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HomeMy WebLinkAboutNovember 12, 2025 PLANNING AND ZONING COMMISSION MEETING – NOVEMBER 12, 2025 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Nick Loehlein on November 12, 2025, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Nick Loehlein, Scott Hudson, Jonathan Weinhold, and Roger Grout Commissioners absent: Chuck Naughton and Ryan Winge Also present: Community Development Director Joe Janish City Planner Peter Hellegers Others PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES September 9, 2025, Regular Meeting Minutes Motion: Chair Loehlein assumed a motion to approve the September 9, 2025, Andover Planning and Zoning Commission Regular Meeting Minutes as presented. Motion carried by unanimous consent. PUBLIC HEARING: Consider a Conditional Use Permit for a drive-thru/drive-up lane for the property at 13879 Round Lake Boulevard, also identified as Lot 1, Block 1, DOWNTOWN CENTER, (PID#: 32-32-24-13-0078), Hakanson Anderson, 3601 Thurston Avenue, Anoka, MN 55303 (Applicants). The Planning & Zoning Commission is requested to hold a public hearing and make a recommendation to the City Council on a request from Hakanson Anderson for a Conditional Use Permit (CUP) for a drive-thru/drive-up lane for the property at 13879 Round Lake Boulevard. Community Development Director Janish noted the purpose of this item is to hold a public hearing and take input on the request. Mr. Janish provided information on the property location, zoning, and future land use. He presented details of the request related to parking and building setbacks, access, landscaping, proposed building materials, and stacking. He presented information related Regular Andover Planning and Zoning Commission Meeting Minutes – November 12, 2025 Page 2 to the CUP review criteria and related staff findings. He noted the future actions to consider if the applicant proceeds, noting that, in addition to the CUP, the proposed development would require a Commercial Site Plan, approval from other agencies, and a Building Permit. He asked the Commission to hold a public hearing, noting that it is anticipated to bring forward the recommendation from the Commission to the City Council meeting on th November 18. Chairperson Loehlein referenced the proposed removal of the backage road and asked if that is recommended to prevent traffic cut-through or better utilize the property. Mr. Janish replied that the previous property owner requested that to be removed and agreed that it would stop the traffic from cutting through. Motion: Chair Loehlein assumed a motion to open the Public Hearing at 7:09 p.m. Motion carried by unanimous consent. Tim Eggerichs, Hakanson Anderson, stated that he was present to address any questions. There were no questions from the Commission. Motion: Chair Loehlein assumed a motion to close the Public Hearing at 7:11 p.m. Motion carried by unanimous consent. Commissioner Hudson noted that the main concern with this type of concern is the impact of lights, which will be addressed by the fencing, trees, and through the Commercial Site Plan process. Motion by Hudson, seconded by Weinhold, to recommend to the City Council approval of the Resolution Approving a Conditional Use Permit Request for a Drive-Thru Window, for the Business Located at 13879 Round Lake Boulevard, as presented. Further discussion: Chairperson Loehlein commented that staff and the applicant have done a good job addressing the entrance to the property and the potential impact of headlights. He commented that this request meets the goals of the Comprehensive Plan and will be a good utilization of vacant space on the property. Motion carried on a 4-ayes, 0-nays, 2-absent (Naughton, Winge) vote. PUBLIC HEARING: Consider a Conditional Use Permit for a Planned Unit Development (PUD) Amendment to add new commercial buildings on the unaddressed property at Lot 15, Block 1, ANDOVER STATION II, (PID#: 34-32-24-42-0029) (parking lot north of Andover Cinema), Java Companies, 879 Sheffer Avenue, St. Paul, MN 55102 (Applicants). Regular Andover Planning and Zoning Commission Meeting Minutes – November 12, 2025 Page 3 Chairperson Loehlein stated that the next four items on the agenda related to requests for the same property. The Planning and Zoning Commission is requested to hold a public hearing and make a recommendation to the City Council on requests for a Planning Unit Development (PUD) Amendment, Preliminary Plat, and two Conditional Use Permit (CUP) requests for the addressed property at Lot 15, Block 1, Andover Station II. City Planner Hellegers identified the zoning and future land use guidance of the property. He explained how a PUD is used as a zoning tool and identified the two areas proposed to be changed within the PUD to support additional development of the site. He asked the Commission to hold the public hearing and provide a recommendation to the City Council, th noting that the City Council will review this recommendation at its November 18 meeting. He noted that the proposed changes to the PUD are consistent with zoning and/or PUD standards. Commissioner Weinhold noted the intention to have access more intentionally signed. He recognized that these changes would make it easier for visitors to enter the site and asked if there had been any discussions on how it could be easier for visitors to get out of the site. Mr. Hellegers replied that the exits for the site would not be changed. He stated that it may be easier for traffic to get out with the removal of the plaza for the cinema area. He stated that visitors can exit to the south or west. Chairperson Loehlein noted that the original PUD was approved almost 20 years ago, and recognizing that the Commission is not asked to review all the terms of the PUD, but to consider the proposed amendments. Commissioner Grout asked if a traffic study was completed as part of the application. Mr. Hellegers replied that the engineering department reviewed this and only made the recommendation for the dedicated right turn lane. It was not recommended to complete a full traffic study at this time. Motion: Chair Loehlein assumed a motion to open the Public Hearing at 7:22 p.m. Motion carried by unanimous consent. There was no public input. Motion: Chair Loehlein assumed a motion to close the Public Hearing at 7:23 p.m. Motion carried by unanimous consent. Motion by Weinhold, seconded by Hudson, to recommend to the City Council approval of a Resolution Approving the Conditional Use Permit/Planned Unit Development Amendment Requested by Java Companies, for Andover Station II, as presented. Regular Andover Planning and Zoning Commission Meeting Minutes – November 12, 2025 Page 4 Further discussion: Commissioner Weinhold stated that it is nice to see more eating and drinking options being added to the community. He had some concerns about the anticipated traffic flow and hoped that signage could assist in directing traffic. Chairperson Loehlein agreed that it is nice to see additional development of an underutilized portion of the property. He believed that the request met the criteria and shared some concerns with the flow of traffic trying to leave the site. Motion carried on a 4-ayes, 0-nays, 2-absent (Naughton, Winge) vote. PUBLIC HEARING: Consider a 3-lot Preliminary Plat to be known as “Andover Station III” for the unaddressed property at Lot 15, Block 1, ANDOVER STATION II, (PID#: 34-32-24-42-0029), Java Companies, 879 Sheffer Avenue, St. Paul, MN 55102 (Applicants). The Planning and Zoning Commission is requested to hold a public hearing and make a recommendation to the City Council on a three-lot Preliminary Plat for the unaddressed property at Lot 15, Block 1, Andover Station II. City Planner Hellegers stated that the plat of the property included 15 current lots, all of which were lot boxes for the buildings, platted within the common lot of Lot 15. He stated that this request would cut out the area proposed to be developed as lots one and two, while leaving the remainder as one common lot. He stated that this would create a three-lot plat and provided information on the proposed lot sizes. He noted that the proposed lot sizes meet the standards within the overall PUD for the property. He reviewed additional information on the request, noting an area that would be removed from the plat for the dedicated turn lane and providing more information on access points. He stated that a Final Plat would be required, at which time park and trail dedication fees would be required for the additional lots, and the applicant would be responsible for obtaining all necessary permits from other applicable entities. Chairperson Loehlein recognized the previous recommendation to amend the PUD and confirmed that this proposed plat would fall within the standards of that amended PUD. He asked for additional information on the change in approach, noting the previous method of development had one common lot versus this proposal to divide the two lots off separately. Mr. Hellegers replied that lots one and two would still sit within the common area of the property. He stated that standard design would provide frontage to all the buildings for access, but this property was developed with an entertainment focus on the north and an employment focus on the south, with common access and parking. He recognized that this is a more unique layout for development that opened up more options. Regular Andover Planning and Zoning Commission Meeting Minutes – November 12, 2025 Page 5 Motion: Chair Loehlein assumed a motion to open the Public Hearing at 7:35 p.m. Motion carried by unanimous consent. There was no public input. Motion: Chair Loehlein assumed a motion to close the Public Hearing at 7:36 p.m. Motion carries by unanimous consent. Motion by Grout, seconded by Hudson, to recommend to the City Council approval of a Resolution Approving the Preliminary Plat Requested by Java Companies for “Andover Crossings III” as presented. Further discussion: Chairperson Loehlein commented that this is a straightforward request that follows the guidance within the PUD and is a reasonable use of the property. Motion carried on a 4-ayes, 0-nays, 2-absent (Naughton, Winge) vote. PUBLIC HEARING: Consider a Conditional Use Permit for a drive-thru/drive-up lane for the proposed “Lot 2 of Andover Station III”, for the unaddressed property at Lot 15, Block 1, ANDOVER STATION II, (PID#: 34-32-24-42-0029), Java Companies, 879 Sheffer Avenue, St. Paul, MN 55102 (Applicants). The Planning and Zoning Commission is requested to hold a public hearing and make a recommendation to the City Council on a Conditional Use Permit (CUP) request for a drive-thru/drive-up lane for the proposed “Lot 2 of Andover Station III”. City Planner Hellegers presented a request for a CUP for the westerly of the two proposed lots. He stated that the property is zoned and guided to support this use, noting that the proposed drive-thru would be along the west side of the building, identifying the area proposed to be used for stacking. He stated that staff is still working through the Commercial Site Plan with the applicant, and therefore, some of these items are subject to change. He provided input on the proposed landscaping, noting a potential staff recommendation related to the type of trees proposed and to increase screening from headlights. He provided additional details on the proposed building exteriors and the CUP review criteria and related findings. He noted that the development would also require the Final Plat, Commercial Site Plan, and any necessary permits from applicable agencies. Motion: Chair Loehlein assumed a motion to open the Public Hearing at 7:42 p.m. Motion carried by unanimous consent. Mark Krogh, Java Companies, stated that he is present to address any questions. Chairperson Loehlein asked for information on the proposed tenant for the space. Regular Andover Planning and Zoning Commission Meeting Minutes – November 12, 2025 Page 6 Mr. Krogh replied that there will be two quick-service restaurants, but he cannot disclose that information at this time. He commented that they did complete a traffic study as part of their own review, even though the City did not require it, and can provide that. Commissioner Hudson noted the nearby Chase Bank site, which received approvals but then had difficulties creating the required ponding. He asked if the applicant perceives any issues with the development of this site. Mr. Krogh replied that he did not anticipate any issues. He stated that they have already completed the review with the watershed. Commissioner Hudson asked and received confirmation that the ownership association has approved these requests. Chairperson Loehlein thanked Mr. Krogh for bringing these businesses to Andover. Motion: Chair Loehlein assumed a motion to close the Public Hearing at 7:45 p.m. Motion carried by unanimous consent. Motion by Weinhold, seconded by Hudson, to recommend to the City Council approval of a Resolution Approving a Conditional Use Permit Request for a Drive-Thru Window, for the Proposed Business Located at “Lot 2, Block 1, Andover Station III” as presented. Further discussion: Chairperson Loehlein stated that this is a reasonable request in this series of requests for the property, and it does not appear that the drive-thru will have negative impacts on the property. Commissioner Hudson noted that the impact of headlights will also be mitigated through the applicant’s continued work with staff. Motion carried on a 4-ayes, 0-nays, 2-absent (Naughton, Winge) vote. PUBLIC HEARING: Consider a Conditional Use Permit for a drive-thru/drive-up lane for the proposed “Lot 1 of Andover Station III” for the unaddressed property at Lot 15, Block 1, ANDOVER STATION II, (PID#: 34-32-24-42-0029), Java Companies, 879 Sheffer Avenue, St. Paul, MN 55102 (Applicants). The Planning and Zoning Commission is requested to hold a public hearing and make a recommendation to the City Council on a Conditional Use Permit (CUP) request for a drive-thru/drive-up lane for the proposed “Lot 1 of Andover Station III”. City Planner Hellegers noted that this is a similar request to the previous item, just for the other newly created lot. He noted that this would be a smaller building with a double-lane drive-thru proposed. He stated that this building would not have any internal seating and would be a coffee shop user. He stated that a letter of support was provided by the owners' Regular Andover Planning and Zoning Commission Meeting Minutes – November 12, 2025 Page 7 association. He stated that staff would have similar comments and suggestions related to the proposed landscaping to assist in buffering the impact from headlights. He reviewed information on the proposed building exteriors and the CUP review and findings. He noted that the development would also require a Final Plat, Commercial Site Plan, and approvals from other applicable entities. Motion: Chair Loehlein assumed a motion to open the Public Hearing at 7:50 p.m. Motion carried by unanimous consent. There was no public input. Motion: Chair Loehlein assumed a motion to close the Public Hearing at 7:50 p.m. Motion carried by unanimous consent. Motion by Hudson, seconded by Weinhold, to recommend to the City Council approval of a Resolution Approving a Conditional Use Permit Request for a Drive-Thru Window, for the Proposed Business at “Lot 1, Block 1, Andover Station III” as presented. Motion carried on a 4-ayes, 0-nays, 2-absent (Naughton, Winge) vote. OTHER BUSINESS Community Development Director Janish stated that the Metropolitan Council is working to develop its Imagine 2050 Plan, which includes the release of draft System Statements for cities. He presented the draft 2025 System Statement for the City of Andover, which provides information on transportation policy, regional parks and trails policy, water policy, housing policy, and land use policy. He noted that the document also provides forecasts for the City and he presented the forecast information and compared it to the forecasts from previous years. He provided more specific information from the system statement on housing policy options related to affordable housing and new information related to the climate policy, community designations, transportation policy, water policy, and regional parks and trail system. Chairperson Loehlein recognized differences in the AMI ranges between the Met Council 2040 and 2050 plans and asked if that was the intention. Mr. Janish replied that would be a question for the Met Council but noted that the new threshold does align with requirements for some assistance programs. Chairperson Loehlein asked for an example of something that might show up in policy related to climate. Mr. Janish provided some examples of things that could be considered, such as mass transit, increased tree coverage, and alternative energy sources. Regular Andover Planning and Zoning Commission Meeting Minutes – November 12, 2025 Page 8 Chairperson Loehlein asked if there is a staff opinion on the forecasts for population and changes from 2040 to 2050. Mr. Janish replied that the forecasts are getting closer, as in the past, the Met Council has tended to over project. He stated that the development in Andover has remained consistent in its development pattern, even when other communities have struggled. He recognized that the forecast for population is a best guess and provides an attempt to plan for that development and the needs that would arise. City Planner Hellegers provided the Planning Commission with an update on recent items the Commission considered as well as the City Council actions for those items. ADJOURNMENT Motion: Chair Loehlein assumed a motion to adjourn the meeting at 8:13 p.m. Motion carries by unanimous consent. Respectfully Submitted, Amanda Staple, Recording Secretary TimeSaver Off Site Secretarial, Inc.