Brandon Riedel, 928 Crosstown Blvd., wanted to show his property on the map. The pond would be in his backyard. He has been assessed for Crosstown Boulevard utility improvements. He asked what assessments will be done with newer, expensive homes going in. Only seven properties on Crosstown Blvd were assessed. Chair Godfrey closed the public hearing at 8:05 p.m. Mr. Breen referred to the questions about traffic controls and stop signs, he did not mean to say that additional controls would be put on Crosstown and Prairie. There are planned improvements for the Prairie and Crosstown intersection which are still being discussed with the City Engineers. The City is aware there is a high volume of traffic. Any existing structures on individual properties will not require any changes. That would only come into play if a homeowner chooses to make changes to their properties. All would be grandfathered in. Mr. Hellegers will ask the City Engineer to speak with Mr. Riedel about the path. Mr. Breen stated there would be no changes to utilities for existing properties. Chair Godfrey asked who residents can contact with specific questions and Mr. Breen stated business cards will be put out for residents. Commissioner Loehlein asked Mr. Breen to review park in lieu of land dedication, which he described. There are two small parks in Winslow Cove. They are part of the development but are still under construction. Commissioner Weinhold noted many of the questions and comments by residents were related to traffic. He asked Mr. Breen to address the residents' questions. Mr. Breen suggested residents contact Mr. Hellegers, City Engineering, or himself. Commissioner Loehlein thanked the residents who came to the meeting. He reminded all that landowners have the right to develop their property. He is looking forward to the applicant’s narrative for the PUD as the rationale for the PUD mentioned tonight seemed a bit flimsy. Chair Godfrey thanked the residents for their comments. ELECTION OF CHAIRPERSON & VICE CHAIRPERSON The Commission is requested to nominate and appoint a Chairperson and Vice Chairperson to be effective at the next Planning and Zoning Commission Meeting. Commissioner Godfrey is the current Chairperson and Commissioner Loehlein is the current Vice Chairperson. Regular Andover Planning and Zoning Commission Meeting Minutes – February 25, 2025 Page 7 Motion by Commissioner Hudson, seconded by Commissioner Weinhold to nominate Commissioner Loehlein as Chairperson and Commissioner Godfrey as the Vice Chairperson for 2025. Motion carried on a 7-ayes, 0-nays vote. OTHER BUSINESS Mr. Hellegers stated the Home Show will be March 8 starting at 8:00 a.m. The Met Council is looking at increasing the density to 3.5 for Andover. Staff will be looking at this during the next Comprehensive Plan cycle. The next meeting will be March 11, 2025. ADJOURNMENT Chair Godfrey adjourned the meeting at 8:30 p.m. Respectfully Submitted, Debbie Wolfe, Recording Secretary TimeSaver Off Site Secretarial, Inc. PLANNING AND ZONING COMMISSION MEETING – FEBRUARY 25, 2025 The Work Session Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Godfrey on February 25, 2025, 6:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Karen Godfrey, Commissioners Scott Hudson, Nick Loehlein, Chuck Naughton, Pat Shuman, Jr., and Jonathan Weinhold. Commissioners absent: Commissioner Ryan Winge Also present: City Planner Peter Hellegers and Associate City Planner Aidan Breen. CALL TO ORDER DISCUSSION – PLANNING & ZONING COMMISSION TRAINING City Planner Hellegers reviewed the following topics for the Commissioner Training:  Planning and Zoning Procedures Regular Andover Planning and Zoning Commission Meeting Minutes – February 25, 2025 Page 8  Open Meeting Law and Remote Meeting Participation Policy  Meeting Cadence  Other Topics/Questions Mr. Hellegers reviewed the Comprehensive Plan with the Commission. Commissioner Loehlein asked how the Plan is updated. Mr. Hellegers explained the Met Council’s role in developing the Plan. The current plan is in effect until the new plan is approved by Met Council and adopted by the City. Associate Planner Aidan Breen explained the standards of zoning ordinances for a particular property. Commissioner Hudson asked about Conditional Use Permits and Interim Use Permits. Mr. Hellegers stated the Conditional Use Permit runs with the property and the Interim Use Permit is a temporary use of property until a particular date, until the occurrence of a particular event or until zoning regulations no longer permit it. Mr. Hellegers provided examples of both types of permits. Chair Godfrey asked about adjusted standards. She has not seen any approved other than for lot width and lot depth. Mr. Hellegers explained. Commissioner Loehlein asked about the Commission recommending denial. He asked how facts can be considered while working in the parameters of the law. Mr. Hellegers stated the Commission is asked to tie them best as they can and explained how variances come into play. Lot standards, setbacks need to be considered. Mr. Breen stated included in the packet is information on findings required and making recommendations based on Findings of Fact. Mr. Hellegers explained in detail the Open Meeting Law. The Typical Planning and Zoning Meeting Cadence was also reviewed. Commissioner Hudson asked about the Remote Meeting Policy. Mr. Hellegers stated the attendees need to be in a public place where others can attend and hear everyone in attendance. It is very challenging to hold a remote meeting. ADJOURNMENT Chair Godfrey adjourned the meeting at 6:35 p.m. Respectfully Submitted, Debbie Wolfe, Recording Secretary TimeSaver Off Site Secretarial, Inc.