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HomeMy WebLinkAboutMarch 25, 2025 PLANNING AND ZONING COMMISSION MEETING – MARCH 25, 2025 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Loehlein on March 25, 2025, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Nick Loehlein, Commissioners Roger Grout, Scott Hudson, Chuck Naughton, Pat Shuman, Jr., Jonathan Weinhold and Ryan Winge. Commissioners absent: None. Also present: City Planner Peter Hellegers. PLEDGE OF ALLEGIANCE PUBLIC HEARING: Consider a Conditional Use Permit (CUP) for an Accessory th Dwelling Unit to be located at 4020 160 Lane NW; PID# 18-32-24-41-0010 – Andrew Meister (Applicant) City Planner Peter Hellegers reviewed the staff report, noting that the Planning Commission is requested to review a proposed Conditional Use Permit to construct an th Accessory Dwelling Unit on their property located at 4020 160 Lane NW. The location was shown on a map for Commission consideration. The requirements for ADU’s were adopted into the City Code in 2016, and since that time this is only the second application for such a request. The previous ADU application was approved in 2021 but was never built. The applicant is proposing to construct an approximately 808 square foot ADU on their property. A letter from the applicant outlining their request, a draft floor plan and architectural drawings of the proposed ADU were provided. The applicant identified an encroachment for the existing detached garage, and they and their neighbor have filed a separate application with the City for a Lot Line Adjustment that will address that encroachment issue. The proposed ADU would meet the current side setback and the setbacks with the proposed side lot line changes through the Lot Line Adjustment. A survey showing the existing property line and the location of the proposed ADU were provided for the Commission. Regular Andover Planning and Zoning Commission Meeting Minutes – March 25, 2025 Page 2 Mr. Hellegers reviewed the ADU Performance Standards along with comments. City Code 12-12-5-B states that no property within a single-family residential district shall have more than one dwelling unit, except an ADU may be permitted as a conditional use to a single-family dwelling when all of the following conditions are met: 1. The primary residence must be located on a lot within an R-1: Single Family Rural zoning district. – The subject property is located within an R-1: Single Family Rural Zoning District. 2. The property owner must reside in either the primary residence or the ADU as their permanent residence according to State Law. – The applicant has indicated they would continue to reside in the existing principle dwelling. Since the property owner would still reside on the property this would be consistent with Code requirements. 3. An ADU must not be subdivided or otherwise segregated in ownership from the primary residence structure. – No subdivision application has been made to the City and staff is unaware of any plans to subdivide or separate ownership of the ADU from the principle dwelling. 4. An ADUs total floor area shall be no more than 900 square feet and not less than 400 square feet. – The proposed ADU structure would have a footprint of approximately 880 square feet, which would include the ADU floor area of approximately 808 square feet and an area of covered porch. 5. The ADU shall be separated by a minimum of twenty feet (20’) from the primary residence. – The proposed ADU is located well beyond twenty feet (20’) from the existing primary residence. 6. The ADU shall meet the setback requirements for an accessory structure as specified by City Code. – City Code requires accessory structures in the R-1: Single Family Rural zoning district to meet setbacks of 10 feet from the side yard, 50 feet from the rear yard and 60 feet from the front lot line (for an accessory structure in front of the house in an R-1 zoned property). The proposed ADU appears to meet all setback requirements. 7. The ADU shall be designed and maintained as to be consistent with the architectural design, style, appearance, and character of the primary residence as a single-family residence. An ADU shall not extend beyond the height of the primary residence. – The applicant has included some architectural elevations which show the exterior of the ADU as a mixture of siding and stone veneer to be consistent with the principal structure. City staff have informed the applicant of this requirement which will be verified by the City of Andover Building Department at the time of building permit application. If the Building Official Regular Andover Planning and Zoning Commission Meeting Minutes – March 25, 2025 Page 3 deems the proposed ADU not be architecturally consistent, then their building permit application will not be approved. 8. Two off-street parking spaces shall be required for the ADU, in addition to the off- street parking spaces required for the primary residence. An additional garage may be constructed, provided it complies with all State and City regulations. – At this time, the applicant has indicated that the westerly portion of the looped driveway would be used to provide the required two off-street parking spaces for the proposed ADU. 9. No more than one ADU shall be permitted on a lot or parcel. – Only one ADU is being proposed as part of this application, and no ADU currently exists on the property. 10. An ADU shall have a permanent foundation. Houses on wheels or trailers shall be prohibited. – City staff have informed the applicant of this requirement which will be verified by the City of Andover Building Department at the time of building permit application. The plans show the ADU would be built as a slab on grade foundation. 11. An ADU shall be constructed and maintained in accordance with all State laws, State building, plumbing, electrical, mechanical and fire code regulations and City Code requirements. – City staff have informed the applicant of this requirement which will be verified at the time of building permit application. 12. The primary residence and ADU shall be constructed and maintained in compliance with the property maintenance regulations set forth in the City Code. – City staff have informed the applicant of this requirement which will be verified at the time of building permit application. 13. Rental of the accessory dwelling unit, or rental of the principal dwelling unit if the property owner resides in the ADU, shall require a City rental license pursuant to the City Code. – The applicant is planning to owner-occupy the principal dwelling and their direct relative would occupy the ADU at this time which would not require a rental license. Rental of the ADU or principal dwelling would require a single-family rental license. Mr. Hellegers reviewed the Conditional Use Permit Review Criteria along with comments. 1. The effect of the proposed use on the health, safety, moral, and general welfare of the occupants of surrounding lands. - The proposed ADU application appears to meet all City Code requirements and will be verified by the Andover Building Department at the time of the building permit application. Regular Andover Planning and Zoning Commission Meeting Minutes – March 25, 2025 Page 4 2. Existing and anticipated traffic conditions, including parking facilities on adjacent streets and lands. – The property already has adequate parking facilities with the looped driveway to accommodate the proposed ADU, and the applicant also has an existing detached garage which could also serve as parking for the ADU. 3. The effect on values of property and scenic views in the surrounding area, and the effect of the proposed use on the Comprehensive Plan. – The proposed ADU is in conformance with the provisions of the Rural Residential Land Use as specified in the Comprehensive Plan. Staff believes the CUP will not have a negative effect on scenic views or surrounding property values. Mr. Hellegers stated the Building Department has reviewed the ADU request and has no comments regarding this application. The Planning and Building Departments will work together to verify all City Code requirements are being met at the time of building permit application. The Planning and Zoning Commission are requested to hold a public hearing and make a recommendation to the City Council for their consideration on April 1, 2025. Also provided for Commission review were Draft Resolution of Approval, Draft Resolution of Denial, Location Map, City Code Requirements for Specific Conditional Uses §12-12-5 Accessory Dwelling Unit (ADU), City Code Administration and Enforcement §12-15-7 Conditional Uses, Applicant Letter, Survey/Site Plan and Applicant’s Architectural Elevations and Floor Plan. Chair Loehlein opened the public hearing at 7:08 p.m. th Mr. Andrew Meister, 4020 160 Lane NW, Andover, stated this would be a “granny flat” for his elderly grandmother. He has copies of the lot line that is adjusted if Commission would like to review. The entire edge of his property is wooded. Chair Loehlein closed the public hearing at 7:11 p.m. Commissioner Winge stated this is a unique opportunity for residents and he likes the idea of this. He appreciates the convenience of having family close. Commissioner Naughton stated in reviewing the information provided, he appreciates the applicant’s attention to detail. He is in support of the CUP request. Chair Loehlein noted a lot of detail was put into the application and that is appreciated. Motion by Commissioner Hudson, seconded by Winge, to recommend the City Council approve a Conditional Use Permit for an Accessory Dwelling Unit to be located at 4020 th 160 Lane NW; PID #18-32-24-41-0010 – Andrew Meister (Applicant). Motion carried on a 7-ayes, 0-nays vote. Regular Andover Planning and Zoning Commission Meeting Minutes – March 25, 2025 Page 5 OTHER BUSINESS Mr. Hellegers noted there are some tentative items scheduled for the April 8, 2025, Planning and Zoning Commission Meeting. ADJOURNMENT Chair Loehlein adjourned the meeting at 7:15 p.m. Respectfully Submitted, Debbie Wolfe, Recording Secretary TimeSaver Off Site Secretarial, Inc.