HomeMy WebLinkAbout02.11.20 Work Session1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
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Andover Planning and Zoning Commission
Work Session Meeting Agenda
February 11, 2020
6:00 PM
Andover City Hall
Conference Room A
6.00 p.m.
1. Call to Order
2. Discussion — Comprehensive Plan Update
3. Other Business
4. Adjournment
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commission Members
FROM: Joe Janish, Community Development Director
SUBJECT: Discussion - Comprehensive Plan Update
DATE: February 11, 2020
DISCUSSION
Metropolitan Council (Met Council) has reviewed the 2018 Comprehensive Plan Update. The
Met Council has determined our submittal to be incomplete. A letter was provided noting
several deficiencies according to the Met Council.
One of the larger items was related to the overall density of the community and a shortfall of our
potentially affordable units. Staff has worked with the City Council during work sessions to
determine areas that would be appropriate for higher densities. The City Council also has
initially made adjustments to densities and created three new future land use categories. Overall
these changes also impact our future population projections.
Attached is an Existing Future Land Use Map (approved in current "active" Comprehensive
Plan) and a revised Future Land Use Map for your review. You will notice the following
changes:
• Net Residential Density Range vs. Gross Residential Density Range: Within
the Municipal Urban Service Area (MUSA) we have more detailed information
related to "net" density vs. "gross" density. We will be using "net" density within
the MUSA throughout the Comprehensive Plan.
Additional Land Use Categories: In order to achieve the minimum requirements
of the Met Council density, City Council directed staff to create two new land use
categories.
o URML — Urban Residential Medium
o URHL — Urban Residential High Low
Modifications of Density Ranges to Land Uses Categories: At the direction of
City Council and based on past developments modifications have been made to
the ranges for the land use categories. Density changes made helped to solve the
mathematical problem of having the ability of enough opportunity for affordable
housing units and getting to 3 units per acre.
o Existing Comprehensive Plan
Gross Residential Density Range by Land Use
Land Use
Density Range
RR -Rural Residential
0.0 to 0.4 units per acre
CI URL - Urban Residential Low
1.5 to 3.6 units per acre
PUO maximum density is 4 units per acre
Ey URM - Urban Residential Medium
1.5 to 5 units per acre
PUD maximum density is 6 units per acre
- URH - Urban Residential High
6 to 12 units per acre
2020
PUD maximum density is 14A units per acre
o Proposed Draft Comprehensive Plan
Net Residential Densf-Ly Range by Land Use
Land Use Density Range
URL - Urtm Rsa ntlal Low 2.2 to 4 units per afxe
VRML -turban €teaidentlal Medium Larry Oto 9 unitB per awe
-
URN -UrlienReeldentlaiMedurn 8 to 12 urine per acre
- URHL-Urbart Realdermal High Low 12 to 20 unite per acre
URH -Urtan Reeldentlal HkJri 20 to 25 meta per acro
' f =ac' *A," r -j Ea are calculateo at Net ^aR s'tY 'yo. Gross Der£lt5
• Sub -Categories of URML - Urban Residential Medium Low: As City Council
members reviewed locations for higher density it was noted that flexibility was
desired for developers to mix the density or identify within a larger area where
those higher areas could be located. This lead to the creation of the "sub"
categories of URML identified as "boxed" areas with a letter identifying the area.
With the change in density and switching from "net" vs. "gross" density the population forecast
is being changed as well. We are expecting a reduction of 2,100 to the population forecast. This
would change it from 41,900 to 39,800 people in 2040.
Proposed New Population Forecast
Andover: communitywide
Census
System Statement
Proposed Forecast
2010
2020
2030
2040
2020
2030
2040
Population 30,598
34,000
38,200
41,900
33,500
36,500
39,800
Households 9,811
11,400
13,500
15,400
10,800
12,150
13,500
Employment 1 4,669
5,400
5,800
6,200
6,300
6.700
7,100
Andover: sewer -serviced
Census
System Statement
Proposed Forecast
2010
2020
2030
2040
2020
2030
2040
Population 20,052
23,880
26,820
31,250
23,900
26,700
29,800
Households 6,385
7,750
9,350
11,350
7,700
8,900
10,100
Employment 1 3,298
3,910
4,190
4,500
4,800
5,100
5,400
Other sections will have modifications due to the changes in population that staff will continue to
work through.
City Council has provided direction to staff that another open house should be conducted due to
the change in density. Additional items are continuing to be worked on. Staff will also bring
forward other items as necessary.
Staff will be present to provide an overview of the proposed changes by the City Council.
ACTION REQUESTED
Informational only.
Attachments:
10/22/2019 City Council Work Session Meeting Minutes
11/06/2019 City Council Work Session Meeting Minutes
11/12/2019 City Council Work Session Meeting Minutes
11/19/2019 City Council Work Session Meeting Minutes
Existing Future Land Use Map (from "active" Comprehensive Plan)
DRAFT Future Land Use Map (Proposed to be submitted to Met Council for this Comprehensive Plan)
RqJish
ull su itt ,
Jo
Community Development Director
Andover City Council Workshop Meeting
Minutes — October 22, 2019
Page 12
replacement. He brought up charging fees for associations that use the parks.
Mayor Tradt,,responded that initiating association fees is a politically charged issue. She stated
she understands t the City has more turf that needs to be mowed and more irrigation.
Commissioner Perra state e City needs to recognize the cost of adding irrigation means
additional maintenance and wou ' e to add more natural areas.
Park Commission Chair Lindahl stated ther a trend for decreased mowing and the City can
become a trendsetter.
Mayor Trude brought up pickleball and stated she was conta by residents saying Andover is
the only City around that does not have outdoor courts.
Park Commission Chair Lindahl stated the Park Commission has looked at it b ere hasn't been
a big push. He responded that most pickleball players use the community center in facilities.
The Park and Recreation Commissioners left the meeting.
g. 2040 COMPREHENSIVE PLAN UPDATE DISCUSSION
- Mr. Janish explained the 2040 Comprehensive Plan has been deemed incomplete and there is a
discrepancy between what the City believes population growth will be and what the Met Council
has determined. This discrepancy is based on density rates within the MUSA boundary. Mr.
Janish informed the Council that the Met Council uses the lowest number of the City's zoning
range. The Met Council also uses gross land and not net land which takes out undevelopable areas.
Mr. Janish stated this process is bringing the population projection down. Mr. Janish stated staff
is looking for direction from Council on what variables to use and presented staff's
recommendation.
Mr. Janish stated staff would like to make the following changes: use net, not gross land; set low
density at 2-4 units per acre; set medium density at 4-9 units per acre; and set high density at 9-16
units per acre. Medium density always goes through a PUD to ensure distribution of density;
setting the number at 9 allows the ability to build affordable housing.
Councilmember Holthus clarified that staff's proposal is keeping Andover with the same
development standards but demonstrates the opportunity for affordable housing to meet the Met
Council standards.
Mr. Dickinson stated Councilmember Holthus is correct. He stated the City has 91 acres of
medium density and 112 acres of high density. He stated if we make changes to the
Comprehensive Plan after it is approved then the City would go through a Comprehensive Plan
Amendment.
Andover City Council Workshop Meeting
Minutes – October 22, 2019
Page 13
Mr. Janish stated if the plan is not approved, Andover won't be able to extend the MUSA line.
Mr. Dickinson presented other options of meeting the Met Council standards such as making the
family lot size lower and using the PUD process. He stated the last time the City made a significant
update to the Comprehensive Plan was the year 2000, the last submission proposed no changes.
Mr. Janish presented locations where Andover could have medium or high-density zones based on
sewer capcity. He compared it to developments already completed in the City. He assured the
Council that density pockets will need to be spread out due to pipe capacity. If Council is open to
these ideas, staff can fine tune the areas where medium and high density is most feasible.
Mr. Dickinson stated staff can bring this item back to the November 6th workshop meeting. He
stressed the need for Council to define the strata and staff presented these numbers to Council as
a practical way to maintain the current format for how Andover is developing. When Council
decides on the strata, staff can identify smaller pockets where medium and high density is
preferred.
Mr. Janish stated staff is presenting a realistic number and not changing the character of Andover.
Mayor Trude stated the Council is more concerned about medium density because it will make
Andover look more like Blaine.
Councilmember Bukkila would like to see what Mr. Janish comes up with regarding medium and
high-density locations at the next meeting.
Mr. Janish stated as the number for the low end of the ranges is increased, the less acreage the City
needs to identify at that density.
Mayor Trude stated she would prefer single-family housing on smaller lots rather than 3-4 level
townhomes.
Mr. Janish clarified the consensus of the Council was to have flexibility on the low residential
range, bring back proposed locations for high and medium density, and present this information to
Council at the November 6' workshop.
t—Councilmember Knight left the meeting 9:15 p.m.
2020-2024 BUDGET DEVELOPMENT UPDATE DISCUSSION
Mr. Dickinson provided an e on health care negotiations. He informed the Council that
HealthPartners has proposed a 29% in over 2019 and Andover is now above average for
rates. He presented the options for the City to co he increase and provide good health care
benefits as much as possible. Mr. Dickinson presented the ing information:
HealthPartners - 29% increase
ANDOVER CITY COUNCIL WORKSHOP MEETING —NOVEMBER 6, 2019
MINUTES
Workshop Meeting of the Andover City Council was called to order by Mayor Julie Trude,
Novem 2019 6:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover,
Minnesota.
Councilmembers present: S"ukkila, and Jamie Barthel
Councilmember absent: Mike Knight, Die Holthus
Also present: City Administrator, Jim Dickinson
Community Development Director, Joe a
Director of Public Works/City Engineer, David
Others
2040 COMPREHENSIVE PLAN UPDATE DISCUSSION (Continued from October 22, 2019)
Mr. Janish summarized the Comprehensive Plan discussion from the Council Workshop on
October 22, 2019. Mr. Janish explained staff utilized feedback from the work session and created
two options for Council to consider. Mr. Janish stated the goal is to meet the minimum standards
the Met Council has set for density and affordable housing. Mr. Janish presented three maps, one
showing current density and two showing the options staff is presenting.
Mr. Janish referred Council to Future Land Use Map Option 1. Mr. Janish pointed out the areas
designated for Urban Residential Medium (URM, M1) including the church property and the
Holasek property. He stated the Sonsteby property would be designated Urban Residential High
(URH, M2).
Mayor Trude cautioned against using the church property along the railroad north of 161 st Avenue
due to the possibility of the church expanding or selling off property to build houses. Mayor Trude
stated she has an issue with zoning this property medium density with it being adjacent to a
neighborhood with 2.5 acre lots or larger, making it a mixed-use neighborhood and presenting
potential problems. Mayor Trude stated the Holasek property was more appropriate for medium
density.
Mr. Dickinson explained the church property will be zoned medium density but can be developed
for a church expansion using a Conditional Use Permit (CUP).
Mr. Janish gave the Council another option of zoning an outlot within Andover Station North as
Andover City Council Workshop Meeting
Minutes —November 6, 2019
Page 2
high density which is owned by the EDA.
Councilmember Bukkila stated she did not support that option because the land is more valuable
as commercial property.
Councilmember Barthel stated zoning an area of Andover Station North as high density is a good
option because the development of that EDA land is projected way into the future and the City has
control over the development of the property.
Mr. Dickinson stated staff has presented two options and believes the final option is somewhere
in between.
Mr. Janish presented Option 2 which limits shows land for Urban Residential Medium (URM, Ml)
scattered in strategic locations throughout the City. The density range for Urban Residential
Medium of 4 units per acre to 9 units per acre. The density range for Urban Residential High of 9
units per acre to 16/20 units per acre but would leave the City short of 100 affordable units.
Councilmember Barthel asked for clarification regarding the minimum units for Urban High
Density and can there be a gap between medium and high.
Mr. Dickinson stated it would be better to add a different zoning district in between high and
medium instead of leaving a gap.
Mayor Trude stated the redevelopment area may be prime for higher density. Mayor Trude would
like to see higher density in the redevelopment area. Mayor Trude identified a property near Prairie
Knoll Park and asked if that would be appropriate for medium density.
Councilmember Barthel stated he would like the medium density property identified around the
high school to be taken off the map and have staff look at other options.
Councilmember Bukkila would like to see two options for medium — a medium low and a medium
high to have a little more control over the density and not such a large range.
Mayor Trude stated the community is more open to twin homes and townhomes rather than
apartment buildings with multiple floors. Mayor Trude stated that higher density is better along
busier roads with better access.
Councilmember Barthel reinforced his preference for using the ballfield land for high density.
Councilmember Bukkila stated she would like to see medium low in neighborhood areas and
medium high along arteries and a plan that allows for good transitions.
Mayor Trude stated the City likes single-family homeowner -maintained homes and association -
maintained homes.
Andover City Council Workshop Meeting
Minutes —November 6, 2019
Page 3
There was a significant amount of discussion regarding the ranges for density and appropriate
locations for each type of density. Various parcels were discussed including: the Holasek property,
the Sonsteby property, Centerpoint property, land along the railroad tracks, the redevelopment
district and the ballfields at Andover Station Park.
Council came to a consensus on density ranges:
Low 2.2-4
Medium Low 4-8
Medium High 8-12
High Low 12-20
High 20+
Council directed staff to take the feedback from the Workshop discussion and return with
additional options at the next Council Workshop on November 12, 2019 with the goal of reaching
�L_the Met Council requirements. A
J
VISION, GOALS AND VALUES DOCUMENT REVIEW
Not discus
OTHER BUSINESS
There was none.
ADJOURNMENT
Motion by Bukkila, Seconded by Barthel, to adjourn. Motion ied unanimously. The meeting
adjourned at 6:54 p.m.
Respectfully submitted,
Shari Kunza, Recording Secretary
ANDOVER CITY COUNCIL WORKSHOP MEETING — NOVEMBER 12, 2019
MINUTES
orkshop Meeting of the Andover City Council was called to order by Mayor Julie Trude,
Novembe 2019 6:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW,
Andover, Minnes
Councilmembers present: Sghri lukkila, Mike Knight, Valerie Holthus, and Jamie Barthel
Councilmember absent: None
Also present: City Administrator, Jim Dickinszrt--.
Community Development Director, Joe
Others
2040 COMPREHENSIVE PLAN UPDATE DISCUSSION (Continued from November 6, 2019)
Mr. Janish summarized the previous workshops, discussion, and Council consensus related to
this item. Staff took the feedback from work sessions on October 22, 2019 and November 6,
2019 and developed a plan to meet Met Council standards and maintain the character of
Andover. Staff developed two new land use designations: Urban Residential Medium Low
VRML) and Urban Residential High Low (URHL). The designations and min/max units are
listed below in the table:
Designations
Min. Units
Max. Units
Urban Res. Low URL, R4
2.2
4
Urban Res. Medium Low VRML, M1
4
8
Urban Res. Medium URM, M2
8
12
Urban Res. High Low URHL, Hl
12
20
Urban Res. High URH, H2
20
25
Council reached consensus on adding new Land Use Designations.
Mr. Janish referred to the map to show Council where each land use is proposed by staff to reach
the Met Council requirements. He indicated Urban Residential Medium (URM) located along
major roadways or the railroad tracks.
Mayor Trude asked if Council could have flexibility in the plan. Mr. Janish stated there will be
flexibility and the developer will have to go through the PUD process for higher densities. Mayor
Trude would like to allocate areas with natural buffers as higher density to ensure smooth
transitions between neighborhoods.
Andover City Council Workshop Meeting
Minutes —November 12, 2019
Page 2
Council discussed condensing higher density in specific locations or spreading it around the City.
Councilmember Bukkila stated there can be problems when you isolate higher density in one
area. Mayor Trude preferred larger properties of density as long as there are smooth transitions
and less impact on neighborhoods with larger lots.
Councilmember Holthus did not like the smaller pockets of higher density that did not blend in
with the surrounding neighborhoods. She stated which areas she felt were more appropriate for
higher density.
Council and staff discussed locations for each type of land designation to meet Met Council
requirements and maintain the character of Andover.
Mr. Dickinson explained the map reflects locations where existing pipe can support higher
density. He also stated that the designation of land use on the map is a long-term plan and the
development of these areas are far off in the future.
Mayor Trude would like input from the Planning and Zoning Commission and the public before
changing land use.
Councilmember Barthel asked about the process once Council approves a Land Use Plan. Mr.
Janish stated the updated Land Use Plan: would go to Planning and Zoning Commission; staff
would update the Transportation Plan; staff would investigate how it impacts other areas of the
Comprehensive Plan; and staff would hold public meetings. The plan will then be sent back to
the Met Council for comment and then back to the City for approval. Mr. Janish stated there is a
development on hold waiting for the completion of the Comprehensive Plan.
Mr. Janish summarized the discussion of Council:
1. Andover Station North Ballfields out of rezoning
2. Centerpoint Energy property at URH (20-25)
3. North Sonsteby property at URH (20-25)
4. Crosstown/Bunker Redevelopment area: outer edge URHL (12-20) and interior URH
(20-25)
Council continued the discussion and Mr. Janish stressed the importance of Council consensus
prior to taking it to the Planning and Zoning Commission and the public. Mr. Janish went
through each property and asked for Council consensus.
Mayor Trude stated that staff will take the consensus of the Council and ensure the numbers
Aiwork. Staff will return at the next workshop meeting for a final plan. �^
GOALS AND VALUES DOCUMENT REVIEW
Mr. Dickinson presented the current vision, goals, and values docume ded items
ANDOVER CITY COUNCIL WORKSHOP MEETING —NOVEMBER 19 , 2019
MINUTES
Tiw,Workshop Meeting of the Andover City Council was called to order by Mayor Julie Trude,
Novem 9, 2019 8:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW,
Andover, Minne
Councilmembers present: Sheri BJZ64a. Mike Knight, and Valerie Holthus
Councilmember absent: Jamie Barthel
Also present: City Administrator, Jim Dickinson
Community Development Director, Joe Janish
Others
2040 COMPREHENSIVE PLAN UPDATE DISCUSSION (Continued from November 12, NV
2019)
Mr. Janish gave background information regarding the Comprehensive Plan submitted to the Met
Council. The Met Council requires 3 units per acre for land within the MUSA line and the past
few workshops have been focused on zoning land at various densities to reach the Met Council
requirements. Mr. Janish stated the consensus the Council reached at the November 12th
Workshop exceeded the 3 units per acre requirement. Mr. Janish explained that Council can
adjust the densities to get closer to 3 units per acre rather than exceeding it. Mr. Janish explained
that any area zoned 8 units per acre or higher is deemed to be affordable housing, however, does
not have to be built as affordable housing.
Mr. Janish reviewed the categories for Council discussion:
Designations
Min. Units
Max. Units
Urban Res. Low URL, R4
2.2
4
Urban Res. Medium Low URML, Ml
4
8
Urban Res. Medium URM, M2
8
12
Urban Res. High Low URHL, H1
12
20
Urban Res. High URH, H2
20
25
Councilmember Bukkila stated she would like to reevaluate the Crosstown and Bunker Lake
Boulevard area. Councilmember Bukkila stated she would like to see the entire area (11.5 acres)
be URM, M2 at 8-12 units per acre. Councilmember Holthus discussed zoning the entire 11.5
acres as URHL at 12-20 units per acre. Mayor Trude concurred. Councilmember Bukkila stated
she preferred to not build an apartment building unless the City had to.
Andover City Council Workshop Meeting
Minutes — November 19, 2019
Page 2
Councilmember Holthus inquired about the property at Round Lake Boulevard and asked if the
zoning of the area made sense. Mayor Trude asked if the entire area could go URML (4-8 units
per acre). Mr. Dickinson stated it currently met the criteria for affordable housing and if Council
dropped it below 8 units per acre, it would not qualify as part of the affordable housing
computation. Mr. Janish reviewed the adjusted density number as a result of the two changes
which resulted in Council being very close to the Met Council requirements.
Councilmember Bukkila stated the 11.5 acres at Crosstown Boulevard is designated at too high
of a density and would result in an apartment building size which she is not in favor of. Mayor
Trude stated the City can bring it to URHL. Councilmember Holthus asked if it were zoned at
URM (8-12 units per acre), would the City have anyone interested in developing it. Mr.
Dickinson stated eventually the City would find an interested developer. Mr. Dickinson stated a
zoning of URM (8-12 units per acre) could result in four-plex structures being built which
currently are very valuable. Councilmember Holthus asked if zoning it URM would still qualify
as affordable. Mr. Janish responded yes.
Mayor Trude discussed the desire of the EDA in getting rid of the older, less desirable apartment
buildings in Andover and replacing with something new. Councilmember Bukkila stated there is
concern from residents about a large apartment building. Mayor Trude stated it was the size of
the building that concerned residents. Mayor Trude explained Grey Oaks had residents renting in
that area because there weren't any other options. She stated at that time, the City expressed a
desire for a nice market rate apartment building for residents in transition.
Mr. Dickinson explained a developer who may want to build higher density housing than what
the area is zoned for, could apply for a Comprehensive Plan Amendment and go through a public
notification process with their proposal.
Councilmember Holthus stated nothing would happen on the Crosstown Boulevard property
until the owners wanted to sell and the City could see no change in that area for a very long
time. Councilmember Bukkila expressed concern that if the City makes the property attractive to
a large apartment builder, the City will get offers. Mayor Trude noted Andover will not allow
large apartment complexes to come in at 50 units per acre. Mayor Trude stated a 70 -unit
building is a three-story complex like Arbor Oaks.
Mr. Janish reviewed the discussion with Council and stated the changes he had in his notes
including 11.5 acres at Crosstown and Bunker area at 12-20 units per acre, adjustments to other
areas were made to change the 6.5 acres to URM. Councilmember Bukkila asked if the 6.5 acres
located on Crosstown and Bunker could be zoned at URM instead of URHL. Mr. Janish
reviewed the numbers and stated that change would bring Andover short of the Met Council
limit.
Mayor Trude asked if the sliding hill next to the ballparks could be zoned URM. Mr. Dickinson
stated it was possible and development would be many years in the future.
Andover City Council Workshop Meeting
Minutes — November 19, 2019
Page 3
Council gave verbal approval to staff to move forward with further work on the Comprehensive
A Plan based on direction given regarding the density ranges and location changes reached at this
meeting. Councilmember Bukkila disagreed with the majority of the Council. ,,
9 B UDGET PROGRESS REPORTS
Mr. Di inson presented the 2019 Budget Progress Report stating the City is on target to meet
2019 bu t expectations. Mr. Dickinson stated revenue projections are over budget around 3%
due to the in ease number of building permits. Mr. Dickinson pointed out snow and ice removal
will more than 'kely be over budget, however, will be offset by other areas of the street budget
being under budg . Mr. Dickinson reported it is likely the City will not need to use any reserve
dollars in 2019 for s w and ice removal.
2019 CITY IN VES TMEATS REVIEW
Mr. Dickinson reviewed the iestments report, explaining the Public Works and Community
Center improvements. Mr. Dicke on stated the City has a small amount invested in more than
ten years because the return on lon er term investments is not much different than short term
investments.
OTHER B USINESS
Mr. Janish presented photos of developments tha represented densities to give Council and the
public a visual of what certain densities would look 1 e. Staff has submitted some of these photos
to the Met Council.
Mr. Janish stated there are homeowners who would like to stall solar panels on their property.
He explained the City's ordinance that limits ground installed s\update.
ls to 400 square and only
allowed in R-1 districts. The installation corporation would lity to amend the code to
allow for more square footage of solar panels. Mr. Dickinson e square footage needs to
be increased to make it viable for a homeowners and installaaures. Councilmember
Bukkila stated she is open to looking at a proposal from staff e code. Mayor Trude
stated the ordinance is strict and at the time it was adopted, thet a 1 e demand for solar
panels. She stated she is open to reviewing the ordinance asith a fo us on aesthetics,
screening and glare. Staff will bring forward options for an orpdate.
ADJOURNMENT
Motion by Bukkila, Seconded by Holthus, to adjourn. Motion carried unanimously. The
adjourned at 8:55 p.m.
Respectfully submitted,
Shari Kunza, Recording Secretary