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HomeMy WebLinkAbout02.09.211685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 . (763) 755-5100 FAX (763) 755-8923 • WWW.CI.ANDOVER.MN.US Andover Planning and Zoning Commission Meeting Agenda February 9, 2021 Andover City Hall Council Chambers 7:00 P.M. 1. Call to Order 2. Pledge of Allegiance 3. Oath of Office — Commissioners Karen Godfrey & Nick Loehlein 4. Appointment of Chairperson and Vice Chairperson — (effective next meeting) 5. Approval of Minutes — December 8, 2020 Regular Meeting 6. Public Hearing — Sketch Plan Review —1326 & 1346-161 st Ave NW — Tamarack Land Development, LLC (Applicant) 7. Public Hearing — Comprehensive Plan Amendment — PID# 24-32-24-43-0001 — City of Andover (Applicant) 8. Public Hearing — Comprehensive Plan Text Amendment — City of Andover (Applicant) 9. Other Business 10. Adjournment Please note: Some or all members of the Andover Planning & Zoning Commission may participate in the February 9, 2021 meeting by telephone or video conference call rather than by being physically present at the Commission's regular meeting place at the Andover City Hall, 1685 Crosstown Blvd NW, Andover, MN 55304. Members of the public can watch the meeting live on the government access channel, web stream via QCTV.org or physically attend at Andover City Hall. Please keel) in mind that seating in the City Council Chambers is currently very limited as appropriate social distancing will be practiced by the Commission and visitors. The public can also participate in the public hearing remotely through the video conference call. A link to the call will be available on the Planning Department website the day of the meeting. IL IL• 7 IL L E 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.AN DOVE RM N.GOV TO: Planning and Zoning Commissioners FROM: Peter Hellegers, City Planner SUBJECT: Swearing in of Commissioners Karen Godfrey and Nick Loehlein DATE: February 9, 2021 Commissioners Godfrey and Loehlein have been reappointed to the Planning Commission by the City Council to the Commission and will take an Oath of Office. The terms for Commissioners Godfrey and Loehlein will end on January 1, 2024. Respec lly submitted, Peter kellegerws'"� City Planner •L 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners FROM: Peter Hellegers, City Planner SUBJECT: Appointment of Chairperson and Vice Chairperson DATE: February 9, 2021 DISCUSSION The Commission is requested to nominate and appoint a Chairperson and Vice Chairperson. Commissioner Koehler is the current Chairperson and Commissioner Godfrey is the current Vice Chairperson. Respectfulk submitted, Peter Help ers g City Planner 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 . (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners FROM: Joe Janish, Community Development Director SUBJECT: Approval of Minutes — December 8, 2020 Regular Meeting DATE: February 9, 2021 RE UEST The Planning and Zoning Commission is requested to approve the December 8, 2020 Regular meeting minutes. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 PLANNINGAND ZONING COMMISSION REGULAR MEETING — DECEMBER 8, 2020 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Bert Koehler IV on December 8, 2020, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Karen Godfrey, Mary VanderLaan, Scott Hudson (remote), Nick Loehlein (remote), Marni Elias (remote), and Wes Volkenant Commissioners absent: None Also present: Community Development Director Joe Janish City Planner Peter Hellegers Associate Planner Jake Griffiths Others PLEDGE OFALLEGL41VCE Associate Planner Griffiths explained the meeting process and mask mandate pertaining to public meetings. APPROVAL OFMINUTES November 24, 2020 Regular Meeting Mr. Griffiths requested a change to Page 8 line 24 and 25: "Mr. Griffiths said the utilities will move from west to east." Motion by Godfrey, seconded by Volkenant, to approve the November 24, 2020 Regular Meeting Minutes as amended. Motion was taken by roll call: Volkenant - aye Koehler - present Godfrey - aye Hudson - aye Elias — aye VanderLaan -present Loehlein - aye Motion carries 5 ayes, 2 present (Koehler and VanderLaan) Regular Andover Planning and Zoning Commission Meeting Minutes — December 8, 2020 Page 2 1 2 PUBLIC HEARING. Interim Use Permit — Mining & Land Reclamation — PID# 07- 3 32-24-34-0002 — Darren Lazan (Applicant) 5 Associate Planner Griffiths stated the Commission is asked to review an Interim Use Permit 6 for Mining and Land Reclamation for the Meadows at Petersen Farms. Mr. Griffiths 7 identified the location of the property and reviewed the background of the Meadows of 8 Petersen Farms. He stated the applicant is requesting an Interim Use Permit (IUP) for the 9 creation of a 100,000 cubic yard stockpile of fill that would be located outside of the plat 10 boundary which would be utilized during future phases of development. 11 12 Mr. Griffiths explained since the applicant is proposing land reclamation utilizing in excess 13 of 400 cubic yards, an IUP is required pursuant to City Code 12-16-1 and 12-16-2. Mr. 14 Griffiths stated the City attempts to give applicants flexibility in cases such as these and 15 has proposed the ability to store 120,000 cubic yards of fill and set the expiration date on 16 December 15, 2025. Mr. Griffiths presented the draft grading plan for the proposed 17 stockpile and showed photos of what it looks like. He stated the City has standards for the 18 type of fill, the haul route of trucks, and erosion control. 19 20 Commissioner Volkenant asked Nov 9 memo — stated the IUP expires as Phase 3 begins. 21 Mr. Griffiths states staff works with the applicant to set a reasonable date. The applicant 22 requested that it expire as Phase 3 begins and the City set a specific date so if Phase 3 has 23 not begun, the applicant will need to return to the City and apply again. 24 25 Chairperson Koehler stated the City has proposed a buffer of 20% and asked if the area 26 storing the fill is capable of accommodating the extra fill. Mr. Griffiths replied it is capable. 27 28 Motion by VanderLaan, seconded by Godfrey to open the public hearing at 7:42 p.m. 29 Motion was taken by roll call: 3o Godfrey - aye 31 Koehler — aye 32 VanderLaan - aye 33 Volkenant - aye 34 Hudson - aye 35 Elias - aye 36 Loehlein - aye 37 Motion carries unanimously. 38 39 Jason Osberg, with JD Andover Holdings, came forward and stated he is the applicant with 40 Darren Lazan. He stated is present for any questions and affirms the facts in the staff 41 report. He explained he is hoping to build Phase 3 in 2023. 42 43 Commissioner VanderLaan stated she had residents asking her about the timetable for the 44 destruction of the buildings. Mr. Osberg stated it will likely be mass destruction in a short 45 amount of time. He said he does not know when it will happen. He explained the buildings 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 Regular Andover Planning and Zoning Commission Meeting Minutes — December 8, 2020 Page 3 are weathered and decayed. He said he is working closely with the Petersen family on the timetable. Motion by Volkenant, seconded by Godfrey, to close the public hearing at 8:17 p.m. Motion was taken by roll call: Godfrey - aye Koehler — aye Vanderl-aan - aye Volkenant - aye Hudson - aye Elias - aye Loehlein - aye Motion carries unanimously. Motion by VanderLaan, seconded by Elias, to recommend approval of a Resolution Granting an Interim Use Permit for Mining and Land Reclamation at PID# # 07-32-24-34- 0002. Motion was taken by roll call: Godfrey - aye Koehler — aye VanderLaan - aye Volkenant - aye Hudson - aye Elias - aye Loehlein - aye Motion carries unanimously. Mr. Griffiths stated the item will go to the City Council on December 15. PUBLIC HEARING. SKETC"UD CONCEPT PLAN - PID# 30-32-24-43-0001 — CAPSTONE HOMES, INC. (APPLICANT) 2020 Associate Planner Griffiths stated the Commission is asked to review the sketch plan, provide comments to the applicant, and conduct a public hearing for Capstone Homes. Mr. Griffiths identified the location of the proposed development. Motion by VanderLaan, seconded by Godfrey, to recess at 7:22 p.m. Motion was taken by roll call: Godfrey - aye Koehler — aye VanderLaan - aye Volkenant - aye Hudson - aye Elias - aye Loehlein - aye 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 Regular Andover Planning and Zoning Commission Meeting Minutes — December 8, 2020 Page 4 Motion carries unanimously. Chairperson Koehler reconvened the meeting at 7:29 p.m. Mr. Griffiths identified the location of the proposed development on the south side of Bunker Lake Boulevard. He reviewed the definition and purpose of a PUD and sketch plan. Mr. Griffiths gave background information on the Comprehensive Plan, density requirements, and how it relates to the current development proposal. He stated the area is zoned for Urban Residential Medium which is 8 to 12 units per acre and the development is proposing 5.78 units per acre. Mr. Griffiths showed the access points, the utility connections, tree preservation plan, screening and buffering plan, and stormwater management. Mr. Griffiths showed the PUD Review Criteria and presented the proposed PUD standards. He stated they are requesting changes to the lot depth and width, cul-de-sac length, and setbacks. Mr. Griffiths displayed an updated sketch plan to the Commission. He stated the density of 5.78 units per acre is an issue and staff are looking at solutions to meet the Met Council's density goal. Mr. Griffiths stated solutions include to transfer the density shortage to the north side of the property or go through a Comprehensive Plan Amendment. Mr. Griffiths pointed out the Fire Department comments and their concern about servicing the area if there is no left turn in lane. Commissioner Godfrey commended staff and the developer for the 40-foot buffer along Bunker Lake Boulevard. She asked Mr. Griffiths to discuss the loss of trees and drainage into the existing pond. Mr. Griffiths stated there needs to be access to the pond and he is not sure if there are trees that will need to come down. Commissioner Volkenant asked Mr. Griffiths to share why there cannot be a connection to Anoka on 4151 Avenue. Mr. Griffiths stated the Park and Recreation recommended cash in lieu of land for Park Dedication Fees. Mr. Griffiths stated the City of Anoka passed a resolution in 2011 that prohibits the access of Andover to 4 1 " Avenue and Anoka utilities. Commissioner Volkenant asked if the City has had conversations with the County about a left turn lane into the development off of Bunker. Mr. Griffiths stated the City has talked to the County and replied the City and County agree that a'/4 access can be provided to the property. Commissioner VanderLaan asked why staff did not present a plan showing what an R-4 plat would look like, like they have done previously. Mr. Griffiths replied the property is currently zoned M-2, multiple dwelling, so there is no need to present that information. Commissioner Elias commented that a'/4 turn is extremely important along with access from the west end for emergency response. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 Regular Andover Planning and Zoning Commission Meeting Minutes — December 8, 2020 Page 5 Commissioner Volkenant stated he thought this area of Andover was slated for high density and the proposed development is not meeting the minimum density. He asked staff to provide the impact this will have on the north property if the density were to be transferred. Mr. Griffiths stated the shortage of density has to be made up somewhere in order to meet the Met Council's requirements. He stated a transfer is an option which would make the density on the northern property higher. Commissioner Volkenant asked what the density of the north property would be to meet the requirement. Mr. Griffiths replied the north property would need to add 18.5 units to meet the density requirements. Motion by VanderLaan, seconded by Volkenant to open the public hearing at 7:58 p.m. Motion was taken by roll call: Godfrey - aye Koehler — aye VanderLaan - aye Volkenant - aye Hudson - aye Elias - aye Loehlein - aye Motion carries unanimously. Chairperson Koehler explained the process to the public stating this is an opportunity to gather information to provide feedback to the developer and no decisions will be made. Tom Bakritges, with Capstone Homes, came forward to make a presentation to the Commission. He described the Liberty detached townhome product, the site plan, and offsite costs. He stated the demand for this product is high and has sold successfully in other communities. He stated they are priced in the low $300,000 and HOA maintained. Mr. Bakritges presented each townhome product and described the benefits of each. He discussed the setbacks and density. Mr. Bakritges stated it was important to provide trail access to the high school, parks, and library. He discussed the tree preservation plan and landscape buffering. Mr. Bakritges stated the offsite costs include the watermain loop and he would like the City to consider area wide sharing or a split with the north property. Mr. Bakritges stated when Bunker was improved, the'/4 access was not built constructed. He stated the costs will be remarkably high if they are required to provide this access. He gave examples of many other streets along Bunker that have right in right out access. He said it is not feasible for Capstone to build the access. Mr. Bakritges discussed the density and stated the transfer is feasible. He stated Capstone is applying for a PUD so they can provide a quality product with a reasonable density. Mr. Mattson, 824 41" Avenue in Anoka, came forward on Zoom and stated he was concerned about what is going in across the street from him. He said he likes the homes and no longer has concerns. Regular Andover Planning and Zoning Commission Meeting Minutes — December 8, 2020 Page 6 2 Commissioner Volkenant asked if Capstone has attached townhomes to meet the density 3 requirement. Mr. Bakritges stated they do not provide attached townhomes. 5 Commissioner VanderLaan asked what Mr. Bakritges meant when he asked the City to 6 consider area wide sharing for the watermain loop. Mr. Bakritges stated the City has area 7 wide fees for the water system and asked that it be funded through the trunk fees. 9 Commissioner Godfrey stated she heard different numbers for the right-of-way and asked 10 him to clarify the number. Mr. Bakritges stated they originally proposed a 50-foot right - II of -way and the City requested a 60-foot right-of-way. He stated they made the change and 12 as a result, the properties on the east side were reduced in depth by 5 feet. 13 14 Commissioner Hudson stated the'/4 access is something that needs to be constructed and 15 asked if $3,000 per lot was too high of an impact. Mr. Bakritges stated it is a fair 16 assessment. He said Bunker Lake Boulevard has set a precedent for right -in and right -out, 17 especially for a small development like this. 18 19 Commissioner Hudson asked how Mr. Bakritges feels about a'/4 access to the property to 20 the north since it is higher density. Mr. Bakritges stated the north side is guided commercial 21 along Bunker and 7t1. He stated an apartment building is planned and they will need access 22 due to their density. 23 24 Commissioner Loehlein stated he feels the 3/4 turn is important and said the County and 25 City will make the final determination. He stated he likes the product that is proposed. 26 27 Commissioner Elias stated it is not easy for a fire truck to make a U-turn and feels the 28 turn is important. 29 30 Mr. Bakritges stated it is unfortunate that the City of Anoka is not allowing access to 41" 31 Avenue which could solve the problem of access and utilities. 32 33 Chairperson Koehler asked Mr. Bakritges if the HOA covers snowplowing. Mr. Bakritges 34 stated snowplowing is not proposed. Chairperson Koehler asked if the HOA supervises 35 architecture and landscaping. Mr. Bakritges replied yes. 36 37 Mr. Griffiths stated staff received an email Jodi Hicks -Trick, Anoka, asking 10 questions: 38 1. Where will the stormwater go? Stormwater will run to the basin located to the east 39 in the City of Andover. 40 2. Will visitors park on the street and on 41" Avenue? Staff will have a conversation 41 about where visitors will park, but the City of Anoka determines parking on their 42 streets. 43 3. This development will put extra traffic on Bunker Lake Boulevard. Staff replied- 44 without having access to 41" in Anoka, there is no other option. Regular Andover Planning and Zoning Commission Meeting Minutes — December 8, 2020 Page 7 1 4. Andover doesn't have a police force and it will place the burden on Anoka Police 2 and residents. Andover does have a police force, contracted through Anoka County 3 Sheriffs Department. 4 5. Are dogs allowed? The decision is up to the HOA. 5 6. What will happen to the fence? The fence will remain. 6 7. Why wasn't this area zoned single family housing? The area is zoned single family 7 with a higher density product. 8 8. Question on the notification process. Staff followed City Code and goes above what 9 the State requires. 10 Mr. Griffiths stated the other questions were answered by the presentation. 11 12 Commissioner Volkenant asked Mr. Bakritges if visitors would be able to park on 415` 13 Avenue if there is a fence and no access. Mr. Bakritges stated the fence and tree line are to 14 remain. He said the residents will not be able to cross to 41"Avenue. 15 16 Commissioner Volkenant stated he is strongly in favor of % access. He explained the other 17 right -in and right -out streets on Bunker are serviced by a fire station that comes in from the 18 direction of making a right turn. He stated since there is not a secondary access, he supports 19 a 3/4 access. 20 21 Steve Bono, Capstone Homes, came forward and stated the 3/4 access is an issue up for 22 discussion. He said it is quite common for U-turns to be made on Bunker Lake Boulevard 23 and common in many other cities. He asked that they be treated like other areas along 24 Bunker Lake Boulevard. 25 26 Motion by Hudson, seconded by Godfrey, to close the public hearing at 8:50 p.m. 27 Motion was taken by roll call: 28 Godfrey - aye 29 Koehler — aye 30 VanderLaan - aye 31 Volkenant - aye 32 Hudson - aye 33 Elias - aye 34 Loehlein - aye 35 Motion carries unanimously. 36 37 Chairperson Koehler summarized the Commission's concern about the % access turn. 38 Commissioner Elias commented that the right -in and right -out streets on Bunker have a 39 secondary access point. She stated one way in and out is very dangerous and the cost is 40 minimal compared to safety. Chairperson Koehler agreed and stated a revised plan with a 41 1/4 turn is highly recommended. Commissioner VanderLaan stated when precedence is 42 looked at, it does not mean that it was done right. She stated the City has high standards 43 and safety is a priority. 44 45 Chairperson Koehler asked for comments on the density of the project. Regular Andover Planning and Zoning Commission Meeting Minutes — December 8, 2020 Page 8 2 Commissioner Volkenant stated the product is a lovely one, but he does not understand 3 why this development is going in this location. He said the City has an issue with density 4 and it's going to have to make up for it somewhere. He stated he does not support 5 transferring the density to the north property. He stated the area is built for higher density 6 living aimed at a younger demographic. 8 Commissioner Godfrey stated Andover has struggled with density and has designated this 9 area for higher density. She stated the City is fortunate to have a high -quality builder 10 providing a high -quality product. She believes it is possible to transfer the density to the 11 north property and still provide a good product. Commissioner Godfrey stated it is perfectly 12 reasonable. 13 14 Commissioner VanderLaan stated she agrees with Commissioner Godfrey. She said 15 nowhere else in the City can they transfer density in this manner, and she is in favor of the 16 swap. 17 18 Chairperson Koehler stated he thinks there needs to be more discussion about how this will 19 impact the north property and what it will look like. Chairperson Koehler stated if staff 20 believes the swap can be made, then he is supports it. Mr. Griffiths replied the plan 21 presented tonight is the most efficient you will get with a detached product. He stated if 22 you move the units to the north side may result in a small apartment building to meet the 23 density. 24 25 Chairperson Koehler stated the north property has two access points, one off Bunker and 26 one off 7th and can handle the higher density. 27 28 Chairperson Koehler asked if visitor parking was an issue. Commissioner VanderLaan 29 stated the parking issue is moot because the street is standard width and allows for parking. 30 31 Chairperson Koehler asked where the snow will be placed in this neighborhood. Mr. 32 Griffiths stated the City encouraged the wider right-of-way to accommodate the snow and 33 satisfies City staff. 34 35 Commissioner Volkenant asked whose responsibility is it to care for the stubs off the main 36 road. Mr. Griffiths stated the issue has been resolved. 37 38 Mr. Griffiths stated the item will go to the City Council on Tuesday, December 15, 2020. 39 40 OTHER BUSINESS 41 42 Mr. Griffiths updated the Commission on the plan they reviewed at their last meeting. 43 44 Mr. Griffiths stated the Commission has a tentative meeting on January 12, 2021. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Regular Andover Planning and Zoning Commission Meeting Minutes — December 8, 2020 Page 9 Chairperson Koehler thanked Commissioner Godfrey for running the meetings while he was absent. He wished everyone a happy holiday. No other business. ADJOURNMENT Motion by Volkenant, seconded by VanderLaan, to adjourn the meeting at 9:13 p.m. Motion was taken by roll call: Godfrey - aye Koehler — aye VanderLaan - aye Volkenant - aye Hudson - aye Elias - aye Loehlein - aye Motion carries unanimously. Respectfully Submitted, Shari Kunza, Recording Secretary Timesaver OffSite Secretarial, Inc. C I T Y O F NDOVE 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 . WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners f� CC: Joe Janish, Community Development Director ' / FROM: Jake Griffiths, Associate Planner SUBJECT: PUBLIC HEARING: Sketch Plan Review — 1326 & 1346 161 st Ave NW — Tamarack Land Development, LLC (Applicant) DATE: February 9, 2021 INTRODUCTION The Planning and Zoning Commission is asked to review a sketch plan for a proposed 22-lot urban development located at 1326 & 1346 — 161st Ave NW. A map showing the site location is attached for your review. What is a Sketch Plan? A sketch plan is used to provide feedback to the developer through the Andover Review Committee (ARC), Planning and Zoning Commission, Park and Recreation Commission, and City Council without taking formal action. Please note that this application is for a "typical" sketch plan and is not a PUD Concept Plan as the proposed development meets R-4 zoning district requirements. DISCUSSION The Andover Review Committee (ARC) has reviewed the sketch plan and submitted comments to the developer. These comments have been attached for your review. Staff suggests the comments be reviewed as part of tonight's meeting. Conformance with Local and Regional Plans and Ordinances 1. The property is located within the Metropolitan Urban Service Area (MUSA) boundary. 2. The property will be required to be rezoned from R-1: Single Family Rural to R-4: Single Family Urban. 3. The proposed development will need a variance to increase the length of a cul-de-sac beyond 500 feet. 4. Overall density for the development will need to be reviewed at the time of Preliminary Plat application. Access There are four proposed access points into the site that connect to the existing streets of the surrounding neighborhood. Access from 161 st Ave NW to the north of the site is not feasible and no other "new" access can be created. All proposed access points would terminate in permanent cul-de-sacs, except the extension of 159th Lane NW which would serve an adjacent property when it develops in the future. The northern most access is an extension of 160th Lane NW and would serve 8 lots. The second access is an extension of 159th Lane NW and would serve 8 lots. The third access is an extension of 158th Lane NW and would serve 4 lots. And the southernmost access would be an extension of Avocet St NW which would serve 2 lots. The southernmost access will require a variance because it increases the length of a cul-de-sac beyond 500 feet. Note that the existing temporary cul-de-sac was granted a variance at the time the surrounding neighborhood was developed. The extension of this cul-de-sac would create an additional 70 feet of roadway and terminate with a permanent cul-de-sac. The variance would be handled as part of the preliminary plat application. Lots & Homes The R-4 zoning district includes lot size requirements of 11,400 square feet and lot widths of 80 feet at the front yard setback line. The applicant's proposal appears to meet R-4 zoning district requirements. Proposed lot sizes range from 14,965 square feet to 119,633 square feet. Note that limitations due to the location of existing roadways, the amount of fill that would be needed, floodplain etc. cause some lots to be abnormally large for the R-4 zoning district. The applicant has not provided proposed home elevations at this time; however, they have indicated to staff that their intent is to build a detached single-family product that is similar to the surrounding neighborhood. The existing home is proposed to remain on the site as shown on Lot 2. Utilities Each of the lots will be served by municipal sewer and water. During modeling of the City's sanitary sewer system, 27-28 sewer connections had been anticipated for this property, with additional connections allocated for adjacent properties with development potential. The applicant is proposing 22 lots which is 5-6 less connections than what had been anticipated for this property. Wetlands/Floodplain There are wetlands and floodplain located within the sketch plan area. A map has been attached that shows the existing wetland and floodplain information according to available data. The wetlands will be required to be delineated and the report will need to be submitted as part of the Preliminary Plat process, A native plant inventory from the Department of Natural Resources may also be required. Density The site is within the Urban Residential Low (URL) land use district with a guided density of between 2.4 — 4.0 units per acre. Based on the information available at this time it appears as though the site may not be able to meet the minimum net density requirements due to sewer capacity issues in the area, presence of a significant amount of floodplain and wetlands, and the characteristics of the surrounding neighborhood. Staff has been in contact with the Metropolitan Council and the applicant regarding this discrepancy and will have it resolved during future submittals. For the sake of the Commission's review, please assume that the property meets density requirements. Coordination with other Agencies The developer and/or owner are responsible to obtain all necessary permits including but not limited to those required by the Department of Natural Resources, U.S. Army Corp of Engineers, Minnesota Pollution Control Agency, CCWD, LRRWMO, etc. Initial contact shall be made with the City Engineering Department regarding this item. Park and Recreation Commission Review The Park and Recreation Commission is scheduled to review this application at their February 4, 2021 meeting. Staff will provide an update at the meeting regarding the Park and Recreation Commission's review. NEXT STEPS Based on feedback received on the sketch plan, the applicant will modify the layout and make application for Preliminary Plat, Rezoning, Final Plat and any other submittals to seek their desired outcome. ACTION REQUESTED The Planning and Zoning Commission is asked to hold a public hearing, take public feedback on the proposed sketch plan and informally advise the applicant on adjustments to the proposed project to conform to local ordinances and review criteria. City staff will also share these comments with the City Council. �esggctfully subm' d, /akeriffiths iate Planner Attachments Location Map Wetlands/Floodplain Map Staff Comments Applicant Letter Sketch Plan CC: Brian Theis, Tamarack Land Development LLC (Via Email) 17S ikINL)OVLK Estimated Wetlands/Floodplain ',!q°a,�.,�•Fi176 1 {: 4353' 16Y67 16164 16157TS � ." • ] 487,a •,�� - i l 1,74 ] ION r]•0641 16141 s+' ,161:18 I ; r }aA,, 161 1376' 1352 tr`1177 k16127y y .+i1 11II �]G177 r . +'-„ ���. '. — 1(i1.24 105" 16119,r 1483n1459 rr �- 1G0 - , l } Q:': #� ' 1 084 16093' ',16082 N�:c r �.149i 1606; t. i �•`16066 0; 160 p 16034 160 1 074. G063 - ,16050 E - 1-:.i 16023 1 064 _ 16034 ]GOl 5-•+ 7457 1�987-• r/` 1;t19.87fi, ]s0a_�1113v 1091 1r 991 � 15976 1'597)326 15999 , 112 $ 15964 t' r ! p , rti ] 254 15989 r. 15J�J i 71 .,.•s ,r r 1132 95.»»....r ( 155 1,i9 ,,.. s716 r' 159 8 1144 1 s ]SJ44 964 15968 1.193 ' " 15984 r. 1° rl� 9ti: r 159 .��11!' 1 15978 + r 1,5934.'tg3s? 159 30 ` .15958 1.157 15924 159221.59211 15948 15968 r r t r } 1433 8 =1591.1 .15910� �� 15913 15921�11Z017115964 `15910 r� m r 15[)2 c u74]2 15tti 1 4, } Ly5894 _ � ,. � •,� i 1 5873y ''• 15881 15879 - i J I 8fi1 r c; t 15866 Y 64 51,5905 1.itS i[I _ " 158 - 1587. 15853 14 70• 1>837 _ - �.�,.r �- 15825 1585837 158,1 i39 11 3 �7 15813 15825 ] 5823v► t 15801 1" 1�581�1-1�3810 �1s8 3 -. I 1 1 .ii6 - 1578s ' -1 781 15759 5 i ,v._ e ] 768 "•h s 157-7 . 1 13741 4'ti'Y t 1 72 1165 15729 15717 40r� l 189i.:1'162 rISM 157_UZ 21570'. I ]313GM 15637 a �99 142 6� <J w �� jl: 0',.• A� 63 Date Created: February 02, 2021 Disclaimer. The provider makes no representation or warranties with respect to the reuse of this data. CITY OF ..-4 - 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 . (763) 755-5100 FAX (763) 755-8923 • WWW.AN DOVE RM N.GOV MEMMANDDlltl TO: Jake Griffiths, Associate Planner FROM: David Berkowitz, Director of Public Works/City Engineer Jason Law, Asst. City Engineer DATE: January 26, 2021 REFERENCE: Lashinski Property/Sketch Plan/Review #1 The following comments are regarding Review #1: 1. There is sufficient sewer and water capacity to serve the proposed development. 2. A wetland delineation report is required. Noted 3. Stormwater design shall meet requirements of the City's Stormwater Management Plan and Coon Creek Watershed District requirements. The northern portion of this site flows east into the Lower Rum River WMO. Coordination may be required with the LRRWMO. Noted 4. The Outlot proposed in the middle of the plat shall either be connected to an adjacent parcel, or, if the Park Commission decides to expand the park to the west, be tied into the park. This project is being brought forward to the Park Commission on 214/21 for their recommendation on if additional property is desired. Waiting for Park Commission review 5. Developer would be responsible for removing existing temporary cul de sac on Avocet Street and restoring adjacent properties front yards and driveways to existing or better condition. Noted 6. 160'h Lane should be constructed without the proposed curve as this would result in the property to the west losing one or more potential lots. Revised concept 7. A temporary cul de sac is required on the west end of 160t" Lane NW. Extend to 5' off west property line. Added temp cul de sac 8. Additional comments pending further review. Note: It is a requirement that the Developer respond to each of these items in writing (get dlclfta! copy from City and type responses below original comment) when re -submitting the revised plat to the City. If you have any questions, feel free to contact Jason Law, Assistant City Engineer at (763) 767-5130 or David Berkowitz, Director of Public Works/City Engineer at (763) 767-5133. 1i,84 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 . (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV MEMOATARDOW TO: Brian Theis, Tamarack Land Development FROM: Jake Griffiths, Associate Planner DATE: January 26, 2021 REFERENCE: Lashinski Property Sketch Plan / Review #1 The following comments are regarding Review #1 of the above referenced application: 1. Rezoning from R-1: Single -Family Rural to R-4: Single -Family Urban required at the time of preliminary plat application. Noted 2. The accessory structure shown on Lot 7 would need to be removed or relocated to a permitted location on Lot 2. The accessory structure cannot remain on a parcel that will be under different ownership after subdivision occurs. Shed will be removed as noted on revised concept 3. Extra right-of-way appears to be shown on Lots 8 and 9. Please update right-of-way boundary on plan to be consistent with other properties. Setback lines were revised 4. A variance will be required to increase cul-de-sac length beyond 500 ft. This will be handled during the preliminary plat approval process and will not require an additional application or application fee. Please update plan set to show distance from center of any proposed permanent cul-de-sacs to their origin. For example, measure the distance from the center of the farthest south cul-de-sac to the intersection of Avocet Street NW & 159th Lane NW running along the center line of the roadway and identify that distance on the plan. Cul de sac lengths are noted on the revised concept 5. Minimum net density is currently guided as Urban Residential Low (URL) at between 2.4 — 4.0 units per acre. Based on sketch plan review, it appears as though the proposal may not meet the minimum net density of 2.4 units per acre. City staff understand that due to sewer capacity issues, the characteristics of the surrounding neighborhood, topography of the site, wetlands, etc. meeting 2.4 units per acre may not be feasible. Accordingly, city staff have been in conversation with the Metropolitan Council on how to bring this development through the approval process. City staff will be in touch with the applicant as soon as direction is provided. Noted 6. Additional comments pending further review. Note: It is a requirement that the Developer respond to each of these items in writing when re- submitting the revised application to the City. If you have any questions, feel free to contact Jake Griffiths, Associate Planner at 763-767-5142. TAMARACK LAND DEVE110P3tEN'1' 1536 Beachcomber Blvd. Waconia, MN 55387 January 12, 2021 City of Andover Planning and Zoning Commission 1685 Crosstown Blvd. NW Andover, MN 55304 To the Andover Planning Commission members, Over the past few months, Tamarack Land Development, LLC has coordinated with Andover city staff to design a concept for the properties located at 1326 161 st Ave. and 1346 161 st Ave NW, which we are pleased to submit for your consideration. The development site will be subdivided into 22 single-family residential lots (21 new lots in addition to the existing home, which will remain). We are proposing 80' wide minimum lots, which meets the R-4 Single Family zoning district consistent with the adjacent properties. The design incorporates wetlands and efficient lot placement to create a pleasant neighborhood that will blend into the existing landscape. In addition, a proposed outlot adjacent to the city park will provide a link for residents to enjoy access to additional green space and recreation. Projected growth in Andover has also been taken into account with the extension of 160th Lane, which will make a connection to Avocet Street possible in the future. After reviewing previous plans for this land, we have taken great care to craft a plan that reduces the amount of fill material needed and truck traffic during construction. The previous plan was for two center cul-de-sacs to be connected, creating a through street. The site would have been approximately 40,000 cubic yards short of fill material which would have resulted in hundreds of truckloads of material being brought in to make up the deficit. Our plan uses the existing land in a more efficient way and will minimize the construction traffic during grading. We look forward to working further with City staff to develop this beautiful area of Andover, MN. Sincerely, OMw1U, Dale Willenbring, Owner, Tamarack Land Development, LLC N N 0 _� o U I 1 = o N N ..0 568 � W Lu ____ V) 006 _ ___.-._ Z _. _-- -- y. ___....._ .. 0 a a u 9e W Z _ 6 O ae U O Z �^ LLJ ---------------- LJ dd 6 (f) \ I II I 1 _ Z06 ❑i \ l Y I I I -- / y 7 I I A .- L I ZO6 L P %O .li 906 y� 906-- I p N O �� �P •. I I\II 1 L.1_ I, J]iI 1UJ IL ------ ------- 3 JL_S ¢_ L----Z16___ / W --- r - --� r--- it ii (i �3 i Y Z O A t(( C) 11 \6 LL l^ III r. IL /i _�I II ice. 1 1i Q cQQ 906 it I �\.. 1 __w r_�� _gas- 1 _ m j al ____ MM II itF ,1l li I li y y...0...6 j Ih06 T.1' 1 1 j ee j Wn BIOSI } 1 --- gg r,- w II Ep 11 �I .fie• j n } 1 i .-�-.ems • 1� �� ,.I ��� f= b `Il Y00. IJ III111 �06 \I j i� II S ase I f NFU I �p j 3 �� I:bl 5\2. ■ � I i 368 i I I 969 I I E I'• j 1 4 I j � It Z Z It C6 L06 i I Z W W O W U Q Z W C.)W fn t I LR nr_i5. 2s I 1 B69g qqq a J I /'� 4 06 v j 9Be I - lip - - -- --, -T--c�: ------ yy og �A I I 1 Y� W IY Zsa6 -i 1 viv vv��6 �s $B$iA I _f *06 r __ I I(� •__ l i �4 HIM Sri 33 S � L I 1 I l _ v c.w .w�. `` V'N/k 11L'I.W PIJ WI L1Ptt OL 9/YI'J 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 . (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners FROM: Jake Griffiths, Associate Planner SUBJECT: Supplemental Information for Item #6. Public Hearing — Sketch Plan Review — 1326 & 1346161st Ave NW — Tamarack Land Development, LLC (Applicant) DATE: February 9, 2021 The Planning and Zoning Commission is requested to receive the following supplemental information. Public Comments Received: Public comments received prior to the Planning & Zoning Commission meeting are attached for your review and should be included as part of the public hearing. Park & Recreation Commission Review: At the February 4, 2021 Park & Recreation Commission meeting, the Commission reviewed the sketch plan application and unanimously recommended cash -in -lieu of land for park dedication requirements. The majority of discussion centered around the difficulty of adding any additional parkland due to the presence of floodplain and wetlands immediately adjacent to the existing park. Staff Review #2 Comments: Since the time of packet publication, City Staff have completed Review #2 of the sketch plan application and staff comments are attached. Staff suggests the comments be reviewed as part of tonight's meeting. Respectfully submitted, ake Griffiths associate Planner Attachments Public Comments Staff Review #2 Comments Jake Griffiths From: Christy Malone Sent: Sunday, January 31, 2021 2:21 PM To: PublicComments Subject: Sketch Plan Follow Up Flag: Follow up Flag Status: Completed EXTERNAL EMAIL ALERT: This message originated from outside the City of Andover email system. Use Caution when clicking hyperlinks, downloading pictures or opening attachments. Hello, This email is in regards to a letter we received related to properties located at 1326 & 1346 -161st Ave NW proposed 22 lot resedential development by Tamarack Land. We live at 1333 156th Ln NW, Andover, MN 55304 and would be negativity impacted by this development as would many of our neighbors. The whole reason we bought this home nearly 16 years ago is for the view in the backyard. We can't see any homes and just see nature and trees. When you walk into our home we have a huge picture window and you see immediately into our backyard. Most people who visit our home for the first time immediately comment on our beautiful view. Building homes takes away why we fell in love with this house and would negativity impact our property value and our happiness here. You would also be killing the homes of many eagles, woodpeckers, owls, deer, foxes, rabbits, frogs and more. We often see many of those animals and they bring a sense of peace to a crazy world. In the summer we can hear the frogs and birds all night long and we love it. The children of the neighborhood also love that land. They have built forts and other things. My kids enjoy hiking back there. We have such minimal green space left in Andover. I don't want to see our neighborhood lose it's best feature. Because the property behind us is dried up wet lands it floods every spring. So much so that the wood chips in our backyard float. There have been several years when the water has been so high it has almost fully covered the legs of our giant trampoline. It would truly be a shame to loose everything I have mentioned for 22 homes. As tax paying citizens I hope you take into consideration the residents of our neighborhood and the negative impact to all of us. Please do not take our lack of attendance at the meeting as a lack of caring. My husband and I as well as many of our neighbors we have spoken to are so saddened and discouraged about this potential development and we are hopeful the current residence are of value to the city of Andover and are heard. Please acknowledge receipt of this email so I know these concerns will be considered. Sincerely, Bill & Christy Malone 1 1 0 - ;. 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV MBMOB"DI M TO: Brian Theis, Tamarack Land Development FROM: Jake Griffiths, Associate Planner DATE: February 5, 2021 REFERENCE: Lashinski Property Sketch Plan / Review #2 The following comments are regarding Review #2 of the above referenced application: 201. After the required change to the road alignment of 160th Lane NW, it appears as though the existing home is now situated behind the adjacent proposed home locations. This would potentially create an awkward site -line between the existing home and new construction. Since there is substantial depth to the lots in this area, consider staggering the adjacent properties farther back into the lots in a "V" pattern. 202. It does not appear that the existing home meets the 10' side yard setback on the house side. Please verify that this setback can be met. If not, a variance would be required and would require further evaluation from staff. 203. The City of Andover does not have any record of the septic system on the site. The system will have to be located and either removed or abandoned, and the existing home will be required to connect to City services. If the septic system happens to cross a property line, that part cannot be abandoned and would have to be removed. 204. Based on informal conversations between the City and Coon Creek Watershed District, it appears as through there may be an additional wetland not shown on the plan located in the vicinity of the northernmost infiltration basin. This may require future modifications to plans or additional permitting for wetland impacts. Please contact Coon Creek Watershed District for more information. 205. Additional comments pending further review. Note: It is a requirement that the Developer respond to each of these items in writing when re- submitting the revised application to the City. If you have any questions, feel free to contact Jake Griffiths, Associate Planner at 763-767-5142. 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners G COPY: Joe Janish, Community Development Director FROM: Peter Hellegers, City Planner SUBJECT: PUBLIC HEARING: Comprehensive Plan Amendment (CPA) (21-02) DATE: February 9, 2021 BACKGROUND On December 1, 2020, the Andover City Council reviewed a Concept Plan for future development of a 240-acre property consisting of some of the large 40-acre parcels and one 1.9- acre parcel at the eastern side of the property that have been part of the Holasek farm for many years. During the review of this concept the City discovered that the Metropolitan Urban Service Area (MUSA) boundary line did not extend around the eastern side of the development and would need to be altered before moving forward. However, when this was discovered it was too late to be included in the 2018 Comprehensive Plan Update (aka 2040 Comp Plan Update) which had already been submitted to the Metropolitan Council for review. Therefore, the City would need to amend the plan for this change after the Comp Plan Update was adopted. The City's 2018 Comprehensive Plan Update was reviewed by the Metropolitan Council on December 9, 2020 and adopted by the Andover City Council on December 15, 2020. DISCUSSION The Planning Commission is asked to review a comprehensive plan amendment for an unaddressed 1.9-acre parcel (24-32-24-43-0001) to change the Future Land Use designation for the parcel from Rural Residential to Transitional Residential, and to move the Metropolitan Urban Service Area (MUSA) boundary line from the westerly border of the parcel to its easterly border. The proposed CPA includes: 1. Change the land use designation from RR — Rural Residential to TR — Transitional Residential 2. Adjust the Metropolitan Urban Service Area (MUSA) boundary to extend around the easterly side of the subject parcel. FACTS Conformance with Local and Regional Plans and Ordinances 1. The City Council approved the 2018 Comprehensive Plan on December 15, 2020. 2. In December of 2020, the City reviewed a concept plan a 240-acre site, nearly all of which was located within the Metropolitan Urban Service Area (MUSA) boundary. However, during that process it came to the City's attention that a 1.9-acre parcel (24-32- 24-43-0001) was outside of the MUSA boundary and would need to be moved to accommodate any development of that parcel. 3. The subject property is currently guided as Rural Residential in the 2018 Comprehensive Plan. 4. The subject property does not meet the standards for minimum lot size (2.5-acre min.) and minimum lot width (300 feet min.), in corresponding Rural Residential zoning. 5. Development of the subject property would require the publicly dedicated roadway from the east to be extended more than 340 feet to the easterly property line, and through the property to provide access to the property and provide future connection to the property to the west. This would effectively divide the parcel into two smaller pieces, exacerbating the code deficiencies. 6. The proposed amendment would change the parcel to Transitional Residential, a designation that acknowledges future development of the site, in a manner consistent with the adjacent property to the west. 7. Transitional Residential contains properties that are currently zoned for rural residential uses (R-1, R-2, R-3). Property designated Transitional Residential may only be platted under urban residential guidelines and served by municipal utilities. Lot splits may only occur without municipal services under the requirements of the City Code. Any subdivision of property that results in lots less than 2.5 acres in size must be served with municipal sewer and water. - r uture Lana use PROCESS - ruture Lana use iviap Public Notice In accordance with City Code public hearing notice is published in the Anoka County Union Herald and mailed notice was provided to properties within 350 feet of the subject properties for the areas located within the MUSA boundary and to those properties within 700 feet located outside of the MUSA boundary, using GIS data provided by Anoka County. In addition, signs have been posted 150`'Lane/Evergreen Street to alert passersby of the proposed development plan. Any written correspondence that staff has received regarding this application has been included as an attachment. Review Criteria The Comprehensive Plan establishes criteria for review of amendment concerning a proposed land use change. The Planning and Zoning Commission should consider the amendments based on the following criteria: 1. Conditions have changed since the present land use designation was established such to warrant the proposed amendment or the present land use designation is in error. 2. The proposed land use is compatible with surrounding land uses and with the goals, objectives, and policies in the Comprehensive Plan. 3. There is capacity of public systems, facilities, and service to serve the proposed land use and capacity of these systems to serve other planned land uses is not adversely affected. 4. Agreement can be reached for the applicant of the proposed land use to pay for any increased capacity of public systems, facilities and services required to serve the proposed land use. 5. Potential impacts by the proposed land use on natural resources including vegetation, wetlands, floodplain, and other natural features can be avoided or sufficiently mitigated as determined by City Council. 6. To ensure a transition or buffer between urban and rural residential zoning districts. ACTIONS REQUESTED The Planning Commission is asked to: • Hold a public hearing and take public feedback on the proposed Comprehensive Plan Amendment • Make a recommendation to the City Council. Next Steps in CPA Process The Planning Commission's recommendation would be forwarded to the City Council. If the City Council authorizes submittal of the Comprehensive Plan Amendment, it would be forwarded to the Metropolitan Council for their consideration. If the Metropolitan Council recommends approval, then the amendment would return to the City Council for their adoption of the amendment. Attachments 1) Resolution 2) Location Map 3) Map of Existing and Proposed Future Land Use 4) Written Public Comments Received — (none as of 213121) Respectfully submitted, Pet e eg r , City Planner CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION AMENDING THE COMPREHENSIVE LAND USE PLAN OF THE CITY OF ANDOVER TO INCLUDE THE FOLLOWING: MOVE THE METROPOLITAN URBAN SERVICE AREA (MUSA) BOUNDARY TO INCLUDE THE PARCEL, AND CHANGE THE LAND USE DESIGNATION FROM RR — RURAL RESIDENTIAL TO TR — TRANSITIONAL RESIDENTIAL FOR THE FOLLOWING PARCEL: 24-32-24-43-0001 WHEREAS, the Metropolitan Urban Service Area (MUSA) boundary line is currently located at the western boundary of the subject parcel, and; WHEREAS, the 1.9-acre subject property is currently guided RR: Rural Residential in the adopted Comprehensive Plan and does not meet the standards for minimum lot size and minimum lot width, in the corresponding Single Family -Rural zoning, and; WHEREAS, the City proposes to amend the Land Use to TR: Transitional Residential which would be consistent with the property to the west, and; WHEREAS, a public hearing was held pursuant to state statutes, and; WHEREAS, the Planning and Zoning Commission recommends to the City Council approval of the amendment as requested, and; NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover has received the recommendation of the Planning and Zoning Commission and authorizes the following amendment to be submitted for review to the Metropolitan Council: 1. Change the land use designation from RR — Rural Residential to TR — Transitional Residential. 2. Move the MUSA boundary line to the easterly border of the subject property. Adopted by the City Council of the City of Andover on this 16th day of February 2021. CITY OF ANDOVER ATTEST: Michelle Hartner, Deputy City Clerk Sherri Bukkila, Mayor eNDOVER _ Proposed Comprehensive Plan / MUSA Amendment K Date Created January 26, 2020 Disclaimer. The provider makes no representation or warranties with respect to the reuse of this data. N aVOW MW 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Planning & Zoning Commissioners CC: Joe Janish, Community Development Director-1/ FROM: Jake Griffiths, Associate Planner SUBJECT: Public Hearing: Comprehensive Plan Text Amendment — City of Andover (Applicant) DATE: February 9, 2021 INTRODUCTION Through the adoption of the 2018 Comprehensive Plan update, the City of Andover was required to meet a planned overall density of 3.0 units per acre and affordable housing goals by the Metropolitan Council. Between 2018 and 2020 City staff had numerous conversations with the City Council, Planning & Zoning Commission and Met Council on how to meet these requirements. One of the ways in which the requirements were met, was by increasing the minimum net density of the Urban Residential Low (URL) land use from 1.75 to 2.4 units per acre. Through conversations with property owners, staff has become aware of several properties within the URL land use that may not be able to develop at 2.4 units per acre due to challenges on their property such as wetlands, floodplain, sewer capacity issues, etc. which limit development potential. After discovering this, staff had conversations with the Met Council on how to approach these properties when going through the City's approval process. After discussions with Met Council staff, it was determined that a Comprehensive Plan Amendment may be the most effective way to address this problem. Draft amendment language is attached for your review. The amendment staff is proposing would give the City Council a tool by which to approve development of certain properties below 2.4 units per acre provided that certain criteria are met and the City continues to meet the density and affordable housing goals as required by the Met Council. Staff will walk through the proposed amendment at the meeting and address any questions the Commission may have. ACTION REQUESTED The Planning and Zoning Commission is requested to hold a public hearing on the proposed comprehensive plan amendment and make a recommendation to the City Council. Res cc lly submitted, d ak�ths� ` Associate Planner Attachments Draft Comprehensive Plan Amendment Language Future Land Use Map Urban Residential Low Density (URL) district is established to create cohesive neighborhoods of single-family detached housing within the MUSA and with access to municipal sewer and water. Residential lots within this district are sized to allow efficient utilization of municipal infrastructure as well as to provide an area large enough to accommodate housing market demands. These neighborhoods must be protected from higher intensity uses with appropriate transitions. These transitions include natural features such as trees, wetlands, streams or major changes in topography. Man-made elements such as streets, parks or earth berms in combination with landscaping are also appropriate. When adjacent to arterial roadways, additional setback distance, landscaping and berms are required. Facilities that generate noise, traffic, and/or glare also require major separation from these neighborhoods. Minimum Lot Size Variable Density 2.4" to 4 units per acre PUD Density 4 units per acre City Utilities Required Corresponding Zoning Districts R-4 Single Family Urban Residential Type of Development Single -Family Detached Housing 'Areas within the Metropolitan Urban Service Area (MUSA) are calculated using net density, areas outside of the MUSA are calculated using gross density. "Areas guided Urban Residential Low that are also within the Transitional Residential district may qualify for a reduction in minimum density requirements. See the Transitional Residential district text on Page 2-15 for more information and specific standards. Transitional Residential (TR) District contains properties within the MUSA that are currently zoned for rural residential uses (R-1, R-2, and R-3). These properties are guided for urban development in 5-year stages as shown in Figure 2.5. Property designated Transitional Residential may only be platted under urban residential guidelines and served by municipal utilities. Lot splits may only occur without municipal services under the requirements of the City Code. Any subdivision of property that results in lots less than 2.5 acres in size must be served with municipal sewer and water. The Transitional Residential District also contains properties that when subdivided will have significant barriers to development. Therefore, properties that fall within the Urban Residential Low (URL) district and the Transitional Residential (TR) district at the time of preliminary plat application may qualify for a reduction in minimum density requirements. If a property meets three (3) or more of the criteria listed below, the City Council may approve a decrease in the minimum density requirements provided the proposed density does not fall below 1.75 units per acre: A. Adequate sanitary sewer or water capacity does not exist to develop the property at the minimum density. B. Previous subdivision of adjacent properties has provided limited access which restricts development potential. C. Meeting the minimum density would not be feasible due to the existence of poor soils, wetlands, floodplain, topography, hydrology or other limiting environmental condition. D. Property is located within a Shoreland District, Scenic River District, Wellhead Protection Area, or Drinking Water Supply Management Area due to State requirements towards limiting impacts to the above noted items. E. For infill type developments, the characteristics of the surrounding neighborhood would not support development of the property at the minimum density. In the event a density reduction is approved, the City Council shall also reallocate the difference in housing units to a property yet to be developed within the MUSA. The City Council will also ensure that any reallocation of density does not require a change to the property's guided land use. Alternatively, properties developed above the minimum density of its respective district shall count towards the reallocation difference. Any reallocation of housing units by the City Council shall maintain a planned overall density of 3.0 units per acre within the MUSA and maintain the City's Housing Affordability Goals. This shall be reported to the Metropolitan Council through the Plat Monitoring Program.