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HomeMy WebLinkAboutMarch 24, 2026 PLANNING AND ZONING COMMISSION REGULAR MEETING – MARCH 24, 2026 The Regular Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Loehlein on March 24, 2026, at 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Nick Loehlein, Commissioners Roger Grout, Scott Hudson, Chuck Naughton, Jonathan Weinhold, Nicole Wicklund, and Ryan Winge. Commissioners absent: None. Also present: City Planner Peter Hellegers and Associate Planner Aidan Breen. CALL TO ORDER PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES Motion. The Chair assumed a motion to approve the March 10, 2026, Regular Meeting Minutes as presented. The Motion passed on unanimous consent. PUBLIC HEARING – Consider a Sketch Plan for a Master Planned Development, using a Planned Unit Development (PUD), for a 31-acre property at 17613 Ward Lake Drive, Andover MN PID#12-32-24-22-0007, (Applicant: Team Fair). Mr. Hellegers reviewed the Planning Commission is asked to review a sketch plan for a single-family PUD residential development as proposed by Landmark Development. The applicant submitted a narrative that was included in the Commission packet. The City has received an application for a sketch plan showing a 9-lot single-family rural residential development on approximately 31 acres. The site is in the northeast quadrant of the community, approximately one mile north of the intersection of Ward Lake Drive NW and Crosstown Blvd NW. Ward Lake is located on the northern boundary of the parcel. Holmberg Addition, consisting of 7 lots, is located to the south and was platted in 1992. Regular Andover Planning and Zoning Commission Meeting Minutes – March 24, 2026 Page 2 The proposed development is located within the shoreland overlay district due to Ward Lake, which is classified as a Recreational Development Lake. Mr. Hellegers reviewed the actions that need to occur for this development to move forward. The conformance with Local and Regional Plans and Ordinances include: 1. The approximately 31-acre property is located outside of the MUSA boundary – meaning private wells and private septics are proposed to be utilized. 2. The property is guided in the 2018 Comprehensive Plan as Rural Residential, a designation that calls for gross densities of 0.00 to 0.4 units per acre. 3. This property is within the Shoreland Overlay District. 4. The proposed development includes deviations from City Code that are proposed to be addressed through the PUD process. Mr. Hellegers reviewed the Site Characteristics, including Access, Block Length, Tree Preservation Plan, Wetlands/Floodplains, Street Improvements, Rural Street, and Utilities. The Andover Review Committee has reviewed this PUD and submitted comments to the applicant. Those comments were provided for Commission review. The Park and Recreation Commission is expected to review this sketch on April 2, 2026, at their regular meeting. The current Master Park Plan does not identify parkland in this area. The applicant will need to provide a “PUD Development Plan Shoreland Density.” As part of the Shoreland Ordinance, the applicant is required to verify the proposed density by creating a tier system of 267 feet. Density is then compared to the City Code within these tiers. The Shoreland Ordinance also allows for a density increase if a developer provides a larger setback (125 feet vs 100 feet from the waterbody Ordinary High Water and places vegetation requirements around the recreational lake. The applicant is not seeking additional density. Due to the Shoreland Overlay District and seeking a PUD, additional responsibilities are required of the developer. These include a Mandatory Homeowners Association and City Code, which provides the requirements of the HOA. Residential Planned Unit Developments within a shoreland area require a property owner association agreement (for residential PUDs) with mandatory membership, and address the following within City Code 13-4-9F: 1. Maintenance and Design Criteria – All 9 lots in this proposed project are on track to be built by a local, reputable, high-end custom home builder – Hanson Builders. Regular Andover Planning and Zoning Commission Meeting Minutes – March 24, 2026 Page 3 Each lot has the flexibility to be uniquely designed to the end buyer's architectural preferences. A homeowner’s association will be established, and duties performed will be the maintenance and snow removal of the trail, and ongoing maintenance and preservation of the outlot and conservation easement. 2. Open Space Requirements. Planned Unit Developments must contain open space. As part of the PUD criteria, the proposal is that 50% of the overall project be placed under a conservation easement. 3. Erosion Control and Storm Water Management – The City of Andover and Lower Rum River Watershed Organization will review erosion control and storm water management as part of future applications. 4. Centralization and Design of Facilities. The proposed homes will not have a centralized sewer. The homes would have private septic systems and wells. Other Shoreland Management items include 25% max impervious coverage for each lot, 25-foot max building height, and 50% open space preservation within the Shoreland Overlay area. The subject property is zoned R-1: Single Family Rural Residential. The property is located within the shoreland overlay district. Shoreland regulations include additional regulations for lots. Shoreland Regulation Proposed Lot Area Riparian Lots 108,900 (2.5 acres) 2.55+ Nonriparian Lots 108,900 (2.5 acres) 2.77+ Lot Width Riparian Lots 300 175 Nonriparian Lots 300 300 The Proposed Conceptual PUD Standards vs. Proposed with Notes were provided for Commission review. Mr. Hellegers provided the PUD Review. The Park and Recreation Commission will provide input on April 2, 2026, at their regularly scheduled meeting. The City Council is expected to provide input on the sketch on April 7, 2026, at their regularly scheduled meeting. The applicant will then make a determination if they will proceed with additional applications, moving towards development of the property. The Planning Commission has been asked to hold a Public Hearing related to the sketch plan. After the Public Hearing, the Planning Commission is asked to provide input on the Regular Andover Planning and Zoning Commission Meeting Minutes – March 24, 2026 Page 4 development for the applicant to consider as they determine whether to continue developing this property. Also provided for Commission consideration were the Applicant’s Narrative, Applicant’s Responses to PUD Questions, Potential Landscape Entrance Monument, Sketch Plan, Location Map, and Public Comments received. Mr. Matt Johnson, representing Team Fair, appeared before the Commission and stated that they are here to listen to any comments. Commissioner Winge stated that this looks like a great high-end development and asked about the environmental items, such as the deviation in lot width. Mr. Johnson stated that the piece of land has challenges with the wetland areas. The main reason for the request is to get a couple more lots to cover the costs of the HOA. Chair Loehlein opened the public hearing at 7:20 p.m. th Mr. Gary Goeden, 643 170 Lane NW, asked about the emergency service road that is going on his property line. He is concerned that this will become a busy road. Ms. Mary Bottineau and Mr. Kevin Bottineau, 17103 Ward Lake Drive, the emergency road is their driveway. They have met with the developers, and they have been good to work with. Some changes have been made to the cul-de-sac. They and their neighbors are concerned about the road becoming a major thoroughfare. Mr. Matt Johnson addressed concerns about the emergency road. The goal is to work with City Staff to find solutions for the concerns before the City Council Meeting. Mr. Hellegers stated that part of the requirement of 20 feet wide is to allow for emergency vehicles. These types of roads have been done in other developments and are closed off with a gate. Snow removal is done through the HOA. The emergency access is the responsibility of the HOA to maintain. Mr. Gary Goeden stated that there is a fence of his neighbors on the property line. What will stop the plows from pushing snow onto the fence? Ms. Mary Bottineau stated that when they built their house, they needed to make their driveway wider to accommodate emergency vehicles. Their driveway is not 20 feet wide. Is there a variance to require the road to be less than 20 feet wide? Mr. Hellegers stated that the 20 feet is for emergency access. A fire truck could fit in less than 20 feet, but it does not provide very much turn space. This is the standard for commercial and residential developments. The emergency road would not be wide enough to accommodate a road in the future. Mr. Breen stated there is no intent for this to ever become a city street. Staff read the comments received via email into the record. Regular Andover Planning and Zoning Commission Meeting Minutes – March 24, 2026 Page 5 Kourtney Cornick – objected to the variance requested for smaller lot widths. Bob Ganter (Ganter Family Limited Partnership) – expressed concern about access to their parcels. Chair Loehlein asked about the usable vs unusable space. Mr. Hellegers stated that it is met with this proposal, and the density is lower. Chair Loehlein asked about the Brown Road, which is an easement that only the owner can use. Mr. Hellegers stated that on this 31-acre parcel, there is a private easement that provides driveway access. They can connect to the end of the cul-de-sac. Mr. Matt Johnson, 13432 Hanson Blvd NW, explained why the PUD results in a better- quality development. The goal is for the longevity of this neighborhood and others. In creating a PUD, several amenities are provided. Mr. Hellegers referred to the written statement provided by the developer, included in the packet. Chair Loehlein closed the public hearing at 7:50 p.m. Commissioner Weinhold referred to the property width discussion. There have been discussions regarding this in prior developments. He asked if this needs to be ironed out. Chair Loehlein stated he is happy that additional density has not been requested. This seems like a good use of the land. Commissioner Winge stated the Commission needs to be good stewards to have high- quality development within the City. He was hoping there would be more of a reason other than economic considerations. Commissioner Grout stated this is a significant variance request and asked if this is in line with the intent of the project. Commissioner Hudson reviewed the purpose of a PUD. Is this a better development than Code would provide? Commissioner Naughton agreed with Commissioner Hudson. OTHER BUSINESS. Mr. Breen stated that the item for a porch variance was approved by the City Council at their March 17, 2024, meeting. He also noted that last night, there was an Open House for the AUAR Fields of Andover proposed development. There was strong attendance. The AUAR comment period is open th through April 9. Regular Andover Planning and Zoning Commission Meeting Minutes – March 24, 2026 Page 6 ADJOURNMENT Chair Loehlein adjourned the meeting at 8:15 p.m. Respectfully Submitted, Debbie Wolfe, Recording Secretary TimeSaver Off Site Secretarial, Inc.