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HomeMy WebLinkAbout12/13/2016 Workshop1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.CI.ANDOVER.MN.US Andover Planning and Zoning Commission Workshop Meeting Agenda December 13, 2016 Andover City Hall Conference Rooms A & B 6:00 p.m. 1. Call to Order 2. Discuss Amendment to the Comprehensive Plan Rural Reserve 3. Other Business 4. Adjournment WN T Y OF D O 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commissioners CC: Joe Janish, Community Development Directo41 FROM: Stephanie L. Hanson, City Planner SUBJECT: Discuss Comprehensive Plan Amendment (CPA) — Rural Reserve Land Use DATE: December 13, 2016 INTRODUCTION Jake and Jon Packer submitted a CPA request to amend the existing Comprehensive Plan to allow the subdivision of land within the Rural Reserve District into parcels smaller than what is currently allowed in the city Comprehensive Plan. The applicants are requesting to subdivide and create 2 — 5 acre parcels from a 40 acre parcel owned by 5 family members. The Packer family owns acreage in the City of Andover, located in the vicinity of Round Lake Blvd and 161St Ave NW. A map is attached showing Packer owned parcels. The land is zoned Rural Residential and is located within the Rural Reserve Land Use District. DISCUSSION Comprehensive Plan According to the Andover Comprehensive Plan, the Rural Reserve District was designated as an area to accommodate future urban growth beyond the planned Municipal Urban Service Area (MUSA). Lot splits of less than one parcel per 20 acres and subdivisions of less than 1 parcel per 40 acres is prohibited to prevent this area from rural residential development that would preclude orderly MUSA expansion. The city has reached an agreement with the Metropolitan Council that areas designated for residential development in the Rural Reserve will be developed at 3 units per net acre once MUSA is available. City staff worked with the Metropolitan Council and City Council to address the proposed Comprehensive Plan Amendment. There were 3 options to consider: 1. Leave the existing regulations in the plan in place. No changes. This change would not meet the applicants' request. 2. Amend the plan to allow for 1 unit per 10 acres in the rural reserve area. The Metropolitan Council supports this change since it complies with the Council policy; however, this change would not meet the request of the applicants. This change would require an amendment to the plan and will not require changes to the zoning code. This would allow staff and City Council more time to research different flexible development options for the 2040 Comprehensive Plan Update. 3. *Amend the plan to allow densities greater than 1 unit per 10 acres. This will require the adoption of flexible development guidelines as part of a zoning text amendment as well. This option may or may not meet the applicants' request. *an amendment to allow densities greater than 1 unit per 10 acres would affect all parcels throughout the rural reserve land use area. Flexible Development The Metropolitan Council supports densities of 1 unit per 10 acres. However density beyond this requires layout and provisions of such an ordinance or overlay to allow for future wastewater service at a minimum density of 3 units per acre. Planning tools that would need to be considered include density bonuses, cluster ordinances or provisions, use of Planned Unit Development (PUD) to control development, requirements of build -out plans (ghost platting), and the use of deed restrictions, easements, and covenants to protect open space for future development. This is a project the City of Andover and the Metropolitan Council staff would need to work on together to ensure compliancy with the Council policies. According to the Metropolitan Council, there are 28 communities in the metropolitan area that are designated for future wastewater service, including Andover; 22 of which have some type of ordinances in place that allows higher density development while preserving open space for future expansion of municipal services. The variations in these ordinances differ among communities to reflect their original intent for adopting the ordinance. Some communities wish to preserve expanses of undeveloped land, while others have landscapes that are restricted by limiting features, and still others have planned to accommodate future growth. Some examples of community ordinances are as follows: Scott County Scott County administers zoning for 8 townships that are within the long-term wastewater services area, similar to the designated rural reserve area in Andover. The Scott County ordinance is intended to preserve land in those areas for logical future extension of urban land uses served by public utilities. Typical rural development is allowed at a density of 1 unit per 10 acres. However, there is a possibility for the land to be developed at a gross density of 1 unit per 5 acres and a net density of at least 1 unit per 1.5 acres. This is achieved through cluster development, density bonuses and the preservation of open space. Lots may be served with individual well and septic and/or community septic. Washington County Washington County administers zoning for 2 townships that are within the long-term wastewater services area. Similar to Scott County, Washington County ordinances allow for the same type of developments with the administration of cluster development, density bonuses and the preservation of open space. The cities of Hugo, Forest Lake and Lake Elmo have adopted similar ordinances. Typical rural development is allowed at a density of 1 unit per 10 acres. However, there is a possibility for the land to be developed at a gross density of 1 unit per 5.6 acres and a net density of at least 1 unit per 1.7 acres. City Council Action At the October 25, 2016 City Council work session, the Council discussed the request and provided staff with direction to amend the plan to allow densities greater than 1 unit per 10 acres. This will require the adoption of flexible development guidelines as part of a zoning text amendment as well. Timeline Here is the following timeline for the CPA: January 25, 2017 Work session with City Council to discuss draft CPA and draft zoning text amendment. February 14, 2017 Work session with P & Z to discuss draft CPA and draft zoning text amendment. Hold public hearing at P & Z for CPA and make recommendation to City Council. February 21, 2017 City Council to consider CPA. February 28, 2017 Submit CPA to Met Council (if City Council approves submittal). 60 day review period. March 14, 2017 Hold public hearing for zoning text amendment for flexible residential development guidelines in the rural reserve area. Attachments Maps — Packer Parcels Location Rural Reserve Location Res ectfull � Sub fitted, St 'e L. Ha 0 Packer FamilyParcels els Date Created: October 17, 2016 Disclaimer: The provider makes no representation or warranties with respect to the reuse of this data.