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Andover Planning and Zoning Commission
MeetingAgenda
June 10, 2025
Andover City Hall
Council Chambers
7:00 p.m.
1.Call to Order
2.Pledge of Allegiance
3.Approval of Minutes –May 13, 2025, Regular Meeting
4.Public Hearing:Considera Front Yard Setback Variance –13797 Jay Street NW, Randall
& Sheryl Hubin (Applicants)
5.Public Hearing:Considera Sketch Plan for a master planned development, using a Planned
Unit Development (PUD),on an800-plus acre portion of the Rural Reserve, Artemis
Development (Applicants)
6.Other Business
7.Adjournment
STAFF REPORT
Agenda Item #3
TO: Planning and Zoning Commissioners
FROM: Peter Hellegers, City Planner
SUBJECT:Approval of Minutes
DATE: June 10, 2025
REQUEST
The Planning & Zoning Commission is requested to approve the May 13, 2025, regular meeting
minutes.
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2
3
4
5
6 PLANNING AND ZONING COMMISSION MEETING – MAY 13, 2025
7
8
9 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was
10 called to order by Chairperson Loehleinon May 13, 2025, 7:00 p.m., at the Andover City
11 Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
12
13 Commissioners present:Chairperson Nick Loehlein, Commissioners Roger Grout,
14 Scott Hudson, Chuck Naughton, Jr., and Jonathan
15 Weinhold.
16
17 Commissioners absent: Commissioners Ryan Winge and Pat Shuman Jr.
18
19 Also present: Community Development Director Joe Janish and City Planner Peter
20 Hellegers.
21
22
23 PLEDGE OF ALLEGIANCE
24
25 APPROVAL OF MINUTES – April 8, 2025, Regular Meeting
26
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27 Chair Loehlein noted Ms. Smith’s address is 135 Lane rather than 138 Lane.
28
29 Motion. The Chair assumed a motion to approve the April 8, 2025, Andover Planning and
30 Zoning Commission Regular Meeting Minutes as corrected. The Motion passed on
31 unanimous consent.
32
33 PUBLIC HEARING: Consider a Preliminary Plat for a 1-lot residential subdivision on
34 the unaddressed property at 14xxx Eldorado Street NW (PID 30-32-24-41-0021 and 30-
35 32-24-41-0022 (Applicants: Scott and Christy Dahlberg)
36
37 City Planner Peter Hellegers reviewed an application that was submitted for a preliminary
38 plat and final plat for the proposed Dahlberg Addition residential subdivision located at
39 PIN 30-32-24-41-0021 and 30-32-24-41-0022. Mr. Hellegers indicated the location on a
40 map. The proposed development has a gross area of six acres and consists of one single-
41 family urban residential lot.
42
43 The subject property was shown on the Meadows of Round Lake plat as Outlot A and B,
44 with Eldorado Street right-of-way connecting to the south end of the plat. This was
45 designed so that the development had the potential to connect out to Bunker Lake
46 Boulevard. Much of the subject property and the parcel to the south is wetland or
47 stormwater pond, so there will not be a roadway connection to Bunker Lake Boulevard.
Regular Andover Planning and Zoning Commission Meeting
Minutes – May 13, 2025
Page 2
1 As part of an upcoming roadway project for Eldorado Street, the City of Andover will be
2 shortening the length of the current cul-de-sac. The applicants have petitioned the City for
3 vacation of the excess right-of-way,which would be combined with the two outlots to
4 form one residential parcel through Dahlberg Addition. Drainage and Utility Easement
5 and Conservation Easements will encumber much of the residential parcel in this plat.
6
7 The actions that would need to occur for this development to move forward include:
8 Preliminary Plat (Public Hearing)
9 Vacation of ROW/Easement (Public Hearing at City Council)
10 Final Plat (City Council only)
11 Building Permits (Administrative)
12
13 Mr. Hellegers reviewed the Conformance with Local and Regional Plans and Ordinances,
14 Site Characteristics including Access, Utilities, Lots, Interagency Coordination, Process,
15 and Park and Trail Dedication.
16
17 The Planning and Zoning Commission is asked to hold a public hearing, take public
18 comment on the proposed Preliminary Plat, and recommend to the City Council with the
19 following conditions:
20 1. City of Andover staff comments dated May 1, 2025, and all comments from
21 potential subsequent reviews of the preliminary plat shall be addressed to the
22 satisfaction of the City Engineer.
23 2. The applicant shall be responsible for the cost of construction of all improvements
24 proposed as a part of the preliminary plat.
25 3. Easement documents shall be required as part of the final plat.
26 4. Applicants shall obtain all necessary permits from appropriate jurisdictions and
27 agencies todevelop the property.
28 5. The Applicant shall pay cash in lieuof land for park dedication requirements.
29
30 The site Location Map, Draft Resolution of Approval, Draft Resolution of Denial, City
31 Staff Engineer Comments, and Preliminary Plat Plan Set were also provided for
32 commission review.
33
34 Chair Loehlein asked if there would ever be a connection to Bunker Lake Boulevard, and
35 Mr. Hellegers responded that it is correct. Mr. Hellegers showed a drawing indicating the
36 wetland area and the new location of the cul-de-sac. The conservation easement was also
37 shown. The City Council will consider this at their Tuesday, May 20 meeting.
38
39 Commissioner Weinhold asked if prior to this request there was any indication that
40 Eldorado would be extended to Bunker Lake Blvd. Mr. Hellegers stated there was not.
41
42 Commissioner Naughton referred to Outlots A and B and asked if they are independently
43 buildable as they are covered by the conservation easement. Mr. Hellegers stated there is
44 not enough buildable land on Outlots A and B. This is the only buildable location on the
45 lot. The existing cul-de-sac will be shrunk to the north.
Regular Andover Planning and Zoning Commission Meeting
Minutes – May 13, 2025
Page 3
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2 Chair Loehlein opened the public hearing at 7:20 p.m.
3
4 Mr. Dan Schmidt, civil engineer and land surveyor, 7980 InlandLane, Maple Grove,
5 Minnesota, is representing the Dahlbergs.
6
7 Mr. Hellegers read an email comment from Ms. Michele Asmanson in full. She requested
8 that a walking path be installed.
9
10 Chair Loehlein closed the public hearing at 7:22 p.m.
11
12 Mr. Hellegers stated that typically the process for a trail/walking path will go before the
13 Park and Recreation Commission. This stretchis not part of the Parks Plan. The City
14 would need to amend the plan to allow for a walking path. There would need to be
15 easement rights from the surrounding private properties. The cost to construct a boardwalk
16 is very high ($800/foot). Residents could work through the process with the Parks and
17 Recreation Commission.
18
19 Motion by Commissioner Hudson, seconded by Naughton, to recommend the City
20 Council approve a Resolution approving the Preliminary Plat of “Dahlberg Addition” for
21 Preliminary Plat as submitted. Motion carried on a 5-ayes, 0-nays vote.
22
23 OTHER BUSINESS.
24
25 Mr. Hellegers commented on items discussed at the April Planning Commission Meeting
26 that were approved by the City Council.
27
28 ADJOURNMENT
29
30 Chair Loehlein adjourned the meeting at 7:30 p.m.
31
32
33 Respectfully Submitted,
34
35
36 Debbie Wolfe, Recording Secretary
37 TimeSaver Off Site Secretarial, Inc.
STAFF REPORT
Agenda Item #4
TO: Planning & Zoning Commissioners
FROM : Joe Janish, Community Development Director
SUBJECT: Public Hearing: Consider a Front Yard Setback Variance – 13797 Jay Street
NW, Randall & Sheryl Hubin (Applicants)
DATE: June 10, 2025
INTRODUCTION
A variance is a way that cities may allow for an exception to part of an ordinance for a specific
property. A variance is generally for dimensional standards such as setbacks or height limits and
allows the landowner to deviate from a dimensional rule that would otherwise apply. Minnesota
State Statute and City Code provide specific review criteria the City must consider when reviewing
a variance request, this criteria is included later in this report. If a variance is approved it becomes
a property right which runs with the land.
Variances are reviewed based on the following Criteria:
1. Variances shall only be permittedwhen they are in harmony with the general purposes
and intent of the official control and when the variances are consistent with the
comprehensive plan. (Amended Ord. 407, 6-21-11)
2. Variances may be granted when the applicant for the variance establishes that there
are practical difficulties in complying with the official control. “Practical
difficulties,” as used in connection with the granting of a variance, means:
o The property owner proposes to use the property in a reasonable manner not
permitted by an official control;
o The plight of the landowner is due to circumstances unique to the property not
created by the landowner;
o The variance, if granted, will not alter the essential character of the locality;
o Economic considerations alone do not constitute practical difficulties. (Amended
Ord. 407, 6-21-11)
BACKGROUND
The applicant is requesting a variance to City Code 12-3-5: Minimum District Requirements;
variance to the minimum front yard setback. The subject property is located within the GB:
General Business District and City Code 12-3-5 establishes a minimum front yard setback of 40
feet. The table below compares the City Code requirements to the variance request.
City Code Requirements Variance RequestDifference
Front Yard Setback 40 feet24 feet- 16 feet
1
The applicant is proposing a building addition that will be on the west side of the existing
building, which is called the “front” for setback purposes as that side is the shortest on a public
street by 1.6 feet.
WALMART
2
The planned building expansion while encroaching into the setback,will still be the same or
further distance from the back of curb from Jay Streets curb as Walmart is from Jay Streets curb.
The applicant has provided the following information.
Curb Line Setback Comparisons
LocationBldg.to Width of Sidewalk to Total Distance
SidewalkSidewalkCurbBldg. to Curb
Walmart30’5”8’7”2’4”41’4”
Applicant24’7”5’0”12’6”42’1”
The applicants expanded building would actually be further from Jay Street NW curb line then
theWalmart building. However, the applicant isrequesting the same 41`4” requirement that
Walmart has from the curb line to be applied to their expansion, just in case there are any slight
variations from the current plans to the final, build ready, City approved construction blueprints.
Setback from Jay Street NW –Map and Photos
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1.Google Maps: Intersection of Jay St NW & 138Ave NW
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2. Walmart access from the north going south on Jay St NW; easternmost edge of Walmart
building on the right
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Ave NW access from the south going north on Jay St NW; current edge of Pizza
3. 138
Ranch building on the right
4
Note: The parking spots currently visible on the right by Pizza Ranch would become a drive
lane as a part of the expansion, and all of the current grass / trees / shrubs / sidewalk, etc. area
would remain, then the drive lane, and then theexpanded edge of the building.
Review Criteria as per applicant:
3. Variances shall only be permittedwhen they are in harmony with the general purposes
and intent of the official control and when the variances are consistent with the
comprehensive plan. (Amended Ord. 407, 6-21-11)
The Andover Comprehensive Plan indicates the property would be General Commercial
and the proposed variance is related to a setback within the correlating General Business
Zoning District. The request is consistent with the Comprehensive Plan.
4. Variances may be granted when the applicant for the variance establishes that there
are practical difficulties in complying with the official control. “Practical
difficulties,” as used in connection with the granting of a variance, means:
o The property owner proposes to use the property in a reasonable manner not
permitted by an official control;
The proposed use is an expansion of an existing restaurant. Restaurants are a
permitted use in this zoning district.
o The plight of the landowner is due to circumstances unique to the property not
created by the landowner;
o Originally, the property was acquired by the City of Andover as a part of
a much larger parcel that previously was occupied by Andover Auto
Wrecking. The much larger site had environmental issues from the past
and the City of Andover conducted remediation at the site so that the
area could be commercially redeveloped.
o In 2008 this particular parcel was sold by the City of Andover to a local
home builder who intended to build an independent restaurant called
“Moose & Co”. They created plans that were approved by the City of
Andover and construction began, but then the financial crisis of that time
period worsened, and the home builder ended up going bankrupt. The
footings and foundations had been installed, but then no further progress
was made prior to bankruptcy.
o In early 2013, the applicant purchased this parcel out of bankruptcy.
Kingdom Partner Properties LLC was formed for the purpose of
purchasing this property and obtained approval to be a Pizza Ranch
franchisee at this location.
o Working with the City of Andover, Kingdom Partner Properties, LLC
developed building plans to build on top of the current footings and
foundations—which drove the layout of the restaurant, including the
entrance area, pickup area, kitchen area, seating area, etc. The Pizza
Ranch of Andover opened on Dec 30, 2013.
o 13797 Jay St NW is unique for a relatively small parcel in that it has
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three roads that it is adjacent to (Jay St NW, 138Ave NW and Ibis St
NW). Further, the curvature of Jay St. adjusts the shape of the lot. A
5
slightly obtuse angle in the southwest corner creates a longer lot line on
the eastern side, whichcauses the “front” of the parcel to be on Jay St
NW instead of one of the other two streets.
o Jay St NW traffic is unlikely to require additional lanes, due to
o Jay St NW goes to Hanson Blvd (on the north end), where it then
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becomes 139 Ln NW and is a road within an established
subdivision.
o Jay St NW goes to Station Pkwy (on the south end), where it then
terminates.
o Expansion of the property is allowed, but due to having the three
roadways around the property and located in the General Business
district; it limits the expansion potential of the building.
o The property owner is increasing the business footprint, offering
additional space for the community, and increase the value of the
building, which then also increases the City tax base.
o The variance,ifgranted,willnot alter the essential character of the locality;
o With the proposal, individuals who pass by the property will view the
proposed addition at the same distance or slightly further from the curb
line of Jay Street than Walmart (located directly across from Jay St from
the site).
o The expansion will follow the architectural controls established with
Andover Station North.
o The parking spots currently visible on to the east of Jay Street would
become a drive lane as part of the expansion, and all of the current
grass / trees / shrubs ‘ sidewalk, etc. area would remain then the drive
lane, and then the expanded edge of the building.
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o The sight lines would not be impacted from Jay St NW and 138Ave
NW/Walmart parking lot entrance with this expansion.
o Jay Street traffic is unlikely to increase significantly in the future to
warrant the need to add additional lanes, and provide two lanes of
traffic in both directions.
o Economic considerations alone do not constitute practical difficulties. (Amended
Ord. 407, 6-21-11)
o The uniqueness of having three roadways along property lines, the
curvature of Jay St. NW, existing foundation at time of acquisition and
having to arrange the interior to accommodate the existing footing
driving the layout of the interior all create practical difficulties for this
site.
BUDGET IMPACT
No direct impact to City Budget.
ACTION REQUESTED
The Planning and Zoning Commission is requested to hold a Public Hearing and consider a
recommendation to the Andover City Council.
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Attachment(s):
Draft Resolution of Approval
Draft Resolution of Denial
7
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. XXXX
A RESOLUTION APPROVING A VARIANCE FOR THE PROPERTY LOCATED AT 13797
JAY STREET NW; PID# 34-32-24-14-0010 LEGALLY DESCRIBED AS FOLLOWS:
LOT 4 BLOCK 3 ANDOVER STATION NORTH
WHEREAS, Kingdom Partner Properties, LLC are the owners of a parcel of land located at
13797 Jay Street NW, Andover, Minnesota with Parcel ID Number 34-32-24-14-0010; and,
WHEREAS, Kingdom Partner Properties, LLC have applied to the City for a variances to the
front yard setback on the west side of the subject property; and,
WHEREAS, the proposal would vary from City Code 12-3-5, which establishes the minimum
district requirements for front yard setbacks, and would permit the construction of an addition to
the existing building being 24 feet from the property front property line; and,
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning
Commission held a public hearing on June 10, 2025; and,
WHEREAS, the Planning and Zoning Commission recommends to the City Council approval of
the variance request; and,
WHEREAS, the City Council completed a review of the variance request, all materials
presented, along with the recommendation of the Planning and Zoning Commission; and,
WHEREAS, the City Council agrees with the recommendation of the Planning and Zoning
Commission and approves the variance request; and,
WHEREAS, based on the criteria for granting variances under City Code 12-3-5, the City
Council finds the following findings of fact to support the approval of the variance requests:
1.
2.
3.
4.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
approves the variance request with the following conditions:
1. All necessary permits shall be obtained from any agency having an interest in
improvements constructed on the property.
8
2. An approved Commercial Site Plan shall be required for all proposed improvements to
the property.
3. Pursuant to City Code 12-15-9-E-6, if the City Council determines that no significant
progress has been made within the first twelve (12) months after the approval of the
variance, the variance will be null and void.
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Adopted by the City Council of the City of Andover this 17 day of June 2025.
CITY OF ANDOVER CITY OF ANDOVER
Michelle Hartner, City Clerk Jamie Barthel, Mayor
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CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. XXXX
A RESOLUTION DENYING A VARIANCE FOR THE PROPERTY LOCATED AT 13797
JAY STREET NW; PID# 34-32-24-14-0010 LEGALLY DESCRIBED AS FOLLOWS:
LOT 4 BLOCK 3 ANDOVER STATION NORTH
WHEREAS, Kingdom Partner Properties, LLC are the owners of a parcel of land located at
13797 Jay Street NW, Andover, Minnesota with Parcel ID Number 34-32-24-14-0010; and,
WHEREAS, Kingdom Partner Properties, LLC have applied to the City for a variances to the
front yard setback on the subject property; and,
WHEREAS, the proposal would vary from City Code 12-3-5, which establishes the minimum
district requirements for front yard setbacks that would permit the construction of an addition to
the existing building being 24 feet from the property front property line; and,
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning
Commission held a public hearing on June 10, 2025; and,
WHEREAS, the Planning and Zoning Commission recommends to the City Council denial of the
variance request; and,
WHEREAS, the City Council completed a review of the variance request, all materials
presented, along with the recommendation of the Planning and Zoning Commission; and,
WHEREAS, the City Council agrees with the recommendation of the Planning and Zoning
Commission and denies the variance request for front yard setbacks that would permit the
construction of an addition to the existing building being 24 feet from the front line of the
property; and,
WHEREAS, based on the criteria for granting a variance under City Code 12-15-9, the City
Council finds the following findings of fact to support the denial of the variance requests:
1.
2.
3.
4.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
denies the variance request.
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Adopted by the City Council of the City of Andover this 10 day of June 2025.
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CITY OF ANDOVERCITY OF ANDOVER
Michelle Hartner, City Clerk Jamie Barthel, Mayor
11
STAFF REPORT
Agenda Item #5
TO: Planning and Zoning Commissioners
FROM : Joe Janish, Community Development Director
SUBJECT: Public Hearing: Considera Sketch Plan for a master planned development, using
a Planned Unit Development (PUD),on an800-plus acre portion of the Rural
Reserve, Artemis Development (Applicants)
DATE: June 10, 2025
INTRODUCTION
Artemis Development Company LLC is proposing to develop 804.91 acres of the Rural Reserve.
The applicant is proposing to use a master plan by utilizing a Planned Unit Development (PUD).
This sketch review isthe first step in a multi-step development process. Due to the size of the
proposed development, a type of environmental review known as an Alternative Urban Areawide
Review (AUAR) is expected.
The applicant is proposing approximately 1,370 units over the 804.91-acre property. When
removing what is expected to be “water” and “green space” the proposed density is
approximately 4 units per acre. As part of Imagine 2050, Met Council will require theCity of
Andover to develop at 3.5 units per acre as a base density within the existing Metropolitan Urban
Service Area (MUSA). The City of Andover has limitations in sewer capacity that may impact
meeting the requirement of 3.5 units per acre within the MUSA, therefore the rural reserve is the
only location to make up the density to bring the base density to 3.5 units per acre. The applicant
has expressed interest to staff in having a lower density closer to 3.5 units per acre.
Purpose of PUD:
The purpose of a PUD is to encourage more efficient allocation of density and intensity of
land use where such arrangement is desirable and feasible by providing the means for greater
creativity and flexibility in environmental design than provided under the strict application of
this code. It must be demonstrated to the satisfaction of the City Council that a higher quality
development will result than could otherwise be achieved through strict application of this
code.
BACKGROUND
What is a Sketch Plan?
An informal drawing or sketch of the proposed development submitted for consideration prior to
submittal of the preliminary plat. Comments are provided to the developer for their consideration
and to gain feedback on the proposal. Most cities don’t require a public hearing for a sketch plan.
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What is the Rural Reserve?
The area designated as Rural Reserve was identified/created in the early 2000’s as part of the
2020 Comprehensive Plan development. Met Council had identified additional capacity within
the Coon Rapids Interceptor and required the City of Andover to identify around 1,000 acres for
future development.
Since that time, the Andover Comprehensive Plan has indicated the Rural Reserve is reserved to
accommodate future urban growth beyond the previously planned Municipal Urban Service Area
(MUSA). Development of the area is restricted until a master plan has been approved and
municipal sewer and water can be constructed to serve the area.
What is an Alternative Urban Areawide Review (AUAR)?
An AUAR is a hybrid of the environmental assessment worksheet (EAW) and environmental
impact statement (EIS) review process. The process is designed to look at cumulative impacts of
anticipated development scenarios. It is a way of performing an environmental analysis in
advance, before major development occurs in an area, and using the information to guide local
planning and zoning decisions. Future projects in the area will not require individual
environmental review as long as they are consistent with the development scenarios discussed in
the AUAR and the mitigation measures required by the AUAR Mitigation Plan are implemented.
In this case one scenario must be consistent with the comprehensive plan, meaning we will
compare what would happen if this portion of the Rural Reserve developed at the current
comprehensive plandensity compared to an urban setting (a maximum build scenario).
What will be included in the AUAR?
Due to the development proposal, the AUAR will cover what could be developed today as one
scenario and also what the applicant is proposing tonightwith comments. A scoping process will
occur as well. This scoping process will include publication withthe Environmental Quality
Board (EQB) of what will be reviewed and allow for others to comment related to what will be
reviewed.
The AUAR is expected to include but is not necessarily limited to items such as:
Land Cover Types: wetlands, watercourses, woodlands, grassland, croplands.
Fish, wildlife, and ecologically sensitive resources.
Physical impacts on water resources.
Water use.
Erosion and Sedimentation.
Water Quality-stormwater runoff.
Water Quality-Wasterwater.
Geologic hazards and soil conditions.
Solid wastes; hazardous wastes; storage tanks.
Traffic.
Impact on infrastructure and public services.
Artemis Proposal
Artemis Development Company, LLC has secured approximately 800 acres of the 1,000 acres
located within the Rural Reserve.
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The applicant has indicated the attached concept has been developed with the following criteria:
Existing surrounding land uses and street connections
Existing natural features
Existing soil conditions including deep peat areas greater than 10 feet in depth
Wetland delineation including private and public ditches
Preservation of Public Ditch 37 flow through, new water features and water quality
improvements
Existing floodplain preservation
Artemis Development Company, LLC has indicated the expectation is to grade roughly the
southern half of the development at first and construct 100 to 150 homes a year. The expectation
is that the total build out of the proposed development will be 10 to 15years.
STREET IMPROVEMENTS:
The sketch shows connections to existing local streets that have been proposed to continue as
part of future development. Three roundaboutswill be constructed within the development.
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Additional access to Round Lake Boulevard will be constructed (157Avenue NW; & 154Ave
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NW). Access at 149and Round Lake Boulevard will also be provided.
Parkways:
The applicant is proposing “parkways” that will consist of 100 or 80-footright of way with
possible medians in the middle.
Neighborhood Roads:
The applicant is proposing 52’ right of way for Neighborhood roads.
3
Private Drives:
For the detached townhomes and three story row homes,the applicant is proposing private
drives.
BOULEVARD TREES:
Currently the City of Andover does not allow for Blvd trees. The applicant is proposing the use
of Blvd trees and acknowledges that additional discussion is needed regarding benefits, concerns,
short term and long-termmaintenance responsibilities.
Benefits:
o Reduction in traffic speeds
o Safer walking environment
o Create pleasant walking environment which leads to neighbor interaction
Concerns:
o Tree roots may cause curbs and sidewalks to buckle
o Tree trimming expense and concerns related to replacement
o Reduced effectiveness of street lighting, snow storage, street sign blockage,
potential for site line issues at intersections
OPEN SPACE & PARKS:
The sketch shows approximately 258.4 acres of active, passive, and nature preserve open spaces,
representing 32% of the total proposal. Approximately 7 miles of trails are connecting the open
space elements internally and externally.The PUD Sketch Plan provides a designated HOA
Amenity Area of approximately 6 acres in size. This is expected to include a private (HOA)
clubhouse, and aquatic center.
The applicant intends to evaluate the use of nativetrees/shrubs, ground covers, and other native
landscape materials in park and boulevard areas to lower maintenance expense and improve water
quality.
Currently, the City’s Master Park Plan does not include the Rural Reserve area and will need to be
updated City Wide to reflect the inclusion of this area.
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The Park and Recreation Commission reviewedthe concept on June 5, 2025. Comments
received from the Park and Recreation Commission included:
Staffing impacts if the City accepted all of the park area the amount of staff needed.
Questions related to the classification of park areas.
Comment to include trails that could access the commercial area.
If areas are open to the public to consider parking stalls for those park areas.
PROPOSED LOT STANDARDS:
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SAMPLE HOUSING STYLES:
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The City of Andover R-4 Zoning District requires 80-foot wide lots.
Developments within the R-4 Zoning District have had lot widthsof 40 feet (Capstone
Homes Development -Andover Village) and larger with the use of a Planned Unit
Development (PUD).
The City of Andover has few attached “row” townhomes. Attached row townhomes that
have been constructed in Andover include the following developments:DevonShire
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Estates (corner of Crosstown Drive & 138Avenue NW which had27-footwide lots).
COMMERCIAL AREA:
The applicant is proposing approximately 30 acres of General Commercial to provide
opportunities for office, retail and services. The applicant would like to provide a Town Center
type area to allow for a gathering spot for broader community events (i.e.farmer’s market)
creating a historical tie to the current agricultural use of the property.
This commercial area is expected to be the lastportion of the planto develop, as the proposed
homes and higher density around this area are needed in order to drive the investment for
business to locate in this area. The development team is proposing to collaborate with City Staff
in developing a conceptual plan for thecommercial area.
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CITY UTILITIES:
Water:
As part of the AUAR a comprehensive water study, related to the municipal water
system, will need to be prepared to determine what type of water improvements are
needed.
Sewer:
A sanitary sewer trunk line would be constructed, extending from Crooked Lake Blvd to
this development.
PRIVATE UTILITIES:
Connexus Energy has indicated they will need to locate a substation within this property. They
are currently having conversations with the applicant on location for said substation. A
substation requires a Conditional Use Permit, and would be a separate review process from the
development proposal tonight.
SCHOOLS:
The applicant spoke with Anoka Hennepin School District #11 related to school needs in this
area. The School District has indicated they are not expecting another school in the area at this
time.
WETLANDS/FLOODPLAINS/STORMWATER:
The sketch shows approximately 174.5 acres of ponding, waterway areas, floodplain, and
wetlands, representing about 22% of the proposal. The applicant has been and is working with
Coon Creek Watershed District related to these items along with water quality improvement.
MET COUNCIL:
With Imagine 2050 (Next round of Comprehensive Plan Update) the City of Andover will need a
base density of 3.5 units per acre. Current Plat Monitoring has shown the City of Andover at a
density of 3.11 units per acre. This development is expecting a net density of 4 units per acre as
shown in the sketch. Met Council has indicated with a combined 2040 (current Comprehensive
Plan) + this sketch + Plat Monitoring data gives the City of Andover 3.27 units per acre. Based
on Met Council Data the City of Andover will need to increase density within the existing
Metropolitan Urban Service Area (MUSA), increase density in the proposed sketch, or possibly
both in order to meet the new requirements of base density as part of Imagine 2050.
City staff has reached out to Met Council to determine how many units will be needed in order to
meet the requirement of 3.5 units per acre as part of Imagine 2050.
NOTIFICATION:
The applicant conducted a Neighborhood Open House Meeting on April 2, 2025 at Bunker Hills
Activity Center. The applicant mailed notices tothose within 700 feet of the proposed
development area.
8
City staff mailed noticesto those within 700 feet (440 notices, non-duplicate owners). The map
below shows the properties that received a mailed notice as blue.
The Public Hearing noticewas also placed in the official city newspaper.
Nine (9)Public Hearing signs where placed around the proposed development area as well.
BUDGET IMPACT
Development does provide additional tax base, but also creates additional demands. The AUAR
will include a section on impact on infrastructure and public services.
9
ACTION REQUESTED
The Planning and Zoning Commissionis requested toconduct a Public Hearing to provide
feedback to the applicant related to their proposal, and provide input related to the proposal as
Planning and Zoning Commissioners.
Attachment(s):
Staff Review
Public Hearing Comments received
Slides Narrative
11x17 Maps
10
1685 CROSSTOWN BOULEVARD N.W. ANDOVER, MINNESOTA 55304 (763) 755-5100
FAX (763) 755-8923 WWW.ANDOVERMN.GOV
TO:Todd Stutz, Artemis Development Company, LLC
FROM:Joe Janish, Community Development Director
SUBJECT: PUD SKETCH REVIEW #1A
DATE:June 5, 2025
Engineering Department
100.The developer is responsible for obtaining the necessary permits from the CCWD, DNR,
MPCA, MCES, MnDOH and any other agency that is interested in the site.
101.All public urban streets shall be 33’ back to back, which allows for parking on both sides of
the street. Parking on both sides of the street is particularly important with the requested
reduced front yard setbacks and trails and sidewalks throughout the neighborhood requested
by the developer which limits driveway parking compared to standard City front yard
setbacks.
102.Continue to work through and review additional street connection points internaland external
to the plat to improve traffic flow and access for emergency vehicles in areas with one or
limited access point from the collector streets or in areas with long blocks.
103.Refer to Engineering Design Standards and Engineering Plan Review checklist for
miscellaneous required items if plans evolve beyond sketch plan.
104.When beginning the platting process, the plat, grading plan, and all other plans must utilize
the Anoka County coordinate system and datum so the information can be transferred to the
City’s GIS mapping.
Fire Department
101.Dead-end roads should be no greater than 500’ in length.
102.Hydrant spacing should be maintained at roughly 300’.
103.Standard cul-de-sac size should be maintained for fire apparatus turn-around.
104.Fire access will need to be evaluated as additional information is provided.
Public Works
101.A full park dedication study will need to be done that includes the Rural Reserve to
determine park space needs for that area and park dedication fees.
102.Determine ownership and maintenance for the identified green spaces.
103.Clarify public access to the open spaces/nature preserves.
104.Determine ownership and maintenance for sidewalks, trails, parkways, boulevard trees, and
landscaping.
105.As part of AUAR a comprehensive water study, related to the municipal water system, will
need to be prepared to determine what type of water improvements are needed.
106.A sanitary sewer trunk would need to be constructed from Crooked Lake Blvd to this
development.
Building Department
100. Storm Siren coverage will need to be evaluated, to determine if an additional siren(s) is/are
needed.
Planning Department
101. Comprehensive Plan Amendment will be required.
102. Environmental Review will be required.
103. Narrative will be needed.
104. Currently, the proposed street width would not allow for parking on one side of the street.
105. Commercial setbacks are not proposed. Which type of commercial is being proposed,
General Business, Shopping Center, Neighborhood Business?
Met Council
101. Residential Density 2040 planned + Fields of Andover concept sketch +Plat Monitoring data
results in 3.27 units per acre. Imagine 2050 will require 3.5 units per acre.
102. Reviewing how this changes household and population forcasts and any increase of
households will change affordable housing numbers.
103. Will need to work with sanitary sewer folks to determine what and where (and how much
flow) into the regional system.
Coon Creek Watershed District
101. CCWD understands that wetland hydrology monitoring is underway, and a wetland
delineation application is anticipated to be submitted to the CCWD for review by the TEP
later this summer.
102. The applicant should also consider potential future wetland impacts of road stubs and
potential future ROW. These will be considered as part of sequencing for a wetland
replacement plan.
th
103.CCWD requests the flowpath and outlet of Ditch 37 into Coon Creek south of 149
Avenue be clarified in the sketch plan.
ALL Departments may have additional comments based on revisions and future submittals.
Please note that it is a requirement that the Developer respond to each of these items in writing when
re-submitting the revised plat to the City. A digital copy will be emailed to you so that so that you
can type responses below the original comments.
If you should have any questions, please contact me at j.janish@andovermn.gov or 763-767-5140.
1
| 6.10.25
Planning Commission
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3
4
5
6
7
PropertyProperty Owners
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Preparation of the PUD Sketch Plan was informed by a number of factors including the following:
EXISTING CONDITIONS
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12
CONNECTIONS
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15
Parks & Open Space Plan
16
OPEN SPACE
18
ENVIRONMENT
20
PUD Sketch Plan
21
Commercial Area
–
PUD Sketch Plan
22
PUD Sketch Plan
LAND USE CONCEPT
24
25
26
27
28
29
30
31
32
Fields of Andover
Fields of Andover
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161
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150th Ave NW
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th Ave NW
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154th Lane NW
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Existing / Future Connections
153rd Ave NW
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Existing Trail
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Active Open
Space ~ 12 ac
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11
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150th Ave NW
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149th Ave NW
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URL - 95’ Estate Home Lots (12,350 sf) URHL - Apartments / Senior Living
19
Floodplain Mitigation /
±78.5 ac | 2.00 units / ac | ±150 units ±10.0 ac | 16.0 units / ac | ±160 units
Potential Wetland Bank
URL - 75’ Traditional Home Lots (9,750 sf) GC - General Commercial
210
±71.4 ac | 2.45 units / ac | ± 175 units
URL - 65’ Heritage Home Lots (8,450 sf) HOA Amenity Area - Clubhouse
311
±63.3 ac | 2.95 units / ac | ±180 units ±6.0 ac | Pool / Pickleball Courts / Play Area
Total Lots / Units ±1,370
URML - 55’ Villa Home Lots (6,875 sf)
Single Family Lots (Detached) ±825
4
±25.4 ac | 4.15 units / ac | ±105 units
Townhome Units (Attached) ±385
Apartment / Senior Living Units ±160
URML - 50’ Small SF Home Lots (5,750 sf)
5 Total Site Area (ac) ±805.2
±24.8 ac | 4.50 units / ac | ±110 units
Residential Areas ±342.3 ac
Commercial Areas ±30.0 ac
URML - 40’ Detached Townhome Lots (4,000 sf)
6 Open Space Areas ±258.4 ac
±22.7 ac | 4.65 units / ac | ±105 units
Pond / Waterway Areas ±85.3 ac
Floodplain / Wetland Areas ±89.2 ac
URM - Two Story Attached Row Townhomes
7
Gross Density (units / ac) ±1.70
±27.7 ac | 7.60 units / ac | ±210 units
1,370 units / 805.2 ac
Net Density (units / ac) ±4.00
URM - Three Story Attached Row Townhomes
8
Woodland Creek 1,370 units / 342.3 ac
±18.5 ac | 9.45 units / ac | ±175 units
Wetland Restoration
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N