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Andover Planning and Zoning Commission
MeetingAgenda
September 9, 2025
Andover City Hall
Council Chambers
7:00 p.m.
1.Call to Order
2.Pledge of Allegiance
3.Approval of Minutes –August 26, 2025, Regular Meeting
4.Public Hearing: Consider a Conditional Use Permit to allow for an expansion of a religious
st
institution at 1657 161Ave NW; PID 15-32-24-14-0001–Applicant: Kinghorn
Construction on behalf of Transform Church.
5.Public Hearing: Consider a Conditional Use Permit to allow a religious institution at 3155
Bunker Lake Blvd NW; PID 33-32-24-23-0003–Applicant: Kinghorn Construction on
behalf of Meadow Creek Church.
6.Public Hearing: Consider a Comprehensive Plan Amendment to adjust the Sewer Staging
Map from 2031-2035 to 2020-2025 for the property at 3155 Bunker Lake Blvd NW; PID 33-
32-24-23-0003–Applicant: Kinghorn Construction on behalf of Meadow Creek Church.
7.Public Hearing: Consider a Preliminary Plat for Hartmans Meadows, a 12 lot single-family
residential subdivision to be located at the unaddressed property at 16xxx Ward Lake Drive
NW; PID 11-32-24-41-0003 –Applicant: SW Wold Construction Inc.
8.Other Business
9.Adjournment
STAFF REPORT
Agenda Item #3
TO: Planning and Zoning Commissioners
FROM: Peter Hellegers, City Planner
SUBJECT:Approval of Minutes
DATE: September 9, 2025
REQUEST
The Planning & Zoning Commission is requested to approve the August 26, 2025, regular
meeting minutes.
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2
3
4
5
6
7
8 PLANNING AND ZONING COMMISSION MEETING –AUGUST 26, 2025
9
10 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was
11 called to order by Chairperson Loehleinon August 26, 2025, 7:00 p.m., at the Andover
12 City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
13
14 Commissioners present:Chairperson Nick Loehlein, Commissioners Scott Hudson,
15 Chuck Naughton, Jonathan Weinhold, and Ryan Winge.
16
17 Commissioners absent: Commissioner Roger Grout
18
19 Also present: City Planner Peter Hellegers and Associate Planner AidanBreen.
20
21
22 PLEDGE OF ALLEGIANCE
23
24 APPROVAL OF MINUTES – August 12, 2025, Regular Meeting
25
26 Commissioner Weinhold noted he had voiced a concern about whether it would be
27 injurious to the surrounding area, instead of Commissioner Winge on page six, lines 43-
28 45.
29
30 Motion. The Chair assumed a motion to approve August 12, 2025, Andover Planning and
31 Zoning Commission Regular Meeting Minutes as amended. The Motion passed on
32 unanimous consent.
33
34
35 PUBLIC HEARING: Consider Rezoning for Boulder Prairie Estates – 888 Crosstown
36 Blvd NW and 15540 Prairie Rd NW; PID#23-32-24-11-0007 and 23-32-24-11-0002 –
37 Boulder Contracting, LLC (Applicant)
38
39 Assistant City Planner Breen reviewed Boulder Contracting has requested to rezone two
40 properties located at 888 Crosstown Blvd NW (PID#23-32-24-11-0007) and 15540 Prairie
41 Rd NW (PID#23-3-24-11-0002) from R-1: Single Family Rural Residential to R-4: Single
42 Family Urban Residential.
43
44 Boulder Contracting has submitted a Preliminary Plat application for a development titled
45 Boulder Prairie Estates. Mr. Breen indicated the location of the sites on a map. The subject
46 properties are within the MUSA. The 2018 Comprehensive Plan Update guides the subject
47 properties as Transitional Residential. The Comprehensive Plan designates Transitional
Regular Andover Planning and Zoning Commission Meeting
Minutes – August 26, 2025
Page 2
1 Residential areas as Rural Residential areas that must follow Urban Residential guidelines
2 when they are subdivided. The rezoning request is consistent with the Transitional
3 Residential guidelines and Sewer Staging map from the 2018 Comprehensive Plan.
4
5 Times and conditions have changed due to the applicant’s proposal for a residential
6 subdivision, requiring a rezoning to urban residential guidelines under the 2018
7 Comprehensive Plan Update. City sewer and water were also recently extended to the
8 subject property at 888 Crosstown Blvd NW.
9
10 The Planning & Zoning Commission is requested to hold a public hearing and make a
11 recommendation to the City Council regarding the rezoning request. Also provided for
12 Commission consideration were a Draft Resolution of Approval, a Draft Resolution of
13 Denial, Exhibit A – Legal Descriptions, and a Site Location Map. This will go before the
14 City Council on September 2, 2025.
15
16 Chair Loehlein opened the public hearing at 7:08 p.m.
17
18 Mr. David Fransen, 15527 Prairie Road, asked what would be done about the speed limit
19 on Prairie Road. It needs to be slowed down. The plan is to put a passing lane right in
20 front of his mailbox. Currently, the shoulder is used for walking. He does not feel a
21 passing lane is needed.
22
23 Chair Loehlein closed the public hearing at 7:11 p.m.
24
25 Associate Planner Breen stated the turn improvements were called for by a traffic study.
26 There was a traffic study provided in the sketch plan phase. The speed limit has not yet
27 been discussed with the City's engineering department. The bypass lane is in the right-of-
28 way. If Mr. Fransen has further questions, he can speak with City Engineering.
29
30 Commissioner Winge stated at the last meeting that he agreed with Mr. Fransen, and he
31 does not feel the passing lane should be put on the right-of-way in that direction, and it
32 should be directed towards the property. He asked the Staff to comment on the process of
33 properties being selected for potential rezoning. Mr. Breen stated that this property is
34 guided as Transitional Residential and since it is within the MUSA, the property is
35 expected to be developed at a higher density. City Planner Hellegers stated that all ofthe
36 area within the MUSA goes through that same process and as it is subdivided it would
37 also be rezoned to follow the comprehensive plan and corresponding zoning. If there were
38 a change to the MUSA area it would have to go through Met Council.
39
40 Commissioner Winge noted this has been in the plan for a period of time. Mr. Breen stated
41 that we are updating the Comprehensive Plan, and there will be opportunities for public
42 input. Commissioner Winge asked if the City had its own water treatment plant, would the
43 Met Council still have control over our Comprehensive Plan and guidance, or would the
44 City have more freedom? Mr. Breen stated that if we were entirely responsible for our
45 utilities, the City would be able to reduce MUSA at that point.
Regular Andover Planning and Zoning Commission Meeting
Minutes – August 26, 2025
Page 3
1
2 Commissioner Winge stated he does not love the layout of the neighborhood. He cannot
3 make a reasonable objection based on the Comprehensive Plan and the guidance the
4 Commission is given. He does not feel it fits well with the abutting properties.
5
6 Commissioner Weinhold recognized Mr. Fransen for coming to the meetings. He is
7 disturbed by the lack of follow-through on his concerns. He has not been given adequate
8 answers.
9
10 Motion by Commissioner Hudson, seconded by Commissioner Weinhold, to recommend
11 that the City Council approve the Rezoning for Boulder Prairie Estates – 888 Crosstown
12 Blvd NW and 15540 Prairie Rd NW: PID#23-32-24-11-0007 and 23-32-24-11-0002 –
13 Boulder Contracting, LLC (Applicant). Motion carried on a 5-aye vote.
14
15
16 OTHER BUSINESS.
17
18 Mr. Hellegers stated that the Planning Commission previously heard requests for a
nd,
19 Conditional Use Permit and Interim Use Permit for the property on 162and the City
20 Council approved the requests at their last meeting. The variance request for additional
21 signage for Holiday wasalso at the last City Council meeting and wasdenied.
22
23 AT&T is expected to install the antennasat the water tower by the Fall of 2025.
24
25 The public is asked to provide questions and comments on the draft order for the AUAR,
26 which is on the City’s website, by September 11, 2025.
27
28
29 ADJOURNMENT
30
31 Chair Loehlein adjourned the meeting at 7:30 p.m.
32
33
34 Respectfully Submitted,
35
36
37 Debbie Wolfe, Recording Secretary
38 TimeSaver Off Site Secretarial, Inc.
STAFF REPORT
Agenda Item #4
TO: Planning and Zoning Commissioners
CC: Joe Janish, Community Development Director
FROM : Aidan Breen, Associate Planner
SUBJECT:Public Hearing: Consider a Conditional Use Permit to allow for an expansion of
st
a religious institution at 1657 161Ave NW; PID 15-32-24-14-0001 – Applicant:
Kinghorn Construction on behalf of Transform Church.
DATE: September 9, 2025
INTRODUCTION
Kinghorn Construction has applied for a conditional use permit (CUP), on behalf of Transform
Church, to construct a 29,354 square foot expansion to the church building on the property at
st
1657 161Ave NW. The expansion triggers the need for a CUP to ensure minimal impacts to
surrounding properties.
Figure 1- Transform Church Location
BACKGROUND
Kinghorn Construction has applied on behalf of Transform Church for the construction of a new
29,354 square foot expansion to the existing 21,437 square foot church building on 34.3 acres at
st
1657 161Ave NW. The expansion would include a new 800-seat worship area, lobby,
1
classrooms andoffice space. The existing worship area would be repurposed to serve other
functions within the church. The total size of the new structure would be 50,791 square feet.
Figure 2-Site Planwith proposed expansion shown in orangeand added parking facilities in blue.
(Kinghorn Construction via Hakanson Anderson, 7/3/25)
Zoning
The proposed site is zoned R-1: Single Family Rural Residential. Religious uses are allowed
under Conditional Use Permits in all residential districts.
The proposed site isbordered by major roadwaysto the southand east and ruralresidential
st
properties to the north andwest. The neighborhood across 161Ave and Hanson Blvd to the
southeast is zoned R-4: Single Family Urban Residential. All other adjacent parcels are zoned R-
1: Single Family Rural Residential. The proposed building and its parking facilities meet all
setback requirementsfor the zoning district and use.
Screening
Given the location along the roadways and the residential properties on all sides,the City Code
states that the mechanical units will need to be screened from view from those public streets and
residential properties. Screening of mechanical equipment to comply with City Code will be
required through the Commercial Site Plan.
12-14-5-C-1: Screening(Mechanical Equipment):
Rooftop mechanical equipment shall be screened from public streets and residential
properties with a cornice, parapet, or other architectural feature to the fullest extent
possible. Any remaining protrusions of rooftop equipment above these features shall be
painted to match the principal structure.
Parking
The proposed expansion would require a total of 267 parking spaces per guidelines for an 800
seat assembly hall in City Code 12-14-8-G. The applicant recently expanded their parking area in
2024, and 30 stalls(2 van accessible)are proposed with the expansion, totaling 287 stalls (10 van
accessible).
2
Access
Access points will not change from the existing conditions.
Lighting
Photometric plans meet Andover City Code. The detail sheets provided for lighting fixtures
indicate that glare will not be shed onto surrounding properties.
Review Criteria
The applicant has provided the attached narrative letter to address the criteria for evaluating
Conditional Use Permit requests established in Andover City Code 12-14-6-B. That section of
code states:
1. In granting a Conditional Use Permit, the City Council shall consider the advice and
recommendation of the Planning and Zoning Commission and:
a. The effect of the proposed use upon the health, safety, morals, and general
welfare of occupants of surrounding lands.
b. Existing and anticipated traffic conditions, including parking facilities on adjacent
streets and land.
c. The effect on values of property and scenic views in the surrounding area, and the
effect of the proposed use on the Comprehensive Plan.
In response, the applicant states:
To accommodate the increased usage, additional parking spaces are planned. With a new
parking lot that was added in 2024 and the parking included in this development plan, we do not
anticipate any need for on-street parking. All lighting for the new addition will comply fully with
the City of Andover’s lighting ordinance, ensuring minimal impact to surrounding properties.
We believe this proposed development will not adversely affect the health, safety, morals, or
general welfare of nearby residents. Instead, it will serve to enrich the community by providing
improved facilities for worship, fellowship, and outreach in a thoughtfully designed and
responsibly executed manner.
The full applicant narrative is attached.
BUDGET IMPACT
None.
ACTION REQUESTED
The Planning Commission is requested to hold a public hearing and make a recommendation to
the City Council on the conditional use permit amendment request.
Attachment(s): Draft Resolution of Approval
Draft Resolution of Denial
Applicant CUP Narrative
Civil Plan Set
3
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RESOLUTION NO. RXXX-25
A RESOLUTION APPROVING THE CONDITIONAL USE PERMIT REQUEST for the
st
expansion of a religious institution on the property at 1657 161Ave NW and legally described
as:
SE1/4 OF NE1/4 SEC 15 TWP 32 RGE 24; EX RD; SUBJ TO EASE OF REC
WHEREAS, Kinghorn Construction has requested a conditional use permit on behalf of
Transform Church for a religious institution on the subject property; and,
WHEREAS, the Planning and Zoning Commission held a Public Hearing on September 9, 2025,
pursuant to the requirements of City Code 12-15-3, pertaining to the public hearing process; and,
WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined
that said request meets the criteria of City Code 12-15-7-B pertaining to Conditional Use
Permits; and,
WHEREAS, the Planning and Zoning Commission finds the request would not have a
detrimental effect on the health, safety, and general welfare of the City of Andover and
recommends to the City Council approval of the Conditional Use Permit;
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
agrees with the recommendation of the Planning and Zoning Commission and approves the
Conditional Use Permit Amendment for expansion of , subject to the following conditions:
1) The applicant shall complete a commercial site plan review process with the City in
compliance with City Code 12-15-4. The proposed building shall comply with the
commercial site plan once approved. All comments from Andover city staff regarding
the Commercial Site Plan must be resolved.
2) The applicant, or their successors or assigns, shall be responsible for obtaining the
required permits from the City of Andover prior to construction of the facilities.
3) All other permits shall be obtained from any agency that may have an interest in the
site including but not limited to Lower Rum River Watershed Management
Organization, Building Department, Fire Department, Health Department, etc.
4) The Conditional Use Permit shall be subject to a time limit for implementation within
twelve (12) months after approval, or the permit will be null and void, as per City
Code 12-15-7D.
4
th
Adopted by the City Council of the City of Andover on this 16day of September 2025.
CITY OF ANDOVER
Attest: ________________________________
Jamie Barthel – Mayor
_______________________________
Michelle Hartner – City Clerk
5
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RESOLUTION NO. RXXX-25
A RESOLUTION DENYING THE CONDITIONAL USE PERMIT REQUEST for the
st
expansion of a religious institution on the property at 1657 161Ave NW and legally described
as:
SE1/4 OF NE1/4 SEC 15 TWP 32 RGE 24; EX RD; SUBJ TO EASE OF REC
WHEREAS, Kinghorn Construction has requested a conditional use permit amendment on
behalf of Transform Church for a religious institution on the subject property; and,
WHEREAS, the Planning and Zoning Commission held a Public Hearing on September 9, 2025,
pursuant to the requirements of City Code 12-15-3, pertaining to the public hearing process; and,
WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined
that said request does not meet the criteria of City Code 12-15-7-B pertaining to Conditional
Use Permits; and,
WHEREAS, the Planning and Zoning Commission finds the request would not have a
detrimental effect on the health, safety, and general welfare of the City of Andover and
recommends to the City Council denial of the Conditional Use Permit; and,
WHEREAS, the City Council of the City of Andover, based on the materials provided and the
recommendation of the Planning and Zoning, agrees with said recommendation;
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
denies the conditional use permit for the following reasons:
1. XX
2. XX
3. XX
th
Adopted by the City Council of the City of Andover on this 16 day of September 2025.
CITY OF ANDOVER
Attest: ________________________________
Jamie Barthel –Mayor
_______________________________
Michelle Hartner –City Clerk
6
Conditional Use Permit Narrative – Transform Church Addition
To: City of Andover Planning Department
Transform Church respectfully submits this request for a Conditional Use Permit to allow
for a building addition to its existing church facility.
The proposed addition will include an 800-seat worship center, a spacious lobby and café
area, classrooms, and office space to better serve the needs of our growing congregation
and community. The expansion will be constructed on the east, north, and west sides of the
current structure.
As part of this project, we will also be re-siding the existing building to ensure that the
addition and original facility are visually cohesive and architecturally integrated. The
overall design will enhance the aesthetic quality of the property and reflect our
commitment to being a welcoming and positive presence in the community.
To accommodate the increased usage, additional parking spaces are planned. With a new
parking lot that was added in 2024 and the parking included in this development plan, we
do not anticipate any need for on-street parking. All lighting for the new addition will
comply fully with the City of Andover’s lighting ordinance, ensuring minimal impact to
surrounding properties.
We believe this proposed development will not adversely affect the health, safety, morals, or
general welfare of nearby residents. Instead, it will serve to enrich the community by
providing improved facilities for worship, fellowship, and outreach in a thoughtfully
designed and responsibly executed manner.
Thank you for your consideration of this application. We are confident this addition
represents a positive and well-planned enhancement to the Transform Church campus and
surrounding area.
STAFF REPORT
Agenda Item #5
TO: Planning and Zoning Commissioners
CC: Joe Janish, Community Development Director
FROM : Aidan Breen, Associate Planner
SUBJECT:Public Hearing: Consider a Conditional Use Permit to allow a religious
institution at 3155 Bunker Lake Blvd NW; PID 33-32-24-23-0003 – Applicant:
Kinghorn Construction on behalf of Meadow Creek Church.
DATE: September 9, 2025
INTRODUCTION
Kinghorn Construction has applied for a conditional use permit (CUP), on behalf of Meadow
Creek Church, to construct a new church building on the property at 3155 Bunker Lake Blvd
NW. The church will replace the home currently on the property, and the lot lines will be
adjusted to expand the property to the east.
BACKGROUND
Kinghorn Construction has applied on behalf of Meadow Creek Church for the construction of a
new 28,000 square foot church building on 4.87 acres at 3155 Bunker Lake Blvd NW. The
property at this address will be expanded from its current footprint via a Lot Line Adjustment,
which has been submitted for administrative review. Legacy Christian Academy had previously
purchased the existing home at the property and will be transferring the property to Meadow
Creek Church as a part of the development. Legacy will take over the current Meadow Creek
Church structure after the church has moved to the new building.
Figure 1- Site Location
1
Figure 2-Site Plan (Kinghorn Construction via Hakanson Anderson, 7/28/25)
Zoning
The proposed church site is within the Metropolitan Utility Service Area (MUSA) and is zoned
R-4: Single Family Urban Residential. A religious institution is allowed by Conditional Use
Permit in all residential zones.
The site would be bordered by a major roadway to the south, a residential neighborhood to the
west, and by a school property to the north and east. The subject property and the properties to
the north and eastare zoned R-4: Single Family Urban Residentialwhile the properties to the
westare zoned M-1 -Multiple Dwelling MediumDensity. The properties to the southacross
BunkerLake Boulevard are also zoned R-4: Single Family Urban Residential. The southeast
corner of the site also falls within the Crooked Lake Shoreland overlay district.
The proposed building and its parking facilities meet all setback requirementsfor the zoning and
overlay districts.The construction of a stormwater pond in the southeast corner reduces the
overall impervious area in the Shoreland district from 52,931 square feet to 39,540 square feet.
Screening
Given the location along the roadways and the residential properties on all sides,the City Code
states that the mechanical units will need to be screened from view from those public streets and
residential properties. Screening of mechanical equipment to comply with City Code will be
required through the Commercial Site Plan.
12-14-5-C-1: Screening (Mechanical Equipment):
Rooftop mechanical equipment shall be screened from public streets and residential
properties with a cornice, parapet, or other architectural feature to the fullest extent
possible. Any remaining protrusions of rooftop equipment above these features shall be
painted to match the principal structure.
Parking
The proposed building would include the construction of a 170 stall parking lot (including 6 van
accessible stalls), largely in the same location of the existing parking lot on the adjacent lot that
2
is currently used by staff of Legacy Christian Academy. This exceeds the 167 stalls required for
a 500-seat religious institution by city code. There is a proposed drop-off/pick-up driveway past
the front doors of the church.
The applicant is also proposing a temporary gravel parking lot to be installed to the north of the
sitefor use during construction. Current parking agreements require school staff to park in the lot
that will be affected by this construction; parking spaces closer to the existing buildings are
reserved for school families and Meadow Creek Church staff and attendees. The proposed
temporary lot would provide a parking location for school staff during construction. After
construction is completed, the temporary parking lots would be removedand the area restored,
school staff would park in the existing Meadow Creek Church lot, and Meadow Creek Church
staff and attendees would park in the newly constructed parking lot.
Figure 3-Proposed Temporary Parking Lot
There is no proposed shared parking agreement between Meadow Creek Church and Legacy
Christian Academy once construction is completed.
Access
There are two access pointsproposed for the site: the existing driveway to the east of the site,
and a new right-in turn lane directly off Bunker Lake Blvd NW. The applicant has been in
contact with Anoka County Highway Department regarding the proposed changes. A cross
access easement will be required to allow the proposed building to utilize the drive lane on the
property to the east.
Lighting
Photometric plans meet Andover City Code. The detail sheets provided for lighting fixtures
indicate that glare will not be shed onto surrounding properties.
3
Review Criteria
The applicant has provided the attached narrative letter to address the criteria for evaluating
Conditional Use Permit requests established in Andover City Code 12-14-6-B. That section of
code states:
1. In granting a Conditional Use Permit, the City Council shall consider the advice and
recommendation of the Planning and Zoning Commission and:
a. The effect of the proposed use upon the health, safety, morals, and general
welfare of occupants of surrounding lands.
b. Existing and anticipated traffic conditions, including parking facilities on adjacent
streets and land.
c. The effect on values of property and scenic views in the surrounding area, and the
effect of the proposed use on the Comprehensive Plan.
In response, the applicant states:
The building has been carefully sited to reduce any impact on adjacent residential areas. The
primary entrance and parking areas are oriented to the east, away from neighboring homes, and
will be screened by the new structure itself. In addition, a landscape buffer will be installed
along the western edge of the property to provide further visual and acoustic screening.
We believe this project will not adversely affect the health, safety, morals, or general welfare of
surrounding properties. The church will continue to be a positive neighbor and community
member, and this new development is designed with sensitivity to the surrounding land use and
aesthetics.
Adequate on-site parking will be provided for all services and events. There is no intention or
expectation of parking on adjacent residential streets.
We believe this project will enhance the scenic character of the area. The new facility will
incorporate high-quality architectural and landscape design, improving the visual appeal of the
site while maintaining harmony with its natural and developed surroundings.
The full applicant narrative is attached.
BUDGET IMPACT
Slight decrease in tax revenue from replacing one home with a religious institution.
ACTION REQUESTED
The Planning Commission is requested to hold a public hearing and make a recommendation to
the City Council on the conditional use permit amendment request.
Attachment(s): Draft Resolution of Approval
Draft Resolution of Denial
Applicant CUP Narrative
Civil Plan Set
4
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RESOLUTION NO. RXXX-25
A RESOLUTION APPROVING THE CONDITIONAL USE PERMIT REQUEST for a
religious institution on the property at 3155 Bunker Lake Blvd NW and legally described as:
That part of the Southwest Quarter of the Northwest Quarter of Section 33, Township 32, Range
24, Anoka County, Minnesota described as follows: Beginning at the intersection of the north
line of the South 60.00 feet of said Southwest Quarter of the Northwest Quarter and the west line
of said Southwest Quarter of the Northwest Quarter; thence North 89 degrees 37 minutes 32
seconds East assumed bearing along said north line of the South 60.00 feet of the Southwest
Quarter of the Northwest Quarter a distance of 611.00 feet; thence North 00 degrees 22 minutes
28 seconds West a distance of 195.77 feet; thence North 37 degrees 28 minutes 54 seconds West
a distance of 74.18 feet; thence North 00 degrees 22 minutes 28 seconds West a distance of
35.10 feet; thence North 66 degrees 05 minutes 44 seconds West a distance of 18.40 feet; thence
South 89 degrees 37 minutes 32 seconds West a distance of 92.30 feet; thence North 00 degrees
45 minutes 25 seconds East a distance of 76.99 feet; thence South 89 degrees 37 minutes 32
seconds West a distance of 450.82 feet to said west line of the Southwest Quarter of the
Northwest Quarter; thence South 00 degrees 49 minutes 46 seconds West along said west line of
the Southwest Quarter of the Northwest Quarter a distance of 374.66 feet to said to the point of
beginning.
WHEREAS, Kinghorn Construction has requested a conditional use permit on behalf of Meadow
Creek Church for a religious institution on the subject property; and,
WHEREAS, the Planning and Zoning Commission held a Public Hearing on September 9, 2025,
pursuant to the requirements of City Code 12-15-3, pertaining to the public hearing process; and,
WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined
that said request meets the criteria of City Code 12-15-7-B pertaining to Conditional Use
Permits; and,
WHEREAS, the Planning and Zoning Commission finds the request would not have a
detrimental effect on the health, safety, and general welfare of the City of Andover and
recommends to the City Council approval of the Conditional Use Permit;
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
agrees with the recommendation of the Planning and Zoning Commission and approves the
Conditional Use Permit Amendment, subject to the following conditions:
1) The approval of the Conditional Use Permit is contingent upon approval of the lot
line adjustment application that was received by city staff whichmatches the
proposed property boundaries described in the Conditional Use Permit plan set. The
lot line adjustment will be administratively reviewed and approved if it meets
Andover City Code.
5
2) The applicant shall complete a commercial site plan review process with the City in
compliance with City Code 12-15-4. The proposed building shall comply with the
commercial site plan once approved. All comments from Andover city staff regarding
the Commercial Site Plan must be resolved.
3) The applicant, or their successors or assigns, shall be responsible for obtaining the
required permits from the City of Andover prior to construction of the facilities.
4) All other permits shall be obtained from any agency that may have an interest in the
site including but not limited to Coon Creek Watershed District, Organization,
Building Department, Fire Department, Health Department, etc.
5) The Conditional Use Permit shall be subject to a time limit for implementation within
twelve (12) months after approval, or the permit will be null and void, as per City
Code 12-15-7D.
th
Adopted by the City Council of the City of Andover on this 16 day of September 2025.
CITY OF ANDOVER
Attest: ________________________________
Jamie Barthel – Mayor
_______________________________
Michelle Hartner – City Clerk
6
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RESOLUTION NO. RXXX-25
A RESOLUTION DENYING THE CONDITIONAL USE PERMIT REQUEST for a religious
institution on the property at 3155 Bunker Lake Blvd NW and legally described as:
That part of the Southwest Quarter of the Northwest Quarter of Section 33, Township 32, Range
24, Anoka County, Minnesota described as follows: Beginning at the intersection of the north
line of the South 60.00 feet of said Southwest Quarter of the Northwest Quarter and the west line
of said Southwest Quarter of the Northwest Quarter; thence North 89 degrees 37 minutes 32
seconds East assumed bearing along said north line of the South 60.00 feet of the Southwest
Quarter of the Northwest Quarter a distance of 611.00 feet; thence North 00 degrees 22 minutes
28 seconds West a distance of 195.77 feet; thence North 37 degrees 28 minutes 54 seconds West
a distance of 74.18 feet; thence North 00 degrees 22 minutes 28 seconds West a distance of
35.10 feet; thence North 66 degrees 05 minutes 44 seconds West a distance of 18.40 feet; thence
South 89 degrees 37 minutes 32 seconds West a distance of 92.30 feet; thence North 00 degrees
45 minutes 25 seconds East a distance of 76.99 feet; thence South 89 degrees 37 minutes 32
seconds West a distance of 450.82 feet to said west line of the Southwest Quarter of the
Northwest Quarter; thence South 00 degrees 49 minutes 46 seconds West along said west line of
the Southwest Quarter of the Northwest Quarter a distance of 374.66 feet to said to the point of
beginning.
WHEREAS, Kinghorn Construction has requested a conditional use permit amendment on
behalf of Meadow CreekChurch for a religious institution on the subject property; and,
WHEREAS, the Planning and Zoning Commission held a Public Hearing on September 9, 2025,
pursuant to the requirements of City Code 12-15-3, pertaining to the public hearing process; and,
WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined
that said request does not meet the criteria of City Code 12-15-7-B pertaining to Conditional
Use Permits;and,
WHEREAS, the Planning and Zoning Commission finds the request would have a detrimental
effect on the health, safety, and general welfare of the City of Andover and recommends to the
City Council denial of the Conditional Use Permit; and,
WHEREAS, the City Council of the City of Andover, based on the materials provided and the
recommendation of the Planning and Zoning, agrees with said recommendation;
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
denies the conditional use permit; for the following reasons:
1. XX
2. XX
3. XX
7
th
Adopted by the City Council of the City of Andover on this 16day of September 2025.
CITY OF ANDOVER
Attest: ________________________________
Jamie Barthel – Mayor
_______________________________
Michelle Hartner – City Clerk
8
Conditional Use Permit Narrative – Meadow Creek Church
Redevelopment
To: City of Andover Planning Department
Meadow Creek Church respectfully submits this request for a Conditional Use Permit to
allow for the construction of a new church facility on a portion of its existing property.
The proposed project will encompass approximately 1.65 acres currently occupied by a
single-family home located at the southwest corner of our campus. In addition, the project
will extend eastward approximately 3.3 acres into the existing parking lot area. This
redevelopment is being pursued as part of a broader transition, in which Meadow Creek
Church is selling its existing facility to Legacy Christian Academy and constructing a new,
purpose-built space to continue serving its congregation.
The new facility will include:
- A worship center with approximately 500 seats
- Administrative offices
- A small gymnasium
- Classrooms for ministry use
The building has been carefully sited to reduce any impact on adjacent residential areas.
The primary entrance and parking areas are oriented to the east, away from neighboring
homes, and will be screened by the new structure itself. In addition, a landscape buffer will
be installed along the western edge of the property to provide further visual and acoustic
screening.
We believe this project will not adversely affect the health, safety, morals, or general
welfare of surrounding properties. The church will continue to be a positive neighbor and
community member, and this new development is designed with sensitivity to the
surrounding land use and aesthetics.
Adequate on-site parking will be provided for all services and events. There is no intention
or expectation of parking on adjacent residential streets.
We believe this project will enhance the scenic character of the area. The new facility will
incorporate high-quality architectural and landscape design, improving the visual appeal of
the site while maintaining harmony with its natural and developed surroundings.
We are also looking for approval to install a temporary parking lot to the North of the
existing parking lot. This is needed as construction activity will take over the current lot for
the duration of the project. The temporary lot will be graveled with perimeter erosion
control. We plan to have the temporary lot removed prior to a final inspection on the new
facility.
Narrative Cont.
Finally, we are applying for a Comprehensive Plan Amendment to amend the Sewer Staging
Map as required to develop this property prior to the year 2031.
Thank you for your consideration of this application. We are confident that this proposed
use aligns with the intent and standards of the zoning ordinance and will contribute
positively to the community.
STAFF REPORT
Agenda Item #6
TO: Planning and Zoning Commissioners
CC: Joe Janish, Community Development Director
FROM : Aidan Breen, Associate Planner
SUBJECT:Public Hearing: Consider a Comprehensive Plan Amendment for Sewer Staging
at 3155 Bunker Lake Blvd NW; PID 33-32-24-23-0003 – Applicant: Kinghorn
Construction on behalf of Meadow Creek Church.
DATE: September 9, 2025
INTRODUCTION
Kinghorn Construction has applied to construct a new church building for Meadow Creek
Church at 3155 Bunker Lake Boulevard. Since this property is developing before its current
predicted time window of 2031-2035 on the Sewer Staging Map, a Comprehensive Plan
Amendment is required.
BACKGROUND
Kinghorn Construction has submitted an application on behalf of Meadow Creek Church for the
construction of a new 28,000 square foot church building on 4.87 acres at 3155 Bunker Lake
Blvd NW. The property at this address will be expanded from its current footprint via a Lot Line
Adjustment, which has been submitted for administrative review.
Figure 1- Site Plan dated 7/28/25 (Kinghorn Construction via Hakanson Anderson)
1
The proposed church site is within the Metropolitan Utility Service Area (MUSA) and is zoned
R-4: Single Family Urban Residential. The existing home at 3155 Bunker Lake Boulevard
recently went on the market for sale and was purchased by Legacy Christian Academy, who will
be transferring it to Meadow Creek Church and taking over the existing church building.
Current Sewer Stage Plan MapProposed Sewer Stage Plan Map
Next Steps
If the City Council approves the Comprehensive Plan Amendment, it will be forwarded to the
Metropolitan Council for review and authorization prior to final adoption by the City Council as
part of a future consent agenda.
BUDGET IMPACT
None.
ACTION REQUESTED
The Planning & Zoning Commission is requested to hold a public hearing on the Comprehensive
Plan Amendment request and make a recommendation to the City Council.
Attachment(s):Draft Resolution of Approval
Draft Resolution of Denial
Sewer Staging Plan Map -Current
2
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RESOLUTION NO. RXXX-25
A RESOLUTION APPROVING THE CONDITIONAL USE PERMIT REQUEST for a
religious institution on the property at 3155 Bunker Lake Blvd NW and legally described as:
That part of the Southwest Quarter of the Northwest Quarter of Section 33, Township 32, Range
24, Anoka County, Minnesota described as follows: Beginning at the intersection of the north
line of the South 60.00 feet of said Southwest Quarter of the Northwest Quarter and the west line
of said Southwest Quarter of the Northwest Quarter; thence North 89 degrees 37 minutes 32
seconds East assumed bearing along said north line of the South 60.00 feet of the Southwest
Quarter of the Northwest Quarter a distance of 611.00 feet; thence North 00 degrees 22 minutes
28 seconds West a distance of 195.77 feet; thence North 37 degrees 28 minutes 54 seconds West
a distance of 74.18 feet; thence North 00 degrees 22 minutes 28 seconds West a distance of
35.10 feet; thence North 66 degrees 05 minutes 44 seconds West a distance of 18.40 feet; thence
South 89 degrees 37 minutes 32 seconds West a distance of 92.30 feet; thence North 00 degrees
45 minutes 25 seconds East a distance of 76.99 feet; thence South 89 degrees 37 minutes 32
seconds West a distance of 450.82 feet to said west line of the Southwest Quarter of the
Northwest Quarter; thence South 00 degrees 49 minutes 46 seconds West along said west line of
the Southwest Quarter of the Northwest Quarter a distance of 374.66 feet to said to the point of
beginning.
WHEREAS, Kinghorn Construction. has requested a Comprehensive Plan Amendment on behalf
of Meadow Creek Church to adjust the Sewer Staging Plan Map for the subject property; and,
WHEREAS, the applicant proposes to change the subject property be changed from the 2031-
2035 growth stage to the 2020-2025 growth stage on the Sewer Staging Plan Map; and,
WHEREAS, the Metropolitan Council has indicated that the City of Andover cannot connect the
property to municipal sewer services unless the Sewer Staging Plan Map is amended; and,
WHEREAS, the Planning and Zoning Commission held a Public Hearing on September 9, 2025,
pursuant to the requirements of City Code 12-15-3, pertaining to the public hearing process; and,
WHEREAS, the Planning and Zoning Commission recommends approval of the
Comprehensive Plan Amendment to the Andover City Council; and,
WHEREAS, the Andover City Council agrees with the recommendation of the Planning and
Zoning Commission;
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
approves the Comprehensive Plan Amendment, subject to review by the Metropolitan Council.
3
th
Adopted by the City Council of the City of Andover on this 16 day of September 2025.
CITY OF ANDOVER
Attest: ________________________________
Jamie Barthel – Mayor
_______________________________
Michelle Hartner – City Clerk
4
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RESOLUTION NO. RXXX-25
A RESOLUTION DENYING THE CONDITIONAL USE PERMIT REQUEST for a religious
institution on the property at 3155 Bunker Lake Blvd NW and legally described as:
That part of the Southwest Quarter of the Northwest Quarter of Section 33, Township 32, Range
24, Anoka County, Minnesota described as follows: Beginning at the intersection of the north
line of the South 60.00 feet of said Southwest Quarter of the Northwest Quarter and the west line
of said Southwest Quarter of the Northwest Quarter; thence North 89 degrees 37 minutes 32
seconds East assumed bearing along said north line of the South 60.00 feet of the Southwest
Quarter of the Northwest Quarter a distance of 611.00 feet; thence North 00 degrees 22 minutes
28 seconds West a distance of 195.77 feet; thence North 37 degrees 28 minutes 54 seconds West
a distance of 74.18 feet; thence North 00 degrees 22 minutes 28 seconds West a distance of
35.10 feet; thence North 66 degrees 05 minutes 44 seconds West a distance of 18.40 feet; thence
South 89 degrees 37 minutes 32 seconds West a distance of 92.30 feet; thence North 00 degrees
45 minutes 25 seconds East a distance of 76.99 feet; thence South 89 degrees 37 minutes 32
seconds West a distance of 450.82 feet to said west line of the Southwest Quarter of the
Northwest Quarter; thence South 00 degrees 49 minutes 46 seconds West along said west line of
the Southwest Quarter of the Northwest Quarter a distance of 374.66 feet to said to the point of
beginning.
WHEREAS, Kinghorn Construction. has requested a Comprehensive Plan Amendment on behalf
of Meadow Creek Church to adjust the Sewer Staging Plan Map for the subject property; and,
WHEREAS, the applicant proposes to change the subject property be changed from the 2031-
2035 growth stage to the 2020-2025 growth stage on the Sewer Staging Plan Map; and,
WHEREAS, the Metropolitan Council has indicated that the City of Andover cannot connect the
property to municipal sewer services unless the Sewer Staging Plan Map is amended; and,
WHEREAS, the Planning and Zoning Commission held a Public Hearing on September 9, 2025,
pursuant to the requirements of City Code 12-15-3, pertaining to the public hearing process; and,
WHEREAS, the Planning and Zoning Commission recommends denial of the Comprehensive
Plan Amendment to the Andover City Council; and,
WHEREAS, the Andover City Council agrees with the recommendation of the Planning and
Zoning Commission;
5
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
denies the Comprehensive Plan Amendment; for the following reasons:
1. XX
2. XX
3. XX
th
Adopted by the City Council of the City of Andover on this 16day of September 2025.
CITY OF ANDOVER
Attest: ________________________________
Jamie Barthel – Mayor
_______________________________
Michelle Hartner – City Clerk
6
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1
STAFF REPORT
Agenda Item #7
TO: Planning and Zoning Commissioners
FROM : Joe Janish, Community Development Director
SUBJECT:Public Hearing: Consider a Preliminary Plat forHartmans Meadows, a 12-lot
single-family residential subdivision to be located at the unaddressed property at
16xxx Ward Lake Drive NW; PID 11-32-24-41-0003 – SW Wold Construction
Inc. (Applicant)
DATE: September 9, 2025
INTRODUCTION
The Planning and Zoning Commission is asked to review a Preliminary Plat for Hartman
Meadows, a proposed 12-lot rural subdivision on 35.23 acres. As the proposal is a rural
residential development, a private well and private septic system will be required for each home.
BACKGROUND
Conformance with Local Plans and Ordinances
1.The development site is located outside of the Metropolitan Urban Service Area (MUSA)
boundary.
2.The site is guided in the 2018 Comprehensive Plan as Rural Residential, calling for a
density of 0.00 to 0.4 units per acre. The proposed 12-lot development would meet that
standard with a density of 0.34 units per acre.
Figure 1- Zoning and FLU Maps
3.The applicant received a Conditional Use Permit (CUP) for a Planned Unit Development
(PUD) on April 1, 2025 to allow for a longer block length (due to vacation of right-of-
th
wayfor 167Ave NWtothesouth), allow for a narrower right-of-way within the
development (additional drainage and utility easements willbe provided).
Lots
All 12lots meet the minimum lot width, depth,and area requirements of the R-1zoning district.
Street Access
The development providestwo access points; one at the south end of the development to
Sycamore Street, and the other at the northeastern portion of the development accessing Ward
Lake Drive. The proposed access points are identified as red circles on the following map. Two
homes would have access to Ward Lake Drive NW by new driveways and are shown as orange
circles.The connection to Sycamore Street provides a second access to Deerwood Estates to the
south.
Future development to the north (not proposed) would provide another possible connection point
which is also shown as a red circle (dashed lines).
Figure 2-Hartmans Meadows –Preliminary Plat
2
Block Length
th
With the proposed vacation of 167Avenue NW the block length will be longer than 1,320 feet
thth
(measurement from 166Ave to proposed E/W roadway). Originally, the intent was for 167
Avenue NW to cross the rail tracks to the west. However, as part of Country Oaks North
development process it was determined that this access would not occur. While the vacation of
the ROW would occur as part of the Final Plat process, the vacation would extend the block
length. Extending 167th Avenue NW to Ward Lake Drive would require the removal of many
trees in the area.
Sewer and Water Access
Each of the lots will be served by private well and septic systems. The preliminary platshows
septic drain field locations for each lot (green rectangles). The City Code requires two drain field
locations per lot with a combined area totaling 5,000 square feet per lot.
3
Coordination with other Agencies
The developer and/or owner are responsible to obtain all necessary permits (Minnesota
Department of Natural Resources, U.S. Army Corp of Engineers, CCWD, Minnesota Pollution
Control Agency, and any other agency that may have an interest in the site). Initial contact shall
be made with the City Engineering Department regarding this item.
Tree Preservation/ Trees / Landscaping
There are a significant number of trees at the southeasterly portion of the site that the developer
is proposing to preserve as a wooded buffer (see approximate area in red on the map below).
The trees will provide a buffer between the development and theexisting residencesto the south.
4
Atree protection plan showing trees to be preservedis included on sheet C1.Areas that are
expected to be removed are in red.
City code requires fourtrees to be placed on the property of all new construction homes. Existing
trees may count toward this total if they are preserved.
Stormwater Requirements
The applicant provided their Stormwater plan that identifies two infiltration basins (orange) and
two ponds (red).
5
Park and Trail Dedication – (Park and Recreation Commission)
The Park and Recreation Commission reviewed this site during the Planned Unit Development
process at their November 7, 2024 meeting and recommended cash in lieu of land.
Public Notice
In accordance with City Code, public hearing notice was published in the Anoka County Union
Herald and mailed notice was provided to properties within 700 feet of the site, using GIS data
provided by Anoka County. In addition, a sign had been posted to alert passersby along Ward
Lake Drive.
BUDGET IMPACT
New development places needs on city services, but also provides additional tax base.
ACTION REQUESTED
The Planning and Zoning Commission is asked to hold a public hearing related to the
preliminary plat and to make a recommendation to the City Council.
Attachments: Draft Resolution of Approval
Draft Resolution of Denial
Location Map
Review Comments from August 29, 2025
Preliminary Plat Plan Set
6
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO XXX-25
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF “HARTMANS MEADOWS”
FOR THE PROPERTYLEGALLY DESCRIBED AS:
That part of the Northeast Quarter of the Southeast Quarter of Section 11, Township 32,
Range 24, Anoka County, Minnesota lying easterly of the East right-of-way line of the
Burlington Northern Railroad, as laid out and traveled.
WHEREAS, SW Wold Construction Inc., has requested approval of a preliminary plat for
Hartmans Meadows; and
WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and
WHEREAS, pursuant to published and mailed notice thereof, the Planning Commission has
conducted a public hearing on said plat at the September 9, 2025 Regular Meeting; and
WHEREAS, as a result of such public hearing, the Planning Commission recommends approval
of the preliminary plat to the City Council; and
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
agrees with the recommendation of the Planning and Zoning Commission and approves the
Preliminary Plat of Hartmans Meadows with the following conditions:
1. City of Andover staff comments dated August 29, 2025.
2. The applicant shall be responsible for the cost of construction of all improvements
proposed as a part of the preliminary plat.
3. Prior to final plat recording at Anoka County, a development agreement acceptable to the
City Attorney must be executed by the Developer.
4. Separate documents shall be required for each Vehicle Maintenance Access Area.
5. Separate documents shall be required for each portion of the temporary cul de sac.
6. Applicant shall obtain all necessary permits from appropriate jurisdictions and agencies
in order to develop the property.
7. Applicant shall provide Homeowners Association documents, if any, at time of final plat.
th
8. Applicant shall submit vacation of 167 Avenue NW application at time of final plat.
th
Adopted by the City Council of the City of Andover this 16 day of September 2025.
CITY OF ANDOVER
Attest: ________________________________
Jamie Barthel – Mayor
7
_______________________________
Michelle Hartner – City Clerk
8
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO RXXX-25
A RESOLUTION DENYING THE PRELIMINARY PLAT OF “HARTMANS MEADOWS”
FOR THE PROPERTY LEGALLY DESCRIBED AS:
That part of the Northeast Quarter of the Southeast Quarter of Section 11, Township 32,
Range 24, Anoka County, Minnesota lying easterly of the East right-of-way line of the
Burlington Northern Railroad, as laid out and traveled.
WHEREAS, SW Wold Construction Inc., has requested approval of a preliminary plat for
Hartmans Meadows; and
WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and
WHEREAS, pursuant to published and mailed notice thereof, the Planning Commission has
conducted a public hearing on said plat September 9, 2025 Regular Meeting; and
WHEREAS, as a result of such public hearing, the Planning Commission recommends denial of
the preliminary plat to the City Council; and
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
agrees with the recommendation of the Planning and Zoning Commission and denies the
Preliminary Plat of Boulder Prairie Estates due to the following reasons:
1.
2.
3.
th
Adopted by the City Council of the City of Andover this 16 day of September 2025.
CITY OF ANDOVER
Attest: ________________________________
Jamie Barthel – Mayor
_______________________________
Michelle Hartner – City Clerk
9
Site Location – 16xxx Ward Lake Dr. NW (Parcel ID: 11-32-24-41-0003)
N
Date Created August 28, 2025 Disclaimer: The provider makes no representation or warranties with respect to the reuse of this dataDisclaimer: The provider makes no representation
or warranties with respect to the reuse of this data
10
1685 CROSSTOWN BOULEVARD N.W. ANDOVER, MINNESOTA 55304 (763) 755-5100
FAX (763) 755-8923 WWW.ANDOVERMN.GOV
TO:Joe Janish, Community Development Director
FROM: David Berkowitz, Director of Public Works/City Engineer
Jason Law, Asst. City Engineer
DATE: August 29, 2025
REFERENCE: Hartmans Meadows / Preliminary Plat Review #3
The following comments are regarding Review #3:
1.(Review #1) The developer is responsible for obtaining the necessary permits
from the LRRWMO, DNR, MPCA or any other agency that is interested in the
site. Comment noted, kept for tracking.
2.(Review #1) Provide separate recordable documents for street, drainage and utility
easements for 110’ radius around cul de sac on north end of plat on Sycamore Street
(provide outside of proposed ROW). Not done, separate easement documents are
required for the temporary easements.
3.Preliminary Plat: Revise drainage and utility easements and carry through other
revisions as identified in subsequent comments.
4.Preliminary Plat, C2 and most sheets: There is a line that parallels the right of
way along Sycamore Street on Lots 1 and 2 Block 1. What is this for? Should it
be deleted?
5.Sheet C2: Modify note 1 and delete note 2 of Site Plan notes so they are
applicable to this project. Topsoil depth in note 8 can be adjusted to 4” of topsoil
depth, delete reference to agg lime in same note 8.
6.Sheet C2: in the Site Area Table note 5 add “Up to 100-Year HWL” to the
description.
7.Sheet C2: In the Site Area Table note 10, change “Net Density” to “Gross
Density” which is 0.34 units / acre. Net density calculations are used for projects
within the MUSA.
8.Sheet C2: Change B412 curb and gutter to D412 curb and gutter consistent with
Review #2.
9.Sheet C3: Carry all comments from Sheets C4 & C5 to this sheet.
10.Sheets C3-C5: Revise typical lot detail and call outs in for each lot pad by
changing “LL” to “LFE” which is the standard convention the City used for Low
Floor Elevation.
11
11.Sheet C3: Refer to redlines for revisions to the Lot x Lot Tabulation. Submit an
updated tabulation separate from the plans as well on 8.5x11 paper.
12.Sheet C3: Review General Note 6 so it is consistent with the plans. Also revise
Utility General Note 3 by deleting “sanitary” and “service.”
13. Sheet C3: Correct the overlap of the Lot Tabulation with the plan sheet number.
14. Sheets C4 & C5: Delete Site Area Table from these two plan sheets.
15. Sheets C4 & C5: Add to House Location note “and maximum driveway grade of
8.0% (Typical).”
16. Sheets C4&C5: Update all basin HWL elevations based upon stormwater
comments and model revisions.
17. (Review #2) Sheets C4&C5: Revise D&UE around all basins so they are at or
just above the basin HWL. We would prefer to limit the amount of land
encumbered by D&UE. These were modified somewhat with recent
submittal, but tighten D&UE’s up so they are close to or just above basin
HWL’s.
18. Sheets C4, C5, C14: Add details for the overflows from pretreatment basins for
Basins 2 and 3. Call out bottom width, sideslopes, rip rap type, blanket under the
rip rap, elevations, etc.
19. Sheet C4: The ditches just south of the cul de sac have high points and will not
drain as depicted. Revise contours accordingly.
20. Sheet C4 & C7: Revise the EOF culvert from Basin 2 so the IE out is at the basin
HWL. The City will allow for use of a 12” culvert in this location only to maintain 1’
of cover over the pipe as grades are tight.
21. Sheet C4: It appears the HWL dashed line is at the wrong elevation for a portion
of the area around the south side of Pond 4.
22. Sheet C4: Raise the OCS 108 inlet elevation to 899.0. This will allow for
skimming with this pipe prior to stormwater and floatables entering the OCS.
Revise the pipe grade between FES 107 and OCS 8 accordingly. Verify that this
outlet system matches revised hydrology report.
23. Sheet C5-C7: The outlet design for Basin 3 does not meet the City requirements
of maintaining 1’ of freeboard between the HWL and the edge of roadway
(currently 0.08’ freeboard). To improve this situation, revise the street grades on
Sycamore Street from 0.62% to 0.5% from Stations 9+00 to 12+90. This will
th
move the low point south of 168 Lane further south but more importantly lower
the ditch grade (which is the Basin outlet) by 0.4+/- which in turn will lower the
basin HWL. The culvert under Lot 2, Block 1 is part of the outlet configuration for
Basin 3. Revise hydrology comments regarding this culvert and revise size /
grades / notes accordingly. If the Lot 2 culvert diameter changes then also upsize
the Lot 3 Block 1 culvert to match diameters.
24. Sheet C5: For the Basin 3 EOF in the ditch, add to the EOF note (For Basin 3).
25. Sheets C6 – C8: Carry all comments through from grading plan sheets and refer
to redlined comments in plans.
th
26.Sheets C6 -C7: Label 168 Lane NW and Sycamore Street NW.
27. Sheet C9: Hatch patterns are not consistent between Basins 2 and 3 erosion
control blanket and seeding.
28. Sheet C9: If there is a chance of any construction traffic going south (which we
want to discourage) then a rock construction entrance needs to be installed as
the south end.
12
29.Sheet C12: Revise B412 curb and gutter detail to D412. This more closely
matches the existing bituminous curb south of the plat.
30.Sheet C13: Majority of this plan sheet did not print.
31. Sheet C14: Update Detail 418F and the Typical Pond Detail (delete or X out
orifice references, update table with revised storm sewer elevations, etc.
32. Sheet C15: Carry applicable changes through from previous comments.
33. (Review #1) When the as-built grading plan is approved, a digital copy of the plan
shall be submitted to the City. Noted, kept for tracking purposes.
34. Identify in next submittal letter any changes made to the plans by the engineer or
developer not addressed in this round of comments.
35. Return red lined plan set from this review with the next submittal.
36. Additional comments pending further review.
The following comments are regarding Review #3 of the Stormwater Management
Plan:
1. In the hydrology report update tables in the text to match revised calculations.
2. For Pond IB-2, set the EOF pipe at the basin HWL and it can be changed to 12” if
needed to maintain 1’ of cover on the pipe. To be considered as the EOF, this
culvert should not discharge in a 100-year event.
3. For Pond IB-3: Revise the ditch and culvert elevations based upon previous
comments for revised street grades along Sycamore Street. Revise the culvert
from CPP to either HDPE or RCP. Revise outlet pipe grade with same street
grade revisions. Review if upsizing this culvert will reduce in a lower Basin 3
HWL and if so revise plans accordingly.
4. For Pond WP-4: Include the reverse grade pipe in the outlet routing calculations.
Review comments in redlines regarding routing upstream of the OCS. If the inlet
pipe controls the basin outlet, could upsize to 18” if desired as the downstream
existing storm sewer is 18”. The 60” horizontal overflow can be deleted from the
model as it’s set at the basin HWL and will not have discharge and impact the
HWL.
5. Carry all comments as identified in the proposed 100-year HWL analysis to the
proposed rate control analyses and update stormwater report accordingly.
6. Return red lined copy of Stormwater Report from this review with the next submittal.
7. Additional comments pending further review and plan revisions.
Note: It is a requirement that the Developer respond to each of these items in writing
(get digital copy from City and type responses below original comment)when re-
submitting the revised plat to the City. If you have any questions, feel free to contact
Jason Law, Assistant City Engineer at (763) 767-5130 or David Berkowitz, Director of
Public Works/City Engineer at (763) 767-5133.
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