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HomeMy WebLinkAbout03/14/2017 WorkshopY 0 F O ` r E 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV Andover Planning and Zoning Commission Workshop Meeting Agenda March 14, 2017 Andover City Hall Conference Room A 6.30 p.m. 1. Call to Order 2. Discussion - Andover Comprehensive Plan Amendment — Rural Reserve Residential Land Use Density Changes 3. Other Business 4. Adjournment ILI 11161101 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commission FROM: Stephanie L. Hanson, City Planner SUBJECT: Discussion: Andover Comprehensive Plan Amendment (CPA) — Rural Reserve Land Use Density Changes DATE: March 14, 2017 BACKGROUND At the October 25, 2016 City Council work session, City Council discussed a CPA request by Jake and Jon Packer to allow the subdivision of land within the Rural Reserve District into parcels smaller than what is currently allowed in the Comprehensive Plan. City Council provided direction to staff to proceed with a CPA and ordinance to address future development within the rural reserve area. At the February 28, 2017 City Council work session, staff proposed changes to the City Council. City Council supported the proposed changes. The draft meeting minutes are attached for your review. 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 unit/house per 20 acres and subdivisions of less than 1 unit/house 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 (Met Council) that areas designated for residential development in the Rural Reserve will be developed at 3 units/houses per net acre once MUSA is available. Flexible Development The Met Council supports densities of 1 unit/house per 10 acres in the rural reserve area. Density beyond this is supported by Met Council; however, it requires provisions such as an ordinance to allow for future wastewater service at a minimum density of 3 units/houses per acre. Staff is proposing to retain a density of 1 unit/house per 10 acres; however with the adoption of an ordinance, the minimum lot size may be reduced to 5 acres as long as the provisions in the ordinance are addressed at the time of the lot split or subdivision. Planning tools that would need to be considered in the ordinance include requirements of build -out plans (ghost platting), the location of building pads that allow for future subdivision of the land into urban lots, and the use of deed restrictions, easements, and/or covenants to protect the remaining land for future development. The intent of the ordinance is to allow subdivision of land while preserving the land for future urban development. The following proposed language will be added to the Comprehensive Plan: RESIDENTIAL LAND USE DISTRICTS Rural Reserve Residential (RRR) District was designated as an area of approximately one thousand acres in size to accommodate future urban growth beyond the previously planned Municipal Urban Service Area. This area is restricted from urban development until a master plan has been approved and municipal sewer and water can be constructed to serve the area. The city prohibits lot splits and subdivisions of less than one parcel per twefity ten acres to prevent this area from rural residential development that would preclude orderly MUSA expansion. There are opportunities to allow for rural residential lot splits and development, but requires the majority of the land be preserved for future urban development. A new zoning district that reflects the recommended base and density options, lot sizes and typical uses is needed to implement this plan category_. In the future, a new trunk sewer line will connect to the Coon Rapids Interceptor, a regional trunk sewer line located near the intersection of Crooked and Bunker Lake Boulevards. The city has reached agreement with the Metropolitan Council that areas designated for residential development in the Rural Reserve will be developed at three units per net acre once MUSA becomes available (subtracting parks, wetlands, floodplain, water bodies, arterial roads, and other areas restricted from development) Minimum Lot Size 5 acres with compliance of ordinance provisions Density 1 unit per 10 acres City Utilities None Corresponding Zoning Districts RRR Rural Reserve Residential TYpe of Development Single Family Detached Housing Met Council City staff and the Met Council have been collaborating throughout the process to ensure compliancy with the Council policies. Met Council staff reviewed the proposed CPA and support the proposed language. It is common to submit the CPA to Met Council prior to the completion of the ordinance changes. However, once Met Council approves the CPA, it will not go into effect until the City Council adopts the ordinance that coincides with the CPA. Met Council does not need to review or approve the ordinance; however City Staff must provide them with a copy once it is approved by City Council. 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. The Andover CPA proposal is similar to what the other communities have adopted. ACTION REQUIRED Staff recommends the Planning and Zoning Commission to review and discuss the proposed CPA. Respectfull r ub 'tted, Stephanie L. Hanson City Planner Attachments February 28, 2017 Draft City Council Work Session Meeting Minutes Comprehensive Plan Text Changes Future Land Use Map Figure 2.4 Changes 1 2 3 4 5 6 ANDOVER CITYCOUNCIL WORKSHOP MEETI7VG—FEBRUARY28, 2017 7 MINUTES 8 9 10 The Workshop Meeting of the Andover City Council was called to order by Mayor Julie Trude, 11 February 28, 2017, 6:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, 12 Andover, Minnesota. 13 14 Councilmembers present: Mike Knight, Sheri Bukkila, Valerie Holthus and James Goodrich 15 Councilmember absent: None 16 Also present: City Administrator Jim Dickinson 17 Public Works Director/City Engineer, David Berkowitz 18 City Planner, Stephanie Hanson 19 Associate Planner, Dan Krumwiede 20 Streets Maintenance Supervisor, Mark Becker 21 Parks Maintenance Supervisor, Jason Grode 22 Others 23 24 25 Mr. Dickinson introduced to the Council the new Associate Planner, Dan Krumwiede. 26 27 COMPREHENSIVE PLAN UPDATE DISCUSSIONS 28 29 Ms. Hanson explained the Packer Family has requested a Conditional Use Permit (CUP) to split 30 their land. The Planning and Zoning Commission really liked this plan and would like it to move 31 forward. She noted she has been working very closing with the Met Council on this item and 32 they have already reviewed it and are on board with the plan. She stated the Met Council like the 33 way it is proposed because it is very simple. 34 35 Ms. Hanson stated what is being proposed is to add to the current Comprehensive Plan an 36 amendment allowing for density of one unit per ten acres in Rural Reserve Residential areas. 37 The Met Council already allows for this in their policies, allowing people to further subdivide 38 their land as long as there is a zoning ordinance with provisions in it providing for future urban 39 development. She stated they would need to approve the Comprehensive Plan amendment and 40 then create a zoning district which will be Rural Reserve Residential (RRR) and have the 41 regulations in there with mechanisms providing for future urban development. She stated she is 42 proposing a five acre lot minimum to keep very minimal impact in that area. Some of the things 43 they will need to look at in the zoning code is requiring applicants to put the building pad in an 44 area that it can be further subdivided in the future, this will require some type of ghost plating so 45 they have a general idea on how the lot can be laid out and would keep in compliance of 46 ordinance provisions. 47 48 Mr. Dickinson reviewed with the Council how the new Rural Reserve Residential District would Andover City Council Workshop Meeting Minutes —February 28, 2017 Page 2 1 look. 2 3 Councilmember Bukkila stated her only concern would be with people coming forward in the 4 future and the Council would not have enough guidance to make an informative decision. Mayor 5 Trude wondered if the Council would want more rules regarding this. 6 7 Ms. Hanson drew an example on the white board and stated their provision would allow 8 someone to subdivide to five acres per lot, but would still need to keep the density to four units 9 for forty acres of land. This will still be considered Rural Reserve and will not lose that 10 designation. Mr. Dickinson stated the applicant will still need to ghost plat the parcel to show 11 what it could look like in the future if developed. 12 13 Mayor Trude stated the Council liked that the residents can build on their inheritance but 14 wondered if they would want to open this up for selling off the land and chipping the rural 15 reserve down. Mr. Dickinson stated the home would still need to be on road frontage and would 16 still have to maintain the four houses per forty -acre rule. 17 18 Mayor Trude wondered if a street came through like Veterans Memorial would they be able to 19 split off more land. Mr. Dickinson stated that would be up to the Council to decide and he did 20 not think this will be a big deal. He thought it would be unfeasible for that type of situation to 21 happen. 22 23 Mayor Trude wondered if this could be done on the fringes of the Rural Reserve because she did 24 not want this to include the entire Rural Reserve area. Ms. Hanson stated this would need to be 25 done throughout the entire Rural Reserve area and must be part of the Zoning Code. Mr. 26 Dickinson stated the Comprehensive Plan has to be put in place first and then they will have to 27 go and add language to the Zoning Code. 28 29 Councilmember Bukkila asked if there will be language in this stating that there needed to be 30 frontage road in order to split and develop. Ms. Hanson stated they could. Mr. Berkowitz 31 thought that was already in the City Code. 32 33 Councilmember Holthus asked if on a forty -acre parcel would there be 350 feet of frontage. Mr. 34 Berkowitz indicated there would be. 35 36 Councilmember Holthus asked what the MUSA potential is to expand into the Rural Reserve. 37 Mr. Berkowitz stated they are looking at the new Atlas 14 restrictions and are working with the 38 Coon Creek Watershed District on the potential of what impacts the Atlas 14 will have on the 39 Rural Reserve. He stated the current model shows a huge area within inundated with water. 40 Some culverts throughout the farm ditches could be lowered with the potential of alleviating 41 some of that impact. He stated the biggest challenge will be what will Atlas 14 impacts have on 42 that area and how will it develop. 43 44 Councilmember Knight asked what the Met Council's goal was in setting the rules in the area. 45 Mr. Dickinson stated right now the City rules are stricter than the Met Council rules and the City Andover City Council Workshop Meeting Minutes — February 28, 2017 Page 3 1 is trying to be compatible with Met Council rules to allow one in ten in the Rural Reserve. 2 3 Councilmember Goodrich stated he wanted to let people do as much as they can without getting 4 jammed up. He wondered if there were any thoughts on one per eight or having five acres 5 across. Ms. Hanson stated the one unit per ten acres is Met Council policy. 6 7 Mayor Trude wondered if the City can push the Met Council on this. Ms. Hanson stated they 8 would likely not be successful pushing the Met Council on their policy as it is consistently 9 applied. 10 11 Ms. Hanson stated the next step will be a public hearing in March and then off to Met Council if 12 the Council approves moving this forward. The City Council unanimously agreed to have staff 13 move this item forward. 14 15 Ms. Hanson and Mr. Kiumwiede left the meeting. 16 17 COMMUNITYSURVEYDISCUSSIONS 18 19 Mr. Dickinson explained during the City of Andover 2017 Budget and 2017-2021 CIP 20 development discussions, there was a desire to pursue a community survey to determine resident 21 support for current city services, programs and potential capital projects. At the January 22 workshop, the City Council instructed Administration to proceed forward with a 2017 23 community survey. 24 25 Mr. Dickinson reviewed changes he has made to the survey questions for 2017. He noted 26 Councilmember Holthus asked to remove "issues facing" from the beginning paragraph in the 27 survey. 28 29 Councilmember Holthus indicated she would like to change question 4 from "issue" to 30 something else, like "challenge". The Council thought "challenge" was a better word than 31 "issue". 32 33 Mayor Trude thought they could replace iteml3, "One level housing for seniors maintained by 34 an association' with the new item below 7 "Association Maintained Housing". Councilmember 35 Bukkila wondered if the question is too long and as she looks at the question she wonders what 36 the purpose of the question is. Mr. Dickinson stated the question asks if the City has too much, 37 too little or enough of a particular type of housing. Councilmember Bukkila thought the question 38 ends up being too vague and thought this should be two different questions. 39 40 Councilmember Bukkila stated she did not understand what "move up" housing meant. Mr. 41 Dickinson stated this would be mid-range housing. 42 43 The Council thought the survey wording for item 9 should be changed from "move up" housing 44 to "mid-range housing". Mr. Dickinson stated they have "Starter homes for young families", 45 maybe they could change the item to "Move up housing for growing families". Mayor Trude errs nr MOVE _ 2008 Comprehensive Plan Update City of Andover Land Use Districts Land use districts are established to ensure compatible development and to protect natural resources and amenities. The district definitions provided below are intended to state their purpose, provide location criteria and describe the relationship of each district with other land uses. RESIDENTIAL LAND USE DISTRICTS Rural Reserve Residential (RRR) District was designated as an area of approximately one thousand acres in size to accommodate future urban growth beyond the previously planned Municipal Urban Service Area. This area is restricted from urban development until a master plan has been approved and municipal sewer and water can be constructed to serve the area. The city prohibits lot splits and subdivisions of less than one parcel per twenty ten acres to prevent this area from rural residential development that would preclude orderly MUSA expansion. There are opportunities to allow for rural residential lot splits and development, but requires the majority of the land be preserved for future urban development. A new zoning district that reflects the recommended base and density options, lot sizes and typical uses is needed to implement this plan category. In the future, a new trunk sewer line will connect to the Coon Rapids Interceptor, a regional trunk sewer line located near the intersection of Crooked and Bunker Lake Boulevards. The city has reached agreement with the Metropolitan Council that areas designated for residential development in the Rural Reserve will be developed at three units per net acre once MUSA becomes available (subtracting parks, wetlands, floodplain, water bodies, arterial roads, and other areas restricted from development). Minimum Lot Size 5 acres with compliance of ordinance provisions Density 1 unit per 10 acres City Utilities None Corresponding Zoning Districts RRR Rural Reserve Residential Type of Development Single Family Detached Housing Rural Residential (RR) district provides an area for low intensity residential development in areas outside of the Municipal Urban Service Area (MUSA) that will not be served by municipal sewer and water. The minimum lot size is 2.5 acres to provide sufficient space for on site sewer and water facilities and to prevent dense development that would create an adverse impact on municipal and regional infrastructure. However, smaller acreage lots exist in areas subdivided prior to 1978 and in the two previously approved rural planned unit developments: Nightingale Preserve and Timber River 19 N� DOVu ✓ 2008 Comprehensive Plan Update SEWER STAGING PLAN Undeveloped land within the Municipal Urban Service Area is divided into five yeargrowth stages based primarily on the proximity of municipal sewer and water. Thegrowth stages are intended to provide a reasonable estimate of urban growth to theyear 2030. Property owners may choose not to develop even if their property is shownwithin the current growth stage. Property owners seeking to develop sooner thanshown on the Staging Plan may petition the city to change the growth stage designation. These changes are at the discretion of the City Council. The Staging Plan Map is represented on Figure 2.5. Figure 2.6 summarizes the map by providing theamount of acreage within each land use district in each of the five year stages. The Metropolitan Council also requests information that summarizes the density of futuredevelopment in each residential land use district. This information is provided in Figure2.7. URBAN 25 7-1