HomeMy WebLinkAbout07-26-221685 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
July 26, 2022
Andover City Hall
Council Chambers
7:00 p.m.
1. Call to Order
2. Pledge of Allegiance
3. Approval of Minutes — May 24, 2022 Regular Meeting
4. Public Hearing: Comprehensive Plan Amendment Request— PID# 23-32-24-33-0002 &
PID# 23-32-24-32-0006 — Text Amendment to URHL — Urban Residential High Low Land
Use District & Re -Guide Subject Properties from GC — General Commercial and URML —
Urban Residential Medium Low Density to the URHL — Urban Residential High Low Land
Use District — SilverCrest Development, LLC (Applicant)
5. Public Hearing: City Code Amendment Request — City Code 12-11: Residential Permitted,
Permitted Accessory, Conditional, Interim and Prohibited Uses — SilverCrest Development,
LLC (Applicant)
6. Public Hearing: Rezoning Request - PID# 23-32-24-33-0002 & PID# 23-32-24-32-0006 —
Rezone Properties from R-1: Single Family Rural to M-2: Multiple Dwelling High Low
Density — SilverCrest Development, LLC (Applicant)
7. Other Business
a. Reschedule August 9, 2022 Planning & Zoning Commission Meeting
8. Adjournment
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
DATE: July 26, 2022
ACTION REQUESTED
The Planning and Zoning Commission is requested to approve the May 24, 2022 Planning &
Zoning Commission meeting minutes.
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
PLANNINGAND ZONING COMMISSIONREGULAR MEETING
MAY 24, 2022
The Regular Bi -Monthly Meeting of the Andover Planning and Zoning Commission was
called to order by Chairperson Karen Godfrey on May 24, 2022, 7:00 p.m., at the Andover
City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
Commissioners present: Mary VanderLaan, Bert Koehler IV, Nick Loehlein, Scott
Hudson, Wes Volkenant, Jonathan Shafto
Commissioners absent: None
Also present: Community Development Director Joe Janish
City Planner Peter Hellegers
Associate Planner Jake Griffiths
Others
PLEDGE OFALLEGIANCE
APPROVAL OF MINUTES
April 26, 2022 Regular Meeting
Motion: Chairperson Godfrey assumed a motion to approve the April 26, 2022 Regular
Meeting minutes as presented. Motion carries by unanimous consent.
PUBLICHEARING: CONSIDER CONDITIONAL USE PERMIT (CUP) REQUEST—
DRIVE THROUGH WINDOW— PID 30-32-24-43-0018 —14524 INCA STREET NW—
BORDER FOODS, LLC (APPLICANT)
Regular Andover Planning and Zoning Commission Meeting
Minutes —May 24, 2022
Page 2
1 The Planning Commission is requested to hold a public hearing and make a
2 recommendation to the City Council on a CUP for a drive-through window establishment
3 at 14524 Inca Street NW. City Planner Hellegers stated the property is zoned for
4 neighborhood business and noted a CUP is only needed for the drive-through window. He
5 identified the access points, presented the site plan, and reviewed the landscaping/screening
6 proposal. Mr. Hellegers stated the site can accommodate stacking up to 14 vehicles.
7
8 Commissioner Koehler reiterated the purpose of the public hearing and CUP is only for the
9 drive-through.
10
11 Commissioner VanderLaan asked about headlights disturbing the surrounding properties
12 and noted the landscaping seemed to adequately screen headlights. Mr. Hellegers stated
13 staff is working with the developer to ensure adequate screening.
14
15 Motion: Chairperson Godfrey assumed a motion to open the Public Hearing at 7:08 p.m.
16 The motion carried by unanimous consent.
17
18 Mr. Hellegers stated the City received two phone calls from residents. He noted one call
19 was inquiring about the overall development and the other commented about traffic
20 concerns.
21
22 Zach Zelickson, 5425 Boone Avenue North, New Hope, came forward and stated he is the
23 developer of the fast-food restaurant.
24
25 Barbara Kelley, 15111 Bluebird Street NW, came forward and asked the name of the
26 restaurant. Mr. Zelickson stated it will be a Taco Bell.
27
28 Motion: Chairperson Godfrey assumed a motion to close the Public Hearing at 7:11 p.m.
29 The motion carried by unanimous consent.
30
31 Motion by Loehlein, seconded by VanderLaan, to recommend approval of a Conditional
32 Use Permit for a drive-through window for the proposed business at 14524 Inca Street NW.
33
34 Commissioner Volkenant complimented the layout of the business and the drive-through
35 window.
36
37 Motion carried unanimously.
38
39 Mr. Hellegers stated the item will go to City Council on June 7, 2022.
Regular Andover Planning and Zoning Commission Meeting
Minutes — May 24, 2022
Page 3
1
2 PUBLIC HEARING: SKETCHIPUD CONCEPT PLAN REVIEW — ANDOVER
3 SENIOR CAMPUS — PID# 23-32-24-32-0006 AND PID# 23-32-24-33-0002 —
4 SILVERCREST PROPERTIES, LLC (APPLICANT)
5
6 The Planning Commission is requested to hold a public hearing and make comments on a
7 proposed development for SilverCrest Properties. Community Development Director
8 Janish identified the location of the proposed development. Mr. Janish explained the
9 purpose of a concept plan review and a Planned Unit Development (PUD). The western
10 building would consist of sections ranging from 1 story to 4 stories. This building would
11 include space for commercial, Independent Living, Assisted Living and Memory Care. The
12 eastern building would be 3 stories and be a senior cooperative, and proposed to be
13 constructed at a later date. Both buildings are expected to have underground parking and
14 surface parking. Mr. Janish identified the access points, utility connections, screening and
15 buffering, landscaping, and parking. Mr. Janish stated the Park and Recreation Commission
16 reviewed the plan and are interested in pickleball courts and trail access. Mr. Janish stated
17 the developer will construct a trail along the south side of Crosstown Boulevard and the
18 west side of Bluebird. Mr. Janish stated a Comp Plan Amendment will be needed and
19 explained the steps for the project to move forward. He presented the PUD deviations as
20 written in the staff report. The City is requesting a traffic study to be conducted by the
21 developer. Mr. Janish noted staff received 4 comments via email.
22
23 Commissioner Hudson asked for an elevation depiction. Mr. Janish stated one is not
24 provided.
25
26 Commissioner Koehler asked about the parapet and asked if it is intended to screen items
27 on the roof. Mr. Janish stated mechanical equipment on a roof requires screening.
28 Commissioner Koehler asked if solar panels would need to be screened. Mr. Janish stated
29 they do not.
30
31 Motion: Chairperson Godfrey assumed a motion to open the Public Hearing at 7:30 p.m.
32 The motion carried by unanimous consent.
33
34 Mr. Janish summarized the four comments received by email:
35
36 • Damon & Cad Boswell, 15035 Drake Street NW, are not in favor of the three- and
37 four-story buildings in an established neighborhood. They stated property values
38 will suffer. The Boswells are concerned about traffic and only one access point.
Regular Andover Planning and Zoning Commission Meeting
Minutes — May 24, 2022
Page 4
1 They are concerned that increased traffic will impact the safety of pedestrians and
2 bicyclist. They are also concerned about strangers coming into the neighborhood.
3
4 • Bill and Judy Kidder, 1565 1506' Lane NW, attended the meeting with the
5 developers and were impressed with the saving of mature trees. The Kidders would
6 like to see the Winslow Hills sign improved.
7
8 • Judy and Bill Kidder, 1565 150'h Lane NW, stated it would be nice to have a
9 maintenance free privacy fence separating the homes from the development.
10
11 • Eugene Benson, 1292 148a' Lane NW, noted saving of trees is important. The trail
12 along Crosstown is welcome. He wants to ensure the building is accessible for
13 emergency vehicles. They are concerned about backing out of parking stalls and
14 width of the drive aisles. They had questions about lighting and wondering how
15 snow will be handled.
16
17 Jack Collins, Executive Vice President SilverCrest Properties, 804 Cassie Court, Hopkins,
18 came forward and stated they have been focused on senior living for 35 years. They are a
19 local company and provide many amenities to the residents. He stated they offer a pool,
20 fitness equipment and aerobics room. Mr. Collins stated they provide nursing and caregiver
21 services. He stated they did a market research study and found demand in Andover. Mr.
22 Collins stated they have gathered information from 2 neighborhood meetings, several
23 meetings with the City Council and Commission meetings. He stated SilverCrest is
24 interested in being a good City partner, open the wellness center to those who are 55 plus,
25 and have a bistro open to the public. Mr. Collins stated the company has fundraisers for
26 community projects and organizations.
27
28 Mike Gould, President SilverCrest Properties, 5402 Parkdale Drive, St. Louis Park, came
29 forward and stated they are committed to the communities they serve. He stated Andover
30 is a great community and they want to be here.
31
32 Deana Klosterman, 1204 151" Avenue, came forward and stated she is confused on the
33 notice that was mailed out. She stated they didn't get a notice and thought the mailing
34 wasn't broad enough. Ms. Kosterman stated she is concerned about clear cutting trees,
35 headlights, and streetlights shining into homes. She is concerned about road damage from
36 all the new construction and who is responsible for the repairs. Ms. Klosterman is
37 concerned about traffic and accessing Crosstown. She is worried about safety issues,
38 ambulance access, and the noise from the ambulance.
39
Regular Andover Planning and Zoning Commission Meeting
Minutes — May 24, 2022
Page 5
1 Tom and Jan Peters, 15171 Bluebird Street, came forward stated they live across the street
2 from the development. He asked if there was anything the community could do to stop the
3 development. He stated the development is going to ruin the neighborhood. Jan stated she
4 is concerned about the entrance and exit on Bluebird that allows people to go south on
5 Hanson. Mr. Peters stated it is difficult to cross Crosstown. He shared a law passed in 2018
6 called PNCC — Preserving Neighborhood and Community Choice to stop pariah companies
7 from coming in and packing and stacking neighborhoods. Mr. Peters stated crime will go
8 up, he won't get sun in his yard, traffic will increase, and there will be increased danger to
9 kids. Mr. Peters doesn't want another bar in Andover.
10
11 Drew Guhanick, 15102 Bluebird Street, came forward and stated it is almost impossible to
12 cross Crosstown and wants the intersection addressed. He asked if the retention ponds are
13 mosquito havens and what they are needed for.
14
15 Jim and Barb Kelley, 15111 Bluebird Street, came forward and stated they are in favor of
16 the proposal because the land will be developed eventually. Mr. Kelley stated the proposal
17 is the least offensive option as compared to a fast-food restaurant or bar. Mr. Kelley stated
18 the access from Bluebird to Crosstown needs to be addressed. He likes the idea of saving
19 trees and likes having those in retirement age. Ms. Kelley doesn't believe crime will
20 increase. Mr. Kelley stated the development will not attract the wrong kind of people. Ms.
21 Kelley stated the biggest concern is traffic on Bluebird and crossing over to Crosstown.
22 She would like a speed reader on Bluebird.
23
24 Robin Tacheny, 15084 Crane Street, came forward and asked if Crosstown was a City or
25 County street. Mr. Janish stated the portion from Hanson eastward is a City street.
26
27 Dale Shumacher, 15080 Bluebird Street, came forward and stated traffic on Bluebird is a
28 concern. He requested traffic be minimized. He asked for clarification on where the
29 commercial property is.
30
31 Judy Kidder, 1565 150th Lane, came forward and asked how the development impacts
32 home values. Ms. Kidder wants a development that will improve the neighborhood. She
33 asked if the Commission and staff think it is a good fit for the community. She thanked the
34 Commission for allowing residents to ask questions.
35
36 Cory Luitjens, 15163 Bluebird Street, came forward and stated his concern is having a
37 pond looking out his front door. His biggest concern is looking out a structure instead of
38 wildlife. He is concerned about traffic. He would prefer to have single family homes. Mr.
39 Luitjens is concerned about lighting shining in his house.
Regular Andover Planning and Zoning Commission Meeting
Minutes —May 24, 2022
Page 6
2 Doug Ackerman, 15187 Bluebird Street, came forward and stated his biggest concern is
3 the traffic. He said Bluebird and Crosstown is a busy intersection.
4
5 Jack Collins, Executive Vice President SilverCrest Properties, 804 Cassie Court, Hopkins,
6 came forward to respond to resident questions and concerns. He identified the location of
7 the commercial property. Mr. Collins stated they are working with a commercial broker
8 and stated it will most likely be professional services. He stated the company is conducting
9 a traffic study and the City is reviewing the draft. Mr. Collins stated the tree study is also
10 complete. The company has also completed a shadow study.
11
12 Peter Pfister, consulting architect, 5221 Olsen Memorial Highway, Golden Valley, came
13 forward and stated they completed a lighting study. Mr. Pfister stated the light can be
14 controlled to face down and can be dimmed late at night. Mr. Pfister stated headlights can
15 be addressed with landscape or solid structure.
16
17 Mr. Collins stated notifications for the neighborhood meeting were sent to residents 1000
18 feet from the development. The company conducted 2 mailings to 195 residents.
19
20 Tom Peters, 15171 Bluebird Street, came forward and stated Andover is considered the
21 Edina of the north. He asked if they could keep Winslow Hills a neighborhood and put in
22 single family homes. He stated the development will ruin Winslow Hills and will affect all
23 of Andover.
24
25 Mike Gould, President SilverCrest Properties, 5402 Parkdale Drive, St. Louis Park, came
26 forward and stated they hear the neighbors and have conducted studies to address resident
27 concerns. Mr. Gould stated residents of their facility tend to come from the City they are
28 in.
29
30 Motion: Chairperson Godfrey assumed a motion to close the Public Hearing at 8:22 p.m.
31 The motion carried by unanimous consent.
32
33 Mr. Janish addressed the comments and concerns of the residents. Mr. Janish stated the
34 applicant mailed notifications to residents within 1000 feet of the property line. The City
35 mailed notifications from the property line to 350 feet as dictated by State Statute. The
36 City advertised in the local paper and posted 4 property signs.
37
38 Mr. Janish stated road damage can be reported to the Public Works Department and they
39 will address the damage. Mr. Janish stated the Fire Department reviews emergency access
Regular Andover Planning and Zoning Commission Meeting
Minutes — May 24, 2022
Page 7
1 to the facility. Mr. Janish stated a shadow study was conducted and will be shared with
2 the City.
3
4 Mr. Janish explained retention ponds are required as part of the development to keep high
5 water quality. Mr. Janish stated he has had conversations with the local assessor regarding
6 property values. The assessor indicated there will be minimal impact on property values.
7
8 Commissioner Loehlein noted many of the concerns were regarding traffic and the access
9 on Bluebird may be emergency access only. He asked Mr. Janish to explain what that
10 means. Mr. Janish stated the access would be for emergency use only, paved, and
11 barricaded. Mr. Janish stated if the parcel were developed according to the Comprehensive
12 Plan, the City would see 4-5 times more traffic than the proposal.
13
14 Commissioner Volkenant stated the Bluebird connection is designed to be an exit and 1501h
15 Lane is emergency access only. He asked Mr. Janish of that was the correct interpretation.
16 Mr. Janish stated the applicant is looking at the implementations of the Bluebird access
17 being full access versus emergency access.
18
19 Commissioner VanderLaan stated this is the first visit the developer has had with the
20 Planning and Zoning Commission. She stated the developer has met with the City Council
21 and residents. She stated it is shocking to the neighborhood when an area is developed.
22 Commissioner VanderLaan wanted it made clear that the developer has attempted to
23 communicate well but it is the first time in front of the Planning Commission.
24
25 Jack Collins, Executive Vice President SilverCrest Properties, 804 Cassie Court, Hopkins,
26 clarified this is the first time the developer has been in front of the Planning and Zoning
27 Commission. All previous meetings have been at Council Work Sessions and with
28 neighborhood residents. Mr. Collins stated they like to go to the neighborhood first to
29 gather feedback. Commissioner VanderLaan asked if the developer is intensely listening
30 to the residents. Mr. Collins stated they have shown their commitment to listening through
31 the studies they have commissioned on lighting, trees, traffic, and shadows. Mr. Collins
32 stated they are doing everything they can to address resident concerns.
33
34 Commissioner VanderLaan asked the age limit for the senior coop. Mr. Collins stated 55
35 plus or 62 plus. He stated the average age for phase 1 is 85 years old and the average age
36 for the coop is in their mid -seventies. Commissioner VanderLaan stated there is a
37 movement that allows disable veterans at any age to move into facilities like this. She
38 asked if SilverCrest has allowed this. Mr. Collins stated Mr. Gould is a Vietnam Veteran
39 and they are committed to veteran issues. He stated they have to meet the requirements of
Regular Andover Planning and Zoning Commission Meeting
Minutes — May 24, 2022
Page 8
1 care and licensure. Mr. Collins stated they don't provide high acuity care and individuals
2 may have to go to a skilled nursing facility if they need more care. Mr. Collins stated the
3 company works with the VA.
4
5 Commissioner Volkenant stated Andover has not had a four-story structure. He asked if
6 the developer has considered a three-story structure. Mr. Collins stated two of the structures
7 are three stories. He said length of hallways is important and to make the business concept
8 work, there needs to be a certain number of units.
9
10 Commissioner Volkenant is concerned about the exit onto Bluebird and headlights shining
11 into the existing homes. Mr. Collins stated the design is not far enough in the process to
12 answer the question.
13
14 Commissioner Volkenant asked about the drive on the south side of the memory care unit
15 and what it will be for. Sarah Kern, Project Manager, 9540 Lakeview Circle, Chaska, came
16 forward and stated the drive is intended for emergency access.
17
18 Commissioner Koehler asked who is responsible for mosquito control. Mr. Janish stated
19 the Mosquito Control Board is responsible.
20
21 Commissioner Koehler asked who is responsible for addressing traffic concerns from
22 Bluebird to Crosstown. Mr. Janish stated the intent is to work with the developer on the
23 intersection. Mr. Janish stated if the development is constructed and there are issues, the
24 City is responsible. Commissioner Koehler asked if the City has a plan on how they would
25 address the traffic issue. Mr. Janish stated the traffic study will be shared with the
26 Commission.
27
28 Commissioner Volkenant asked about traffic flow and the right out. He asked staff to look
29 at making the right out safer. He asked if there could be a stoplight at the intersection of
30 Crosstown and Bluebird. Mr. Janish stated the question will be addressed by the traffic
31 study. He stated Crosstown is a City road and follows the spacing guidelines of the County
32 since Hanson is a County road. Commissioner Koehler read from a memo provided from
33 the City Engineer that stated a stoplight at Bluebird and Crosstown is too close to Hanson
34 and cannot be constructed.
35
36 Chairperson Godfrey stated the property has been for sale for about 20 years and this is the
37 first time the City has seen a proposal. She asked how the property could be developed if
38 not for a senior campus. Mr. Janish stated there have been retailers that have looked at it
39 but found it insufficient. He stated a convenience store looked at it, but they were concerned
Regular Andover Planning and Zoning Commission Meeting
Minutes — May 24, 2022
Page 9
1 about access. Mr. Janish the property could be 60,000 square feet of commercial and up to
2 50 attached townhomes. He stated these options would increase traffic more than the
3 proposal.
4
5 Commissioner Koehler asked what the building height could be if the property had been
6 designed general commercial. Mr. Janish stated the height could go up to 45 feet with a 4-
7 foot parapet. Commissioner Koehler stated that height has been available for this property
8 for 22 years.
9
10 Commissioner Hudson thanked the developer for reaching out and listening to residents.
11 He likes that they are an own and hold entity. Commissioner Hudson stated the trail on the
12 Southside of Crosstown will help pedestrian traffic. Commissioner Hudson doesn't believe
13 the traffic concerns are going to be as bad as people anticipate with the average age of 85.
14 Commissioner Hudson stated something will be built on this site and it could be worse.
15
16 Commissioner Shafto stated Andover can use more senior living and it would be an
17 excellent opportunity for residents to stay in the community. Commissioner Shafto stated
18 the location is good for seniors. He is also concerned about traffic and pedestrian safety.
19
20 Commissioner Loehlein stated the property has been for sale for many years and if
21 developed as commercial, it would be very busy. He believes a senior residential
22 development is a good option and encouraged the developer to take residents' concerns to
23 mind.
24
25 Commissioner Volkenant stated the local amenities are beneficial for seniors. He has
26 concerns regarding the height of the building. Commissioner Volkenant stated he is looking
27 forward to seeing the traffic study and how it addresses concerns.
28
29 Commissioner Koehler asked if it is permitted to make a U-turn on Hanson going north at
30 Crosstown. Mr. Janish stated a U-turn is allowed.
31
32 Chairperson Godfrey thanked residents for sharing their concerns and thanked the
33 developer for their responsiveness.
34
35 Mr. Griffiths stated the items will go before the City Council on June 7, 2022.
36
37 OTHER BUSINESS
38
Regular Andover Planning and Zoning Commission Meeting
Minutes — May 24, 2022
Page 10
1 Community Development Director Janish updated the Commission on actions the City
2 Council has taken on Planning and Zoning Commission items.
3
4 Associate Planner Griffiths stated the November 8, 2022 meeting needs to be rescheduled
5 due to Election Day. Staff recommended Wednesday, November 9, 2022. The
6 Commission reached consensus to hold the meeting on November 9, 2022.
7
8 ADJOURNMENT
9
10 Motion: Chairperson Godfrey assumed a motion to adjourn the meeting at 9:06 p.m.
11 Motion carried by unanimous consent.
12
13
14 Respectfully Submitted,
15
16
17
18 Shari Kunza, Recording Secretary
19 TimeSaver Off Site Secretarial, Inc.
C I T Y
,NDO
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning & Zoning Commissioners 4
CC: Joe Janish, Community Development Director / I
FROM: Jake Griffiths, Associate Planner
SUBJECT: Public Hearing: Comprehensive Plan Amendment Request — PID# 23-32-24-33-
0002 & PID# 23-32-24-32-0006 — Text Amendment to URHL — Urban
Residential High Low Land Use District & Re -Guide Subject Properties from GC
— General Commercial and URML — Urban Residential Medium Low Density to
the URHL — Urban Residential High Low Land Use District — SilverCrest
Development, LLC (Applicant)
DATE: July 26, 2022
BACKGROUND
At the May 24, 2022 Planning & Zoning Commission, the Commission held a public hearing for
a sketch plan for a proposed senior housing campus by SilverCrest Development, LLC. Since
then the applicant has made adjustments to their concept plan based on feedback from the
Commission, City Council and residents and has made applications for a Comprehensive Plan
Amendment, City Code Amendment, and Rezoning. These three applications do not approve or
deny any specific development, but rather will guide how the City will review future
development proposals for the site. A copy of the most up to date concept plan is attached for
informational purposes only. As tonight's requests are purely land use decisions, no discussion
on the concept plan is requested as part of the Commission's review.
DISCUSSION
The proposed Comprehensive Plan Amendment is two parts: (1) a text amendment to create a
mechanism to allow mixed-use development within the URHL — Urban Residential High Low
land use district; and, (2) a request to re -guide the subject properties to the URHL land use
district.
Text Amendment
Draft amendment language for the proposed text amendment is included below, black text
indicates existing language and red text indicates proposed language:
Urban Residential High -Low Density (URHL) district provides areas suitable for a variety of
attached and detached dwelling units. The URHL district helps to address the need for life cycle
housing with increased density and smaller lot sizes. This district, with appropriate transitions,
can serve as a buffer between lower density residential and commercial districts and may also be
appropriate along higher volume transportation corridors, such as collector and arterial streets.
This district allows for higher densities than URH and may be developed in close connection
with abutting Neighborhood Commercial uses. These URHL neighborhoods are created as part
of a Planned Unit Development (PUD) that ensures efficient distribution of density and to
achieve appropriate transitions between uses of different intensity and transportation corridors.
These transitions are achieved with a combination of landscaping, berms, physical separation
and preservation of natural features. PUD review is used to establish standards that are
specifically designed for each development. This district also accommodates agricultural land
uses.
Within the URHL district a limited amount of mixed-use commercial space may be suitable
provided that it is integrated within a multi -family building. These types of mixed-use buildings
shall only be permitted as part of a PUD to ensure efficient distribution of density and achieve
appropriate transitions between uses of dif)erent intensity and transportation corridors. In no
case may more than 20% of a mixed-use building be used for commercial space within a
development within the URHL district. In all situations, any project containing a mixed-use
building shall meet the density range of 12-20 units per acre.
Minimum Lot Size
Variable
PUD Density
12-20 units per acre
City Utilities
Required
Corresponding Zoning Districts
M-1: Multiple Dwelling Medium Density, (new district)
Multiple Dwelling High -Low Density,
M-2 Multiple Dwelling High Density
Type of Development
Single -Family Dwellings, Two -Family Residences,
Townhomes and Condominiums with private entrances,
Multiple Dwellings, Mixed -Use Multiple Dwellings
Containing No More Than 20016 Commercial Space
*Areas within the Metropolitan Urban Service Area (AIT)SA) are calculated using net density,
areas outside of the MUSA are calculated using gross density.
The proposed amendment language creates a mechanism to allow mixed-use development within
the URHL land use district while also creating specific criteria these developments must follow
and the opportunity for review by the City. This amendment would apply to all properties within
the URHL land use district, however, at this time the only other properties guided URHL are the
Andover Crossings development, which is under construction, and a portion of the Anoka
County Highway Department campus near the corner of Hanson Blvd NW and Bunker Lake
Blvd NW. In either case, with the proposed amendment the City would still maintain the ability
to review any mixed-use development proposal prior to it being approved.
Future Land Use Amendment
The proposed future land use change would re -guide the entirety of the site from a mix of
GCIURML to entirely within the URHL land use district. As the proposed change would
increase overall net density for housing on the site, City staff does not anticipate any negative
impact on the City's overall minimum net density of 3.0 units per acre or affordable housing
allocation. The proposed land use change would provide the City with greater flexibility in both
of these categories which could allow increased flexibility to the guided densities of other
properties throughout the City in the future. A current and proposed Future Land Use Map is
included below to illustrate the proposed change:
Current Future Land Use Proposed Future Land Use
Review Criteria
The Commission is essentially asked to answer two questions, the first being: Does the City
think mixed-use buildings should be allowed within the URHL land use district? Chapter 1 of the
Comprehensive Plan provides the following review criteria for Comprehensive Plan Text
Amendments:
• A public need for the proposed amendment can be identified.
In the past the Planning & Zoning Commission and City Council has expressed to City
staff the desire for additional spaces for commercial development within the City. The
text amendment would create a tool that could be utilized to allow additional commercial
development as part of the mixed-use building while still providing a mechanism for
review by the City. Through sketch plan review the Planning & Zoning Commission and
City Council expressed that they had an interest in preserving the opportunityfor
commercial space at the subject properties.
• The proposed amendment is the best way to satisfy that need.
City staff has had numerous conversations with the Metropolitan Council regarding this
amendment to the Comprehensive Plan. Based on those conversations, City stafffeels
that the proposed amendment is the best way to allow mixed-use developments within the
URHL land use district.
• The amendment is consistent with the goals, objectives and policies of the
Comprehensive Plan.
The proposed text amendment is consistent with the goals, objectives and policies of the
Comprehensive Plan including Goal 1: Maintain and enhance the quality of life in
Andover. This goal identifies planning for the efficient expansion of municipal sewer and
water through implementation of the land use plan as a policy. The proposed amendment
would provide a mechanism to continue to plan for efficient expansion of municipal
sewer and water while allowing limited mixed-use development. Goal 2: Maintain a high
degree of community planning and involvement identifies as a policy to continue to
maintain a mix of land uses, including schools, professional and medical office, retail,
community and park facilities to provide a vital node of activity in the vicinity of City
Hall, as well as along major corridors. The proposed text amendment would create a
mechanism to allow for a mix of land uses along major corridors and near City Hall.
Goal S: Encourage appropriate economic growth and redevelopment identifies as an
objective to develop a diversified tax base through balanced development of commercial,
light industrial, and residential properties. This goal also identifies as a policy to
maintain the existing commercial nodes along Hanson Blvd as cohesive and interrelated
nodes of commercial activity. The proposed amendment would allow the potential for
commercial development along this corridor and could benefit the existing commercial
node at the intersection of Crosstown Blvd and Hanson Blvd. A copy of Chapter One:
Foundation of the Comprehensive Plan which outlines goals, objectives and policies is
attached for review.
The amendment is in the best interest of the City of Andover as determined by the City
Council.
To be determined by the City Council.
The second question is: How does the City envision this site to be developed? Should it be
developed as it is currently guided or with the proposed amendment? Chapter 1 of the
Comprehensive Plan provides for the following review criteria for Comprehensive Plan
Amendments concerning a proposed land use change:
• 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.
The existing land use designation was established as part of the 2018 Comprehensive
Plan update. The City has only received a sketch plan application for the site desiring a
density range of 12-20 units per acre and none for the current or previous designations.
One of the goals of the Comprehensive Plan is to remain responsive to housing market
demands. The current plan calls for a mix of commercial and residential land uses on the
site and the proposed amendment allows the opportunity for a mix of commercial and
residential land uses in certain situations.
• The proposed land use is compatible with surrounding land uses and with the goals,
objectives and policies of the Comprehensive Plan.
The purpose of the URHL — Urban Residential High Low density land use district is to
provide areas suitable for a variety of attached and detached dwelling units. The URHL
district helps to address the need for life cycle housing with increased density and
smaller lot sizes. This district, with appropriate transitions, can serve as a buffer between
lower density residential and commercial districts and may also be appropriate along
higher volume transportation corridors. The site is adjacent to two higher volume
roadways within the community in Hanson Blvd NW and Crosstown Blvd NW and is
adjacent to existing commercial development. A goal of the Comprehensive Plan is to
provide a variety of housing types to accommodate the life cycle needs of all residents
and to remain responsive to housing market demands through implementation of the land
use plan. Based on a traffic study prepared by the applicant's Traffic Engineer, the
proposed land use change would create 4.5 times less traffic than under the current plan
and would have less of a traff c impact on adjacent residential neighborhoods. A shading
study conducted by the applicant shows that a multi family building similar to what could
be built in the URHL land use district could be designed to not cast shade on adjacent
dwellings.
• There is capacity of public systems, facilities and services to serve the proposed land use
and capacity of these systems to serve other planned land uses not adversely affected.
There is capacity of public systems, facilities and services to accommodate the land use
change as well as the existing capacity of adjacent land uses. A traffic study prepared by
the applicant's Traffic Engineer indicates that the surrounding roadway system can
adequately accommodate the proposed land use change. This traffic study shows there
would be 4.5 times less traffic than under the current land use designation of the site.
Future development proposals would be evaluated on a case-by-case basis by City Staff
to ensure there is capacity ofpublic systems, facilities and services.
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.
There is capacity of public systems, facilities and services to accommodate the land use
change. Any increased capacity issues as part of a future development proposal will be
reviewed by the City at that time and costs for improvements will be determined for
infrastructure needs.
• Potential impacts by the proposed land use on natural resources including vegetation,
wetlands, floodplain and other natural features can be avoided of sufficiently mitigated as
determined by the City Council.
The site is not within any designated flood zone. If an application is made for
development of the site, a wetland delineation will be required. City staff is not currently
aware of any wetlands on the site. The applicant hopes to preserve as many trees as
possible on the site, however, a tree study was conducted and found that the majority of
trees are diseased, substandard or underbrush and may need to be removed. If
development of this site is proposed in the future, a landscaping plan will be required to
identify areas of tree protection and removal which will be reviewed by the City.
Historically, storm water retention and treatment requirements have had impacts on
preservation of trees as well.
• To ensure a transition or buffer between urban and rural residential zoning districts.
Pending rezoning, there are no rural residential districts adjacent to the site. However, if
a future development proposal comes forward it is anticipated that care will be taken to
provide additional plantingslbuffering from the adjacent single-family low-density
neighborhoods and any properties immediately adjacent to a mixed-use or multi family
building.
Next Steps
If the City Council approves the Comprehensive Plan Amendment, it will be forwarded to the
Metropolitan Council for review and authorization prior to final adoption by the City Council as
part of a future consent agenda. Pending approval of the amendment, any future development
proposal would still require approval of a preliminary plat and a planned unit development
agreement from the City. These items would both require a public hearing where specific details
of any proposed development would be reviewed.
ACTION REQUESTED
The Planning & Zoning Commission is requested to hold a public hearing on the Comprehensive
Plan Amendment request and make a recommendation to the City Council. Approval of the
Comprehensive Plan Amendment shall be contingent upon approval of the related City Code
Amendment and Rezoning requests.
Res ectfully submitted,
Jake Griffiths
Associate Planner
Attachments
Draft Resolution of Approval
Draft Resolution of Denial
Applicant Letter
Site Location Map
Copy of Chapter One: Foundation of the Comprehensive Plan
Informational Materials Provided by Applicant
Revised Concept Plan Dated June 30, 2022
Cottage Rendering
Crosstown Rendering
Shadow Study
Traffic Study
CC: SilverCrest Development, LLC (Via Email)
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. R
A RESOLUTION AMENDING THE TEXT OF THE COMPREHENSIVE LAND USE PLAN
OF THE CITY OF ANDOVER TO INCLUDE LANGUAGE RELATED TO MIXED-USE
DEVELOPMENT WITHIN THE URHL — URBAN RESIDENTIAL HIGH LOW LAND USE
DISTRICT AND AMENDING THE FUTURE LAND USE DESIGNATIONS OF PID 23-32-
24-33-0002 AND 23-32-24-32-0006 FROM A MIX OF GC — GENERAL COMMERCIAL
AND URML — URBAN RESIDENTIAL MEDIUM LOW TO URHL — URBAN
RESIDENTIAL HIGH LOW.
WHEREAS, the Future Land Use Map shows PID 23-32-24-33-0002 and PID 23-32-24-32-0006
as a mix of GC — General Commercial and URML — Urban Residential Medium Low Density;
and,
WHEREAS, the City of Andover has received a request to amend the Future Land Use
designation of the subject properties from GC/URML to URHL — Urban Residential High Low
Density as shown on Exhibit A; and,
WHEREAS, the City of Andover has received a request to amend the text of the Comprehensive
Land Use Plan as shown on Exhibit B to allow mixed-use development within the URHL land
use district provided certain conditions are met; 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 agrees
with the recommendation of the Planning and Zoning Commission and authorizes the
amendment as included on Exhibits A and B to be submitted for review to the Metropolitan
Council contingent on approval of the City Code Amendment and Rezoning requests.
Adopted by the City Council of the City of Andover on this 4�h day of August 2022
CITY OF ANDOVER
ATTEST:
Michelle Harter, Deputy City Clerk Sheri Bukkila, Mayor
EXHIBIT A
Amendments to City of Andover Future Land Use Map:
1. PID 23-32-24-33-0002 from a mix of GC —General CommeIcial/URML —Urban
Residential Medium Low to URHL — Urban Residential High Low as shown below.
2. PID 23-32-24-32-0006 from a mix of GC — General Commercial/URML — Urban
Residential Medium Low to URHL — Urban Residential High Low as shown below.
Existing Future Land Use Map Proposed Future Land Use Map
EXHIBIT B
Amendment to Page 2-12 of the Comprehensive Land Use Plan
Urban Residential High -Low Density (URHL) district provides areas suitable for a variety of
attached and detached dwelling units. The URHL district helps to address the need for life cycle
housing with increased density and smaller lot sizes. This district, with appropriate transitions,
can serve as a buffer between lower density residential and commercial districts and may also be
appropriate along higher volume transportation corridors, such as collector and arterial streets.
This district allows for higher densities than URM and may be developed in close connection
with abutting Neighborhood Commercial uses. These URHL neighborhoods are created as part
of a Planned Unit Development (PUD) that ensures efficient distribution of density and to
achieve appropriate transitions between uses of different intensity and transportation corridors.
These transitions are achieved with a combination of landscaping, berms, physical separation and
preservation of natural features. PUD review is used to establish standards that are specifically
designed for each development. This district also accommodates agricultural land uses.
Within the URHL district a limited amount of mixed-use commercial space may be suitable
provided that it is integrated within a multi -family building. These types of mixed-use buildings
shall only be permitted as part of a PUD to ensure efficient distribution of density and achieve
appropriate transitions between uses of different intensity and transportation corridors. In no case
may more than 20% of a mixed-use building be used for commercial space within a development
within the URHL district. In all situations, any project containing a mixed-use building shall
meet the density range of 12-20 units per acre.
Minimum Lot Size
Variable
PUD Density
12-20 units per acre
City Utilities
Required
Corresponding Zoning Districts
M-1: Multiple Dwelling Medium Density, (new district)
Multiple Dwelling High -Low Density,
M-2 Multiple Dwelling High Density
Type of Development
Single -Family Dwellings, Two -Family Residences,
Townhomes and Condominiums with private entrances,
Multiple Dwellings, Mixed -Use Multiple Dwellings
Containing No More Than 20% Commercial Space
*Areas within the Metropolitan Urban Service Area (MUSA) are calculated using net density, areas outside of the
MUSA are calculated using gross density.
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. R
A RESOLUTION DENYING THE COMPREHENSIVE PLAN AMENDMENT REQUEST TO
THE TEXT OF THE COMPREHENSIVE LAND USE PLAN AND FUTURE LAND USE
DESIGNATION OF PID 3-32-24-33-0002 AND 23-32-24-32-0006
WHEREAS, the Future Land Use Map shows PID 23-32-24-33-0002 and PID 23-32-24-32-0006
as a mix of GC — General Commercial and URML — Urban Residential Medium Low Density;
and,
WHEREAS, the City of Andover has received a request to amend the Future Land Use
designation of the subject properties from GC/URML to URHL — Urban Residential High Low
Density as shown on Exhibit A; and,
WHEREAS, the City of Andover has received a request to amend the text of the Comprehensive
Land Use Plan as shown on Exhibit B to allow mixed-use development within the URHL land
use district provided certain conditions are met; and,
WHEREAS, a public hearing was held pursuant to state statutes; and,
WHEREAS, the Planning and Zoning Commission recommends to the City Council denial of the
amendment as requested; and,
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover agrees
with the recommendation of the Planning and Zoning Commission and denies the
Comprehensive Plan Amendment request; for the following reasons:
1.
2.
3.
Adopted by the City Council of the City of Andover on this 4th day of August 2022.
CITY OF ANDOVER
ATTEST:
Michelle Harter, Deputy City Clerk Sheri Bukkila, Mayor
SILUERCREST
PROPERTIES LLC
July 1, 2022
City of Andover
1685 Crosstown Blvd. NW
Andover, MN 55304
SilverCrest Properties, LLC. a developer and management
company for senior living communities for over 35 years has
been working diligently with the City of Andover through work
sessions, neighborhood meetings and most recently
participating in sketch plan reviews with the Planning
Commission and Andover City Council. During this time, we
have shared SilverCrest vision for a development that would
include two hundred senior living apartments, 12,000 SF for
commercial use and thirty-two age restricted single level
townhomes. Throughout this process we have listened to city
staff, neighbors, fire safety, the planning commission and city
council. At each step we have adjusted the development plans
and commissioned studies to assist in providing information
that will result in the best development for SilverCrest, the City
of Andover and the neighborhood. These studies included,
collaborating with a local commercial broker, a traffic study,
shadow/shading study, property survey and tree survey. This
has led to changes in the site plan and use of the land.
We are pleased to move forward with this submission of-
- The Code Plan Amendment Letter
- Comprehensive Plan Amendment Application
- Rezoning Application
5402 Parkdale Drive Suite 301 St. Louis Park MN 55416
Main 952.922.9540 • Fax 952,922.9520 • www.silvererestproperties.com
A SilverCrest Community is focused on lifestyle and meeting the
individual needs of each resident. Offering amenity rich communities
with wellness centers that include warmwater all-purpose swimming
pools, therapy pools, aerobics areas and strength and aerobics
equipment from Technogym. The dedicated wellness staff offers land
based and aquatic classes along with personal training and therapy. You
will find beautiful dining rooms and a Bistro all offering scratch cooking,
many choices and restaurant style service. In addition, there are club
and card rooms, theaters and chapels, libraries and craft spaces.
Offering luxury apartments and townhomes with high end finishes to
include wood plank flooring and luxurious carpet, stainless steel
appliances, granite and quartz countertops, balconies, climate -
controlled parking and storage space. Included services are internet,
Wi-Fi, television, utilities and maintenance free living. Personalized care
is also available and provided by SilverCare, with support services
tailored for each resident.
SilverCrest becomes part of the fabric in all the communities where we
operate with our Bistros open to the public, and memberships offered to
the wellness center for Andover residents who are fifty-five plus. We
develop relationships with the medical community resulting in
additional services provided in our communities. SilverCrest has also
built a reputation for giving back by supporting local community efforts
and raising funds to advance a variety of programs in the community.
SilverCrest will add value to the City of Andover the community at large
and be a true partner with the neighborhood.
We appreciate all the support we have received as we take steps to
move this development forward.
Through submission of the code plan amendment letter, we are asking
for support to amend the code from the current General Business
(Commercial) zoning to mixed-use zoning and a development that
includes senior living apartments and commercial space.
5402 Parkdale Drive Suite 301 St. Louis Park MN 55416
Main 952.922.9540 • Fax 952.922.9520 • www.silvercrestproperties.com
The Comprehensive Plan Amendment application defines the reason
for the request and is supported by a scaled drawing of the property
and information developed from, the traffic study, shadow/shading
study, property survey and trees survey, guidance from fire safety and
input from the neighborhood, Planning Commission and City Council.
Traffic Study Summary
The traffic study was completed by Mr. Matt Pacyna, PE, Principal with
Transportation Collaborative and Consultants, LLC. The executive
summary and traffic study are attached with this submission.
The scope of work was to quantify current area transportation
conditions and to understand transportation impacts associated with
various access scenarios. The study identified that the adjacent roadway
network can support the proposed development and that area
operations can be improved by changing the traffic control of the
Crosstown Boulevard and Bluebird Street intersection.
Based on the study, as well as feedback from area agencies and
residents, the proposed SilverCrest development was refined. Key
transportation items incorporated into the proposed development
include:
Access - provided via a right-in/right-out configuration along
Crosstown Boulevard and a full -access along Bluebird Street; no public
access would be provided via 150th Lane. As proposed, the only way
traffic traveling west on Crosstown can access the development is via
Bluebird as no left in is being proposed from Crosstown to enter the
development.
• Land Use - replaced 75 -units of senior cooperative apartments with
32 -units of senior rental townhomes. The 200 -unit senior building with
12,000 SF of commercial space is unchanged.
• Roadway Improvements - assumed a single -lane roundabout would
be constructed at the Crosstown Boulevard and Bluebird Street
intersection by year 2025, and a right turn lane will be added to
Crosstown to enter the development.
5402 Parkdale Drive Suite 301 St. Louis Park MN 55416
Main 952.922.9540 • Fax 952.922.9520 • www.si[vercrestproperties.com
• Site Plan — reconfigured the internal roadway network within the site
to direct most motorists to/from the primary access at Crosstown
Boulevard, as opposed to Bluebird Street.
A summary of daily trips current and post development from the study
include:
Current Post Development
Bluebird N 2350 2600
Bluebird S 450 868
150th Ave. 550 575
Crosstown Blvd E 7700 8250
The 868 daily trips on Bluebird S when the site is fully developed is
considered an acceptable rate for residential streets.
The existing zoning is guided for commercial use and could
accommodate a 60,000 SF commercial space and generate 4.5 times
more daily trips than the proposed development. Daily rips as zoned
commercial could generate 4,050 daily trips compared to the 868
average daily trips for the proposed development.
Intersection capacity was also measured using Synchron/SIM Traffic
Software. The software is used to develop models that identify key
metrics such as intersection Level of Service (LOS) and queues. These
models incorporate collected traffic, pedestrian, and bicyclist volumes,
traffic controls, and driver behavior.
Level of Service (LOS) quantifies how the intersection is operating.
Intersections are graded LOS A which indicates the best traffic
operation though LOS F which indicates where demand exceeds
capacity.
Currently all intersections operate at an overall LOS C or better during
peak hours. The only exception is southbound Bluebird (north of
Crosstown) and Crosstown Blvd. which is an LOS E. The information
does not indicate any issues with current levels of service and with the
addition of a single lane roundabout the area will operate more
efficiently with key metrics for traffic flow and levels of service
acceptable.
5402 Parkdale Drive Suite 301 St, Louis Park MN 55416
Main 952.922.9540 • Fax 952.922.9520 • www.silvercrestproperties.com
Shadow/Shade Study
The study was adjusted to reflect the change from a 75 -unit 3 -story
senior cooperative building to single level age restricted townhomes.
The study used three different months in the year with three times of
the day to capture shadowing. The study shows no casting of shadows
on the homes on Bluebird or 1506. This study is attached for review.
Fire Safety Guidance
Based on guidance from fire safety a site plan is attached reflecting,
appropriate road widths for fire access, circles showing proper distance
for fire hose and length of water spray, with notes about fully
sprinklered buildings and standpipe locations.
Building Section and Height
Changes to the development have resulted in the original plan for a
3 -story senior cooperative being replaced with thirty-two single level
age restricted townhomes. The phase I senior living apartment building
has a 3 -story structure on the south side for assisted living and memory
care and a 4 -story building along Hanson Road and Crosstown Blvd for
senior apartments and 12,000 SF of commercial space. Two building
sections have been submitted. The height presented on building section
1 is 49 feet, grade to top of parapet and building section 2 is 50 feet
grade to top of parapet.
If the 4 -story senior apartment building is requested as a 3 -story
building this will increase building length by 30%, which will push
buildings and the required parking closer to the residential neighbors
resulting in less buffer area. The 3 -story building also presents
operating challenges, reduced customer satisfaction with added length
to the corridors and distance to common areas and is exceedingly
difficult to design a building of this length to fit on this site.
Tree Survey and Buffer
E.G. Rud & Sons, a professional land surveyor, completed and has
provided a certificate of survey of tree inventory for this site. Typical
trees include oak, birch, ash, cottonwood, spruce and pine. The survey
rated each of more than 500 trees on the site. A category 1 = dead tree,
4-6 = good to fair and 9 = excellent. Fewer than a dozen trees were
ranked 6 and above. It is the goal of the developer to provide a buffer
5402 Parkdale Drive Suite 301 St. Louis Park MN 55416
Main 952.922.9540 • Fax 952.922.9520 • www.silvercrestproperties.com
using existing trees where possible and add new trees and buffer yard
plantings where needed.
Lighting and Light Control
There are numerous strategies we will employ to minimize the impact
of site lighting and internal car traffic:
• Site and Area Lighting
o Use full cut-off and dark sky compliant glare friendly
overhead lighting
o Use occupancy sensing to dim lights below 50% when no
one is present
o Warm (3000K) exterior and interior lighting
o Use pedestrian scale lighting in non -traffic areas
o Photocell on/time clock off for decorative and non-essential
lighting
• Automobile Headlights
o Orient parking and drive lanes to minimize intrusion into
adjoining property to the extent possible
o Curved drive aisles to reduce concentrated lights in one
direction
o Provide landscape buffers (berms and plantings) to control
headlights
o Provide solid material buffering at critical areas
Parking
Parking on the mixed-use development is projected at 100 to125
underground parking and 228 surface stalls for a total between 328 to
353 parking stalls.
Pickleball Courts
The development currently shows four pickle ball courts in the site plan.
The goal would be to partner with the City of Andover and develop a
community asset available to all Andover residents, if the city deems it
is needed.
5402 Parkdale Drive Suite 301 St. Louis Park MN 55416
Main 952,922.9540 • Fax 952.922.9520 • www.silvercrestproperties.com
Thank you for your consideration of this development, the
comprehensive plan amendment and rezoning request. We believe this
development will add an important asset to the Andover community by
developing this key property that is complimentary to the existing
residential and commercial uses and minimizes the impact of traffic on
the community compared to the existing commercial land use guidance.
Sincerely,
Michael Gould
President
5402 Parkdale Drive Suite 301 St. Louis Park MN 55416
Main 952.922.9540 • Fax 952.922.9520 • www.silvercrestproperties.com
1OVE
Site Location Map
Date Created: July 12. 2022
Disclaimer The provider makes no representation or warranties with respect to the reuse of this data.
C 6M2018 Comprehensive Plan Update 1 -1
Chapter One: Foundation of the
Comprehensive Plan
kb-W-2018 Comprehensive Plan Update 1 - 2
Chapter One: Foundation of the Comprehensive Plan
Identity
Andover is primarily a residential community with established urban and rural
neighborhoods. Greater than ninety percent of the city's housing stock is owner
occupied. Families with school age children comprise the largest portions of Andover's
population. Residents value the rural character of the community, the local schools, the
park and trail system and their safe neighborhoods. These values have influenced the
policies of the city. Areas planned for urban development are balanced with rural areas
to allow the rural character of the community to be preserved. This growth pattern is
reflected in the Metropolitan Council's 2040 Regional Development Framework which
provides Andover with Emerging Suburban Edge, Rural Residential and Diversified
Rural planning area designations. More information on these designations is provided
in Chapter Two: Land Use Plan.
As the city's population has grown, so has the demand for commercial development;
although commercial land is limited. The result, thus far, has been consistently strong
occupancy of previously existing commercial centers such as the Downtown Center,
successful redevelopment of former industrial properties into Andover Station and
Andover Station North as well as expansion of the commercial tax base to include
neighborhood centers like Andover Clocktower Commons and Hanson Commons.
Growth Forecast
The 2040 Regional Development Framework prepared by the Metropolitan
Council provides a population, household and employment forecast for each
community in the seven -county metropolitan area. The purpose of this
information is to determine how investments in regional systems will need to be
made to accommodate the growth forecasted for the region from 2018 to 2040.
Similarly, the city must plan and budget to ensure that local services, systems
and facilities can be provided to accommodate growth. The table below shows
Metropolitan Council growth forecasts that were submitted to the City as part of
the System Statement in September 2015 and revised by Metropolitan Council in
2018. The revised forecast shows lower population and household figures but
greater levels of employment. This is a revision based on discussions with the
Metropolitan Council staff as part of the Comprehensive Plan Update.
Fiaure 1.1 Metropolitan Council Growth Forecast
2016
2018
2020
2030
2040
Population 32,335
32,758
33,500
36,500
39,800
Households 10,391
10,550
10,800
12,150
13,500
Employment 5,100
6,259
6,300
6,700
7,100
i r r o v
NI DJ 2018 Comprehensive Plan Update 1 - 3
Goals, Objectives and Policies
The following pages describe the goals of the community and the strategies that are
employed to achieve them. The goals, objectives and policies are structured according
to the topic that they address. However, it is important to remember that these
statements are interrelated. As a result, the cause and effect for each topic must be
considered when decisions concerning the Comprehensive Plan are made. For the
purposes of this plan these terms are defined as follows:
Goal: A statement that expresses a desired outcome or state of affairs.
Objective: A statement that provides direction on how the goal will be achieved
Policy: A specific action that will be taken or a general rule that will be applied to a
specific situation
Overarching Goals, Objectives and Policies
Goal 1: Maintain and enhance the quality of life in Andover
Objective: Efficiently provide basic services to improve all aspects of the city that
contribute to quality of life including land use, public safety,
transportation, recreation, health, education, and resource preservation
Policy: Prepare, implement, periodically evaluate and update local controls such
as:
• Comprehensive Plan
• City Code
• Capital Improvement Plan
• Water Resource Management Plan
• Stormwater Pollution Prevention Program
• Parks and Open Space Plan
Objective: Preserve the rural character of the community
Policies:
• Preserve the Rural Residential Planning Area Designation Identified by the
Metropolitan Council 2040 Regional Development Framework
• Plan the efficient expansion of municipal sewer and water through
implementation of the Land Use Plan
• Preserve natural areas through implementation of the Parks and Open Space
Plan
ANDO2018 Comprehensive Plan Update 1 - 4
Goal 2: Maintain a high degree of community planning and involvement
Objective: Ensure an open and accessible local government that is responsive to the
needs of residents
Policies:
• Provide access to information in a variety of forms including the newsletter,
official newspaper, web site and televised meetings
• Maintain healthy relationships with residents, businesses, community groups,
school districts, and government agencies to ensure all points of view are
represented
• Promote participation in citizen advisory committees
• Consider all available information and the potential impacts on all aspects of the
community when making land use decisions
• Maintain a mix of land uses, including schools, professional and medical office,
retail, community and park facilities to provide a vital node of activity in the
vicinity of City Hall, as well as along major corridors
• Encourage resident involvement through the public hearing process and utilize a
variety of public hearing notification methods including direct mailing, publication
in the official newspaper and signs placed on subject properties
Goal 3: Maintain the Comprehensive Plan as a relevant official
document
Objective: Consider Comprehensive Plan amendments that better achieve the goals,
objectives and policies of the Comprehensive Plan
Policies:
• Adhere to the goals, objectives and policies of this Comprehensive Plan to
prevent incremental decision making that adversely affects the intent of the plan
• Review Comprehensive Plan text amendments with the following criteria:
o A public need for the proposed amendment can be identified
o The proposed amendment is the best way to satisfy that need
o The amendment is consistent with the goals, objectives and policies of the
Comprehensive Plan
Clr&Vli
201 s Comprehensive Plan Update 1 -5
o The amendment is in the best interest of the City of Andover as
determined by the City Council
Review Comprehensive Plan amendments concerning a proposed land use
change with the following criteria:
o 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
o The proposed land use is compatible with surrounding land uses and with
the goals, objectives and policies of the Comprehensive Plan
o There is capacity of public systems, facilities and services to serve the
proposed land use and capacity of these systems to serve other planned
land uses is not adversely affected
o 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
o 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 the City Council
o To ensure a transition or buffer between urban and rural residential zoning
districts
Land Use Goals, Objectives and Policies
Goal 4: Allow residential growth while maintaining the quality of natural
resources and amenities
Objective: Clearly define areas for urban and rural residential development
Objective: Promote orderly growth to ensure efficient utilization and delivery of
community services
Objective: Prevent extension of infrastructure that is inconsistent with the
Comprehensive Plan
Objective: Work cooperatively with resource protection agencies and
organizations to minimize the impact of development on natural
resources and amenities
Objective: Create opportunities for the city to preserve open space, nature preserves
and natural amenities through review of development proposals
and implementation of the Parks and Open Space Plan
C I T \' 0 4'
NDOVE 2018 Comprehensive Plan Update 1 - 6
Policies:
Maintain a Municipal Urban Service Area (MUSA) Boundary to define the
boundary between the Developing Community and Rural Residential planning
area designations of the 2040 Regional Development Framework
• Stage urban development within the MUSA Boundary to ensure orderly growth
and cost-efficient expansion of infrastructure
Review and update the staging plan periodically to address changes in times and
conditions
• Prohibit platting of property without municipal sewer and water within the MUSA
Boundary; except for properties that cannot be feasibly developed at an urban
capacity.
• Restrict lot splits without municipal sewer and water within the MUSA Boundary
• Encourage infill development within the MUSA Boundary with appropriate
transitions to existing neighborhoods
• Allow rural development outside of the MUSA Boundary consistent with the Rural
Residential Land Use Designation
• Require existing conditions information to be provided during the development
review process to allow evaluation of opportunities to preserve and protect
natural features and open space
• Engage local watershed management organizations and other appropriate
agencies and organizations in the review of development proposals
Goal 5: Encourage appropriate economic growth and redevelopment
Objective: Develop a diversified tax base through balanced development of
commercial, light industrial, and residential properties
Objective: Create cohesive vibrant retail hubs to serve the community by
aggregating commercial land uses along Bunker Lake
Boulevard
Objective: Select strategic locations for neighborhood and community
commercial sites and establish design performance standards for
such uses that promote quality site design and compatible land use
arrangements
Objective: Prevent the intensification of neighborhood commercial areas that
may negatively affect surrounding residential properties
kbY L
2o1s Comprehensive Plan Update 1 - 7
Policies:
• Maintain the existing commercial nodes along Hanson Boulevard, Bunker
Lake Boulevard, Round Lake Boulevard, Crosstown Drive and 7th Avenue as
cohesive, interrelated nodes of commercial activity
• Prevent fragmented, uncoordinated and linear commercial development
away from these locations
• Provide limited opportunities for commercial development in other areas of
the city only when demand is demonstrated with a professionally prepared
market study
• Ensure that new development and redevelopment has a positive impact on the
community by providing appropriate transitions and demonstrating compliance
with the City Code
• Promote redevelopment of existing industrial zones to accommodate industrial
development, enhance community appearance and tax base
• Allow limited industrial development within Andover Station North when the use,
site design, and building architecture are compatible with the existing and
planned uses within this commercial center
• Encourage continued investment in the Andover North regional shopping area
Goal: Protect and develop access for alternative energy systems
Objective: Preserve reasonable access to all parcels so that alternative forms of
energy can be used to supplement or replace conventional forms of
energy
Policies:
• Encourage and support educational programs and research that focuses on
alternative or renewable energy systems such as offered by Metro Cities,
University of Minnesota Extension Services, Minnesota Office of Environmental
Assistance, Anoka County and other organizations
• Encourage the possible use of solar energy in future housing developments
Encourage future site and building plans to design for efficient use of solar
energy including such elements as the location of windows, shade trees, and
driveways
Goal: Reduce maintenance and energy costs for public facilities and
infrastructure
Cw O`
2018 Comprehensive Plan Update 1 - 8
Objective: Where feasible, use low energy design elements for future public facilities
and infrastructure development
Policy:
• Explore alternative energy sources when replacing systems in public facilities
Housing Goals, Objectives and Policies
Goal: Provide a variety of housing types to accommodate the life
cycle needs of all residents
Goal: Remain responsive to housing market demands through
implementation of the Land Use Plan
Objective: Utilize the existing housing stock to provide a portion of the
affordable housing demand projected by the Metropolitan Council
Objective: Utilize local controls to provide opportunities for a variety of housing
types, including affordable housing
Objective: Continue to work with agencies that provide affordable housing and
housing for residents with special needs
Policies:
• Work with property owners to identify sources of funding for home improvements
to prevent deterioration of the city's older homes
• Support Anoka County's efforts to implement the Five -Year Consolidated Plan
• Utilize the planned unit development review process for medium and high-density
residential projects to encourage more efficient allocation of density and intensity
of land use and get higher quality development while providing amenities not
otherwise achievable with existing zoning classes.
• Support public service agency applications for the Community Development
Block Grant Program
kb-W-2018 Comprehensive Plan Update 1 - 9
Transportation Goals, Objectives and Policies
Goal: Provide a safe and efficient transportation system that is cost
effective and serves the existing and future access and mobility
needs of the City
Objective: Ensure adequate internal and external transportation access and links
for efficient movement of people and goods
Objective: Provide a transportation system that enhances quality economic
development within the City
Objective: Provide a transportation system that meets the varied needs of
Andover residents
Objective: Consider the mobility needs of all persons in the planning and
development of the transportation system
Objective: Continue to support Anoka County Transportation Department
applications for safety improvements of roadways
Policies:
• Provide for early and continuing citizen involvement in transportation planning
and implementation of projects
• Provide a roadway system within a functional hierarchy that accommodates
existing and future travel demands by providing the necessary design features to
satisfy the roadway's intended use
• Provide sufficient roadway capacity through the construction of transportation
system improvements that accommodate existing and future demand
• Require construction of transportation system improvements in conjunction with
new developments when the need is created by the new development
• Require payment for future transportation improvements as a part of
development approval proportionate to the demand created by new
developments
• Ensure that all components of the transportation system are maintained and
developed to the highest standards to insure against detrimental impact upon
community growth
• Utilize the Capital Improvement Plan to schedule projects that increase public
safety by minimizing hazards and correcting poorly designed intersections and
access points
k6_W_
2018 Comprehensive Plan Update 1 - 10
Goal: Provide a coordinated transportation system that is compatible
with adjacent municipality, Anoka County, Metropolitan Council
and State of Minnesota transportation plans
Objective: Coordinate transportation planning and transportation system
improvements with other government agencies to increase
efficiencies
Objective: Increase opportunities for funding of local transportation system
improvements from federal, state and county funding sources
Policies:
Coordinate grant applications and other funding requests, when appropriate, with
neighboring municipalities, as well as state, regional and county agencies
• Coordinate participation of Anoka County and adjacent cities, where appropriate,
in the provision of Transportation Plan elements
Goal: Provide multi -modal transportation options whenever and
wherever feasible and advantageous
Objective: Periodically evaluate potential ridership and feasibility of joining the
Metropolitan Transit Taxing District to provide additional transit options for
Andover residents
Policies:
• Identify locations for park and ride facilities and preserve the ability to implement
these facilities in the future
• Promote ridesharing and increased vehicle occupancies throughout the City
Goal: Minimize impacts of the transportation system on the natural
environment
Objective: Ensure environmentally sensitive implementation of the
transportation system through the planning, design and
construction of improvements
Objective: Consider the impacts of improvements to the existing transportation
system on land use, environmental, social, historic, and cultural resources
kbi
2018 Comprehensive Plan Update 1 -11
Policies:
• Adhere to best management practices and all components of the Implementation
Plan during the planning, construction and maintenance of the transportation
system
• Separate non -motorized traffic from arterial and collector roadways
• Encourage joint parking facilities to conserve land
Goal: Enhance accessibility by providing an interconnected multi- use
trail system
Objective: Provide an accessible trail system that links residential
neighborhoods, commercial developments, and park areas
Objective: Utilize multiple funding sources to complete the regional and local trail
systems
Objective: Coordinate trail construction with street improvement projects, new
development, expansion and redevelopment projects
Policies:
• Maintain a map of existing and future local and regional trails and coordinate trail
planning, construction and maintenance in the Capital Improvement Plan
• Fund regional trail system improvements adjacent to residential properties with
trail fees collected from new residential developments
• Require regional trail construction adjacent to commercial and industrial
properties, where shown on the trails plan, in conjunction with development,
expansion and redevelopment projects
• Require local trail construction adjacent to residential, commercial and industrial
properties, where shown on the trails plan, in conjunction with development,
expansion and redevelopment projects
• Develop trails in accordance with the American Association of State Highway
Transportation Officials (AASHTO) standards
• Coordinate trail and sidewalk improvements, where appropriate, with Anoka
County and neighboring cities
carr ne
NDOVE 2018 Comprehensive Plan Update 1-12
Water Resources Goals, Objectives and Policies
These goals, objectives and policies are included within the City of Andover Water
Resource Management Plan and Water Supply Plan. These are separate documents
that have been adopted as a component of the Comprehensive Plan.
Parks and Open Space Goals, Objectives and Policies
Goal 1: Provide parks and facilities that meet present park needs and
plan for the future needs of the city
Objectives:
a. Maintain and upgrade current park facilities
b. Evaluate existing conditions and future growth projections to determine
the types of parks and facilities needed to complete the park system
C. Provide more passive recreation opportunities
d. Provide for a balance among active and passive recreation areas and
activities
e. Provide recreation facilities for all age groups and abilities within the city
f. Design and maintain recreation areas with appropriate lighting,
landscaping, parking, and shelter design
g. Consider the Site Selection Criteria established in the Parks and Open
Space Plan and the standards of the National Recreation and Park
Association in the planning and design of the park system
Policies:
• Implement a maintenance schedule for the grounds and facilities within the current
park system
• Aggregate resources from local, state and federal sources to complete planned
improvements as scheduled in the Capital Improvement Plan
• Maintain and Update the Park Study as a guide for the number, size, type and
location of parks and facilities needed to complete the park system to serve the
needs of residents
1V b li
2018 Comprehensive Plan Update 1 - 13
• Accept only lands suitable for park and recreation purposes as fulfillment of the
parkland dedication requirements.
• Utilize the Capital Improvement Plan to schedule replacement of existing park
facilities and installation of new facilities
• Utilize the Park and Recreation Commission to advise the Council on matters
relating to parks, recreation and park facilities
• Provide regulations and policies for park use and park dedication
• Consider the adopted Guidelines for Field Usage by Youth Athletic Associations
• Work cooperatively with other organizations and government agencies to
enhance local and regional park systems
Goal 2: Promote, protect, preserve and enhance the City's natural resources
and open space for the enjoyment of residents, protection of
water and air quality and the preservation of wildlife habitat
Objective: Consider development of passive, nature -related recreation or conservancy
areas on sites found to be suitable for these purposes
Objective: Identify appropriate areas for preservation through analysis of
natural features, the Site Selection Criteria established in the Parks
and Open Space Plan and the Land Use Plan
Objective: Plan for and provide connections with the park and trail systems in a
manner that both preserves and allows public enjoyment of natural areas
Objective: Seek to provide buffer areas adjacent to significant natural resources and
parks
Policies:
• Work collaboratively with property owners in the preservation of open space
• Permanently protect open space with conservation easements, even when fee
title acquisition and other methods are used
• Prepare, implement and monitor the effectiveness of conservation plans that
address the specific characteristics of the various types of natural areas
• Utilize the Open Space Advisory Commission to advise the Council on matters
concerning preservation of open space
b-q-
2018 Comprehensive Plan Update 1 - 14
Prevent incompatible land uses from locating adjacent to parks and
open space areas through implementation of the Land Use Plan
and zoning regulations
• Work cooperatively with other organizations and government agencies to
acquire and enhance open space areas within the city
Recognize preservation of nature preserves and open space as a benefit in
Planned Unit Developments
ANDOVER
ELEMENTARY
zCLOCKTOWER
0 COMMERCIAL
J
m
O
Q
= O�
SSS
COMMERCIAL PATIO -
COMMERCIAL SPACE G�
ST LEVEL, HOU5 NG ABOVE) •
•
•
POWERLINE-
AND POLE
�. {
i
1-01
�` Nk
s wr�
x N
;. W E
'rim .
I � �- S �
Andover Senior Campus
SilverCrest Properties
,•" Z Conceptual Site Plan
June 30, 2022
U
150TH LANE �,��
°°
son Andover Senior Livin
a¢hite[ts SilverCrest Development HANSnN AM NW R CRnX%MWN ANnnV R
---
"ilsor,
C.
SilverCrest Deve
t
Iz
V�l-�
Andover Senior Living
HANSON BLVD NW 8 CROSSTOWN, ANDOVER M
0
U
7:30 AM
N KIT. MkA
7:45 AM
12:00 PM
12:00 PM ,
12:00 PM
X --4Amt%"m
JEO
4:10 PM
6:45 PM
7:00 PM
RECEIVED
TC 2 JUL 0 3 2022
CITY OF ANDOVER
To: Peter Pfister, AIA
Pfister Associates
From: Matt Pacyna, PE, Principal
Transportation Collaborative & Consultants, LLC
Date: July 1, 2022
Subject: SilverCrest Senior Living Traffic Study - Update
EXECUTIVE SUMMARY
REPORT
TC2 completed a preliminary traffic study for the proposed SilverCrest development in May 2022 to
quantify current area transportation conditions and to understand transportation impacts associated
with various access scenarios. The preliminary study, which is provided in the Appendix, focused on
two access scenarios, identified changes to area traffic volumes and operations, and evaluated
potential infrastructure improvement needs. The study identified that the adjacent roadway network
can support the proposed development and also that area operations can be improved by changing
the traffic control of the Crosstown Boulevard and Bluebird Street intersection.
Therefore, based on the preliminary study findings, as well as feedback from area agencies and
residents, the proposed SilverCrest development was refined. Key transportation items incorporated
into the proposed development since the preliminary study and stakeholder feedback, include:
• Access — provided via a right-in/right-out configuration along Crosstown Boulevard and a full -
access along Bluebird Street; no public access would be provided via 1501' Lane
• Land Use — replaced 75 -units of senior residential apartments with 32 -units of senior
residential townhomes; included approximately 12,000 square feet of first floor commercial
office space
• Roadway Improvements —assumed a single -lane roundabout would be constructed at the
Crosstown Boulevard and Bluebird Street intersection by year 2025
• Site Plan — reconfigured the internal roadway network within the site to direct most motorists
to/from the primary access at Crosstown Boulevard, as opposed to Bluebird Street
Based on these changes to the proposed development, along with the assumed transportation
improvements, the area roadway network can accommodate the proposed development safely and
efficiently as proposed. No additional infrastructure is recommended from an intersection capacity
perspective, however several considerations were identified to help minimize any impacts to the
adjacent neighborhood, including adding restrictive signage, relocating the Bluebird Street access, or
modifying the internal roadway network. This conclusion is supported through the following
documentation of study assumptions, methodology, and findings.
www.transportationcollaborative.com
SilverCrest Senior Living Traffic Study - Update
INTRODUCTION
July 1, 2022
Page 2
TC2 has completed a traffic study update for the proposed development located in the southeast
quadrant of the Hanson Boulevard (CR 78) and Crosstown Boulevard (CR 18) intersection in Andover,
MN. The subject site, shown in Figure 1, is currently a vacant lot generally bounded by Hanson
Boulevard to the west, Crosstown Boulevard to the north, Bluebird Street to the east, and 1501 Lane
to the south. The main objectives of the study are to identify existing traffic operations within the study
area, evaluate transportation impacts of the proposed development, and recommend improvements, if
necessary, to ensure safe and efficient operations for all users. The following study assumptions,
methodology, and findings are offered for consideration.
Figure 1 Subject Site
SilverCrest Senior Living Traffic Study - Update
EXISTING CONDITIONS
July 1, 2022
Page 3
Existing conditions were reviewed within the study area to establish current operations to help
determine impacts associated with the proposed development. The evaluation of existing conditions
included collecting traffic volumes, observing transportation characteristics, and analyzing intersection
capacity, which are described in the following sections.
Traffic Volumes
Intersection vehicular turning movement and pedestrian/bicyclist counts were collected on
Wednesday April 20, 2022, at the following locations:
• Crosstown Boulevard (CR 18) and Hanson Boulevard (CR 78)
• Crosstown Boulevard and Shopping Center Access
• Crosstown Boulevard and Bluebird Street
• Hanson Boulevard (CR 78) and 15011 Lane
The counts were collected between 7 and 9 a.m. and 4 to 6 p.m. However, the counts along
Crosstown Boulevard at the Shopping Center Access and Bluebird Street were collected from
6 a.m. to 7 p.m. to assist with future traffic control evaluations. Average Daily Traffic (ADT) volumes
within the area were provided by MnDOT or estimated using the traffic counts collected.
Figure 2 illustrates the existing hourly traffic volume profile of each leg of the Crosstown Boulevard
and Bluebird Street intersection. This information indicates that the existing a.m. peak hour occurs
between 7 and 8 a.m. and the p.m. peak hour occurs between 4 and 5 p.m. Most traffic is along
Crosstown Boulevard, with less along Bluebird Street. Note that daily traffic volumes along Bluebird
Street, north of Crosstown Boulevard, are nearly five (5) times greater than along Bluebird Street
south of Crosstown Boulevard. The estimated ADT volumes along Bluebird Street to the north and
south of Crosstown Boulevard are 2,350 vehicles per day (vpd) and 450 vpd, respectively.
Figure 2 Crosstown Boulevard and Bluebird Street Hourly Traffic Volumes
1200
1000
2
j 800
U
600
L
400
f-
= 200
0
a a ¢ ¢ ¢ a o_ a a a a a a
0 0 0 0 0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0 0 0 0 0
Crosstown Blvd (West Leg) Crosstown Blvd (East Leg) Bluebird St (North Leg)
Bluebird St (South Leg) —Total Intersection Volume
SilverCrest Senior Living Traffic Study - Update
Transportation Characteristics
July 1, 2022
Page 4
Observations were conducted within the study area to identify various transportation characteristics
such as roadway geometry, traffic controls, speed limits, and multimodal facilities. A general overview
of key roadways within the study area is as follows:
• Hanson Boulevard (CR7S)— generally a four -lane divided roadway with left- and right -turn
lanes at key intersections. A multi -use trail is present on the east and west side of the roadway.
The posted speed limit is 55 -mph; but there is also a 35 -mph school speed zone between
Crosstown Boulevard and 1481 Lane when children are present.
• Crosstown Boulevard (East of Hanson Boulevard)— generally a two-lane roadway with
select left- and right -turn lanes. A multi -use trail is present on the north sides of the roadway.
The posted speed limit is 45 -mph.
• Bluebird Street (North of Crosstown Boulevard)— generally a 42 -foot -wide undivided
roadway with one travel lane in each direction. On -street parking is allowed on both sides of
the roadway; no sidewalk is present along either side of the roadway. The posted speed limit is
30 -mph.
• Bluebird Street (South of Crosstown Boulevard)— generally a 28 -foot -wide undivided
roadway with one travel lane in each direction. On -street parking is allowed on both sides of
the roadway; no sidewalk is present along either side of the roadway. The statutory speed limit
is 30 -mph, but it has a 25 -mph advisory speed limit sign.
• 150th Lane— generally a 28 -foot -wide undivided roadway with one travel lane in each direction,
which widens to 48 -feet near Hanson Boulevard. On -street parking is allowed on both sides of
the roadway; no sidewalk is present along either side of the roadway. The posted speed limit
is 30 -mph.
The Crosstown Boulevard and Hanson Boulevard intersection is signalized, while all other study
intersections are unsignalized with side -street stop (SSS) control. The Crosstown Boulevard and
Shopping Center Access is restricted to three-quarter access (i.e., no left -turn out) and the Hanson
Boulevard and 1501" Lane intersection is restricted to right-in/right-out access. Existing geometrics,
traffic controls, and volumes within the study area are illustrated in Figure 3. Note that there was a
total of approximately 20 pedestrians/bicyclists counted between 6 a.m. and 7 p.m. at the Crosstown
Boulevard and Bluebird Street intersection.
Intersection Capacity
Intersection capacity was evaluated using Synchro/SimTraffic Software (version 11), which
incorporates methods outlined in the Highway Capacity Manual, 61h Edition. The software is used to
develop calibrated models that simulate observed traffic operations and identify key metrics such as
intersection Level of Service (LOS) and queues. These models incorporate collected traffic,
pedestrian, and bicyclist volumes, traffic controls, and driver behavior factors.
Level of Service (LOS) quantifies how an intersection is operating. Intersections are graded from
LOS A through LOS F, which corresponds to the average delay per vehicle values shown in Table 1.
An overall intersection LOS A though LOS D is generally considered acceptable in the Twin Cities.
LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand
exceeds capacity.
TA2 Existing Conditions
CSilverCrest Senior Living Traffic Study - Update Figure 3
SilverCrest Senior Living Traffic Study - Update
Table 1 Level of Service Thresholds
July 1, 2022
Page 6
For side -street stop -controlled intersections, special emphasis is given to providing an estimate for the
level of service of the side -street approach. Traffic operations at an unsignalized intersection with side -
street stop control can be described in two ways. First, consideration is given to the overall intersection
level of service, which takes into account the total number of vehicles entering the intersection and the
capability of the intersection to support the volumes. Second, it is important to consider the delay on
the minor approach. Since the mainline does not have to stop, most delay is attributed to the side -street
approaches. It is typical of intersections with higher mainline traffic volumes to experience high -levels of
delay (i.e., poor levels of service) on the side -street approaches, but an acceptable overall intersection
level of service during peak hour conditions.
Results of the existing intersection capacity analysis shown in Table 2 indicates that all study
intersections currently operate at an overall LOS C or better during the a.m. and p.m. peak hours.
In addition, side -streets and/or driveways operate at LOS C or better during the peak hours, except
the southbound approach of Bluebird Street during the p.m. peak hour, which operates at LOS E. As
noted earlier, this level of side -street operation is relatively common during the peak periods and
doesn't necessarily warrant mitigation. However, since completion of the preliminary study, the Citv
has restriped the north approach of the Crosstown Boulevard and Bluebird Street intersection to
include a dedicated richt-turn lane: this change is expected to improve the north Bluebird Street
approach to LOS D during the p.m. peak hour. The operations shown do not include this turn lane.
Queues were observed extending beyond the available westbound left -turn lane storage along
Crosstown Boulevard at Hanson Boulevard approximately five (5) percent of the time during the a.m.
and p.m. peak hours, which is a relatively minor issue. All other queues are maintained within the
available turn lane storages. Queues along the other cross -streets range from two to four vehicles
during the peak periods, with the southbound approach at Bluebird Street experiencing queues up to
100 feet during the p.m. peak hour (i.e., four vehicles) before the restriping noted.
Table 2 Existing Intersection Capacity
Intersection
Avera a Dela
/Vehicles
Level of
Service
Stop, Yield, and Roundabout
Intersections
Signalized
Intersections
Signal
10 seconds
<10 seconds
B
.. - 0 to 15 seconds
10 to 20 seconds
C
15 to 25 seconds
20 to 35 seconds
D
25 to 35 seconds
35 to 55 seconds
E
35 to50seconds
55 to 80 seconds
..
> 80 seconds
For side -street stop -controlled intersections, special emphasis is given to providing an estimate for the
level of service of the side -street approach. Traffic operations at an unsignalized intersection with side -
street stop control can be described in two ways. First, consideration is given to the overall intersection
level of service, which takes into account the total number of vehicles entering the intersection and the
capability of the intersection to support the volumes. Second, it is important to consider the delay on
the minor approach. Since the mainline does not have to stop, most delay is attributed to the side -street
approaches. It is typical of intersections with higher mainline traffic volumes to experience high -levels of
delay (i.e., poor levels of service) on the side -street approaches, but an acceptable overall intersection
level of service during peak hour conditions.
Results of the existing intersection capacity analysis shown in Table 2 indicates that all study
intersections currently operate at an overall LOS C or better during the a.m. and p.m. peak hours.
In addition, side -streets and/or driveways operate at LOS C or better during the peak hours, except
the southbound approach of Bluebird Street during the p.m. peak hour, which operates at LOS E. As
noted earlier, this level of side -street operation is relatively common during the peak periods and
doesn't necessarily warrant mitigation. However, since completion of the preliminary study, the Citv
has restriped the north approach of the Crosstown Boulevard and Bluebird Street intersection to
include a dedicated richt-turn lane: this change is expected to improve the north Bluebird Street
approach to LOS D during the p.m. peak hour. The operations shown do not include this turn lane.
Queues were observed extending beyond the available westbound left -turn lane storage along
Crosstown Boulevard at Hanson Boulevard approximately five (5) percent of the time during the a.m.
and p.m. peak hours, which is a relatively minor issue. All other queues are maintained within the
available turn lane storages. Queues along the other cross -streets range from two to four vehicles
during the peak periods, with the southbound approach at Bluebird Street experiencing queues up to
100 feet during the p.m. peak hour (i.e., four vehicles) before the restriping noted.
Table 2 Existing Intersection Capacity
Intersection
Traffic
Control
Level of Service (Delay)
AM Peak Hour
PM Peak Hour
Crosstown Blvd I Hanson Blvd
Signal
C (28 sec)
C (29 sec)
Crosstown Blvd I Shopping Center Access
SSS
A/ B (14 sec)
A / B (12 sec)
Crosstown Blvd / Bluebird St
SSS
A / C (22 sec)
A / E (40 sec)
Hanson Blvd / 150'" Ln
SSS
A I B (10 sec)
A / B (14 sec)
SSS — Side -Street -Stop
SilverCrest Senior Living Traffic Study - Update
PROPOSED DEVELOPMENT
July 1, 2022
Page 7
The proposed development site is currently a vacant lot generally bounded by Hanson Boulevard to
the west, Crosstown Boulevard to the north, Bluebird Street to the east, and 150`" Lane to the south.
The proposed development, shown in Figure 4, includes 125 -units of senior multi -family housing, 75 -
units of assisted living, 12,000 square feet of first floor commercial -office, and 32 -units of senior
townhomes. Construction was assumed to be completed by the end of 2025.
Access is proposed in the following locations:
• Crosstown Boulevard — right-in/right-out configuration located across from the Clocktown
Commons Shopping Center Access
• Bluebird Street — full -access configuration located approximately 500 feet south of Crosstown
Boulevard
• 150' Lane —no public access to the proposed development is planned
Based on the preliminary traffic study and feedback from City staff, a single -lane roundabout at the
Crosstown Boulevard and Bluebird Street intersection is the preferred configuration to address
existing and future capacity needs in this area. A summary of the intersection alternatives analysis
supporting this assumption is provided in the Appendix. Therefore, the operations analysis assumes
the roundabout configuration is constructed and operational in conjunction with the opening of the
proposed development under year 2025 conditions.
TRAFFIC FORECASTS
Traffic forecasts were developed for year 2025 conditions, which is expected to accommodate full -
build out of the site. The forecasts include general background growth and trip generation from the
proposed development.
Background Growth
To account for general background growth in the area, an annual growth rate of one and a half (1.5)
percent was applied to the existing peak hour and daily traffic volumes to develop year 2025
background forecasts. This growth rate was developed using a combination of historical average daily
traffic (ADT) volumes from surrounding roadways as published by MnDOT dating back to 2007 (where
applicable) and traffic forecasts developed as part of the Anoka County Transportation Plan.
Proposed Development
The trip generation estimate for the proposed development was created using the ITE Trip Generation
Manual, 111 Edition and includes trips for typical weekday a.m. and p.m. peak hours, as well as daily.
The proposed development, as shown in Table 3, is expected to generate on average 65 a.m. peak
hour, 76 p.m. peak hour, and 868 daily trips once fully completed. No multimodal or multiuse
reductions were applied to provide a conservative estimate. Trips generated by the proposed
development were distributed throughout the study area based on the directional distribution in
Figure 5, which was developed based on a combination of existing area travel patterns, site access,
travel times, and engineering judgment. The resultant year 2025 build condition traffic forecasts are
illustrated in Figure 6.
Z
0
m
Z
O
V)
Z
= PICKLEBALL
COURTS
COMMERCIAL PATIO
COMMERCIAL SPACE
LEVEL, HOUSING ABOVE
CLOCKTOWER
COMMERCIAL
•I
Y
•
. r 1
t
yrs
r X11 a: Fl,
u R W�E
�• r Andover Senior Campus
w SilverCrest Properties
NConceptual Site Plan
Lu June 14, 2022
z
U
U
'L1
A2 Proposed Site Plan
Figure 4
SilverCrest Senior Living Traffic Study -Update
• 0•
W
RUNE
!"
POLE
•
°�
B
i
®
V:
TRAIL -
I e
o i SSCPY
I•
®~
?
ssroarwrnC
I�
I.
O
1®
150TH LANE
•I
Y
•
. r 1
t
yrs
r X11 a: Fl,
u R W�E
�• r Andover Senior Campus
w SilverCrest Properties
NConceptual Site Plan
Lu June 14, 2022
z
U
U
'L1
A2 Proposed Site Plan
Figure 4
SilverCrest Senior Living Traffic Study -Update
A2 Directional Distribution
Figure 5
SilverCrest Senior Living Traffic Study -Update
A2 2025 Build Conditions
Figure 6
SilverCrest Senior Living Traffic Study -Update
SilverCrest Senior Living Traffic Study - Update
Table 3 Trip Generation Summary and Comparison
July 1, 2022
Page 11
Land Use Type (ITE Code)
Size
AM Peak Hour
PM Peak Hour
Daily
In
Out
In
Out
Proposed Development
Senior Multifamily Housing (252)
125 -units
8
17
17
14
405
Assisted Living (254)
75 -units
8
6
7
11
195
Commercial - Office (710)
12,000 SF
16
2
3
14
130
Senior Single -Family Housing (251)
32 -units
3
5
6
4
138
Total Proposed Development Trips
35
30
33
43
868
Comparison - Max Residential (220)
112 -units
11
34
36
21
756
Comparison - May 2022 Proposal
275 -units
21
33
35
33
843
Comparison - Strip Retail (821)
60,000 SF
64
40
152
159
4,050
Given that a portion of the proposed development site would need to be rezoned, additional trip
generation estimates were developed to illustrate how various development types and sizes would
generate trips. The existing zoning is guided as commercial, and therefore could reasonably
accommodate a 60,000 SF retail building. The trip generation of the site as a commercial retail
development could generate nearly 4.5 times more daily trips than the proposed development. In
addition, a non -senior residential use could develop at up to 8 -units per acre, or the equivalent of 112 -
units given the 14 -acre parcel. At this level of development, the site would generate approximately 90
percent of the proposed development daily trips.
YEAR 2025 CONDITIONS
Future Intersection Capacity
To understand impacts associated with the proposed development, year 2025 no build and build
condition intersection capacity analyses were conducted using Synchro/SimTraffic Software. As noted
earlier, these analyses assume a single -lane roundabout at the Crosstown Boulevard and Bluebird
Street intersection, which was identified as part of the preliminary analysis as the best infrastructure
improvement option for the area.
Results of the year 2025 intersection capacity analyses, shown in Table 4, indicates that all study
intersections and approaches are expected to continue to operate at an overall LOS C or better
during the a.m. and p.m. peak hours with or without the proposed development. The proposed
roundabout at the Crosstown Boulevard and Bluebird Street allows for more efficient access from
Bluebird Street to Crosstown Boulevard, while also minimizing operational changes to east -west
motorists along Crosstown Boulevard. The 95" percentile queues during the peak hours along
Crosstown Boulevard at the roundabout will range from four (4) to five (5) vehicles, while 95"
percentile queues along the Bluebird Street approaches will range from one (1) to three (3) vehicles.
SilverCrest Senior Living Traffic Study - Update
Table 4 Year 2025 Intersection Capacity Summary
July 1, 2022
Page 12
Intersection
Traffic
Control
Level of Service (Delay)
AM Peak Hour
PM Peak Hour
No Build
Proposed
No Build
Proposed
Crosstown Blvd / Hanson Blvd
Signal
C (31)
C (31)
C (31)
C (32)
Crosstown Blvd / Shopping Access / Site Access
SSS
A / C (15)
A / C (15)
A / B (12)
A / B (13)
Crosstown Blvd / Bluebird St
RAB
A (7)
A (8)
A (7)
A (8)
Hanson Blvd / 150' Ln
SSS
A / B (10)
A / B (10)
A / B (14)
A / B (14)
Bluebird St / Site Access
SSS
—
I AIA(9)
--
I AIA(9)
SSS — Side -Street -Stop RAB — Roundabout (Single -Lane)
Queues noted under existing conditions at locations other than the Crosstown Boulevard and Bluebird
Street intersection are expected to increase slightly under future 2025 conditions. These queues may
extend beyond the full width turn lane storage provided in a couple locations but will generally
continue to be within the turn lane taper areas. Note that these queues currently occur, and the
proposed development is not expected to significantly impact these queues or overall intersection
operations. Therefore, no additional infrastructure is needed from an intersection capacity
perspective. Further discussion regarding potential considerations is offered later in this report.
OTHER CONSIDERATIONS
A preliminary review of the proposed site plan does not indicate any major issues. However, access
to the proposed development and the potential impact to the adjacent neighborhood should be
considered. Given the site location and proximity to adjacent access, as well as the circuitous nature
of roadways within the adjacent neighborhood to the south, minimal traffic from the proposed
development is expected to travel through the adjacent neighborhood. However, the proposed
development could implement the following considerations to help minimize any impacts to the
adjacent neighborhood:
• Install Restrictive Sianaae —this would include "No Right -Turn" signage at the Bluebird Street
access for motorists exiting at that location
• Bluebird Access Relocation — move the proposed Bluebird Street Access as far north as
possible (i.e., closer to Crosstown Boulevard) to discourage motorists from using Bluebird
Street to/from the south
• Internal Roadway Modification — the internal roadway configuration currently directs most
development traffic to the primary access at Crosstown Boulevard, but additional internal
roadway modifications could be considered to minimize the number of motorists using the
Bluebird Street access
In addition to these items, special care should be taken to locate signage and landscaping to avoid
creating any sight distance issues. Appropriate multimodal facilities should also be incorporated to
improve access and reduce the need for residents to make vehicular trips. The addition of an
eastbound right -turn lane along Crosstown Boulevard at the proposed access should be considered
for safety purposes.
SilverCrest Senior Living Traffic Study - Update July 1, 2022
Page 13
SUMMARY
The following study conclusions and recommendations are offered for consideration.
1) All study intersections and side -streets currently operate at LOS C or better during the a.m. and
p.m. peak hours, except the southbound approach of Bluebird Street during the p.m. peak hour,
which operates at LOS E
a. Minor queueing was observed at the Crosstown Boulevard and Hanson Boulevard intersection
during the a.m. and p.m. peak hours, but it does not warrant mitigation
2) Traffic forecasts were developed for year 2025 conditions, which include:
a. An annual growth rate of one and a half (1.5) percent applied to the existing peak hour and
daily traffic volumes to develop year 2025 background (i.e., no build) forecasts
b. The proposed development is expected to generate on average 65 a.m. peak hour, 76 p.m.
peak hour, and 868 daily trips once fully completed
c. Trip generation of the site as a commercial development could generate nearly 4.5 times more
daily trips than the proposed development
3) Under year 2025 no build and build conditions, all study intersections and approaches are
expected to operate at an overall LOS C or better during the a.m. and p.m. peak hours with or
without the proposed development (assuming a single -lane roundabout at Crosstown Boulevard /
Bluebird Street per direction from City staff and the preliminary traffic study findings)
a. The proposed roundabout allows for more efficient access from Bluebird Street to Crosstown
Boulevard, while also minimizing operational changes to east -west motorists
b. The proposed development is not expected to significantly impact queues or overall
intersection operations
4) The proposed development could implement changes to help minimize any impacts to the
adjacent neighborhood, including adding restrictive signage, relocating the Bluebird Street access,
or modifying the internal roadway network
5) Special care should be taken to locate signage and landscaping to avoid creating any sight
distance issues
6) Appropriate multimodal facilities should be incorporated to improve access and reduce the need
for residents to make vehicular trips
7) The addition of an eastbound right -turn lane along Crosstown Boulevard at the proposed access
should be considered for safety purposes
A2
Td DRAFT REPORT
To: Peter Pfister, AIA
Pfister Associates
From: Matt Pacyna, PE, Principal
Transportation Collaborative & Consultants, LLC
Date: May 19, 2022
Subject: SilverCrest Senior Living Traffic Study
INTRODUCTION
TC2 has completed a traffic study for the proposed senior -living residential development located in
the southeast quadrant of the Hanson Boulevard (CR 78) and Crosstown Boulevard (CR 18)
intersection in Andover, MN. The subject site, shown in Figure 1, is currently a vacant lot generally
bounded by Hanson Boulevard to the west, Crosstown Boulevard to the north, Bluebird Street to the
east, and 1501 Lane to the south. The main objectives of the study are to identify existing traffic
operations within the study area, evaluate potential impacts of the proposed development under
various access alternatives, and recommend improvements, if necessary, to ensure safe and efficient
operations for all users. The following study assumptions, methodology, and findings are offered for
consideration.
Figure 1 Subject Site
www.transoortationcollaborative.com I
SilverCrest Senior Living Traffic Study
EXISTING CONDITIONS
May 19, 2022
Page 2
Existing conditions were reviewed within the study area to establish current operations to help
determine impacts associated with the proposed development. The evaluation of existing conditions
included collecting traffic volumes, observing transportation characteristics, and analyzing intersection
capacity, which are described in the following sections.
Traffic Volumes
Intersection turning movement counts were collected on Wednesday, April 20, 2022, at the following
locations:
• Crosstown Boulevard (CR 18) and Hanson Boulevard (CR 78)
• Crosstown Boulevard and Shopping Center Access
• Crosstown Boulevard and Bluebird Street
• Hanson Boulevard (CR 78) and 1501 Lane
The traffic counts were collected between 7 and 9 a.m. and 4 to 6 p.m. However, the traffic counts
along Crosstown Boulevard at the Shopping Center Access and Bluebird Street were collected from
6 a.m. to 7 p.m. to assist with future traffic control evaluations. Average Daily Traffic (ADT) volumes
within the area were provided by MnDOT or estimated using the traffic counts collected.
Figure 2 illustrates the existing hourly traffic volume profile of each leg of the Crosstown Boulevard
and Bluebird Street intersection. This information indicates that the existing a.m. peak hour occurs
between 7 and 8 a.m. and the p.m. peak hour occurs between 4 and 5 p.m. Most traffic is along
Crosstown Boulevard, with less along Bluebird Street. Note that traffic volumes along Bluebird Street,
north of Crosstown Boulevard, are nearly five (5) times greater than along Bluebird Street south of
Crosstown Boulevard. The estimated ADT volumes along Bluebird Street to the north and south of
Crosstown Boulevard are 2,350 vehicles per day (vpd) and 450 vpd, respectively.
Figure 2 Crosstown Boulevard and Bluebird Street Hourly Traffic Volumes
1200
E 1000
2
800
U
600
400
= 200 �- II'� III. II'_ '_ �� I■ I. �•
¢ ¢ ¢ ¢ ¢ ¢ a a a a a a a
0 0 0 0 a a o 0 0 o a o 0
0 0 0 0 0 0 0 0 0 0 0 0 0
M N m O N U6 Cb
Crosstown Blvd (West Leg) iii=i Crosstown Blvd (East Leg) _ Bluebird St (North Leg)
Bluebird St (South Leg) —Total Intersection Volume
SilverCrest Senior Living Traffic Study
Transportation Characteristics
May 19, 2022
Page 3
Observations were conducted within the study area to identify various transportation characteristics
such as roadway geometry, traffic controls, speed limits, and multimodal facilities. A general overview
of key roadways within the study area is as follows:
• Hanson Boulevard(CR 78)—generally a four -lane divided roadway with left- and right -turn
lanes at key intersections. A multi -use trail is present on the east and west side of the roadway.
The posted speed limit is 55 -mph; but there is also a 35 -mph school speed zone between
Crosstown Boulevard and 148' Lane when children are present.
• Crosstown Boulevard (East of Hanson Boulevard)— generally a two-lane roadway with
select left- and right -turn lanes. A multi -use trail is present on the north sides of the roadway.
The posted speed limit is 45 -mph.
• Bluebird Street (North of Crosstown Boulevard)— generally a 42 -foot -wide undivided
roadway with one travel lane in each direction. On -street parking is allowed on both sides of
the roadway; no sidewalk is present along either side of the roadway. The posted speed limit is
30 -mph.
• Bluebird Street (South of Crosstown Boulevard)— generally a 28 -foot -wide undivided
roadway with one travel lane in each direction. On -street parking is allowed on both sides of
the roadway; no sidewalk is present along either side of the roadway. The statutory speed limit
is 30 -mph, but it has a 25 -mph advisory speed limit sign.
• 15U11 Lane— generally a 28 -foot -wide undivided roadway with one travel lane in each direction,
which widens to 48 -feet near Hanson Boulevard. On -street parking is allowed on both sides of
the roadway; no sidewalk is present along either side of the roadway. The posted speed limit
is 30 -mph.
The Crosstown Boulevard and Hanson Boulevard intersection is signalized, while all other study
intersections are unsignalized with side -street stop (SSS) control. The Crosstown Boulevard and
Shopping Center Access is restricted to three-quarter access (i.e., no left -turn out) and the Hanson
Boulevard and 1501' Lane intersection is restricted to right-in/right-out access. Existing geometrics,
traffic controls, and volumes within the study area are illustrated in Figure 3.
Intersection Capacity
Intersection capacity was evaluated using Synchro/SimTraffic Software (version 11), which
incorporates methods outlined in the Highway Capacity Manual, 6th Edition. The software is used to
develop calibrated models that simulate observed traffic operations and identify key metrics such as
intersection Level of Service (LOS) and queues. These models incorporate collected traffic,
pedestrian, and bicyclist volumes, traffic controls, and driver behavior factors.
Level of Service (LOS) quantifies how an intersection is operating. Intersections are graded from
LOS A through LOS F, which corresponds to the average delay per vehicle values shown in Table 1.
An overall intersection LOS A though LOS D is generally considered acceptable in the Twin Cities.
LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand
exceeds capacity.
ISO
Bluebird St
•Clocklower
Commercial Area
Y
10)
Andover
jo nentary
L
SilverCrest Senior Living Traffic Study
Table f Level of Service Thresholds
May 19, 2022
Page 5
For side -street stop -controlled intersections, special emphasis is given to providing an estimate for the
level of service of the side -street approach. Traffic operations at an unsignalized intersection with side -
street stop control can be described in two ways. First, consideration Is given to the overall intersection
level of service, which takes into account the total number of vehicles entering the intersection and the
capability of the intersection to support the volumes. Second, it is important to consider the delay on
the minor approach. Since the mainline does not have to stop, most delay is attributed to the side -street
approaches. It is typical of intersections with higher mainline traffic volumes to experience high -levels of
delay (i.e., poor levels of service) on the side -street approaches, but an acceptable overall intersection
level of service during peak hour conditions.
Results of the existing intersection capacity analysis shown in Table 2 indicates that all study
intersections currently operate at an overall LOS C or better during the a.m. and p.m. peak hours.
In addition, side -streets and/or driveways operate at LOS C or better during the peak hours, except
the southbound approach of Bluebird Street during the p.m. peak hour, which operates at LOS E. As
noted earlier, this level of side -street operation is relatively common during the peak periods and
doesn't necessarily warrant mitigation.
Queues were observed extending beyond the available westbound left -turn lane storage along
Crosstown Boulevard at Hanson Boulevard approximately five (5) percent of the time during the a.m.
and p.m. peak hours, which is a relatively minor issue. All other queues are maintained within the
available turn lane storages. Queues along the other cross -streets range from two to four vehicles
during the peak periods, with the southbound approach at Bluebird Street experiencing queues up to
100 feet during the p.m. peak hour (i.e., four vehicles).
Table 2 Existing Intersection Capacity
Intersection
Average Delay I Vehicles
Level of
Service
Stop, Yield, and Roundabout
Intersections
Signalized
Intersections
A
< 10 seconds
< 10 seconds
B
10 to 15 seconds
10 to 20 seconds
C
15 to 25 seconds
20 to 35 seconds
SSS
5
3 55 a ds
For side -street stop -controlled intersections, special emphasis is given to providing an estimate for the
level of service of the side -street approach. Traffic operations at an unsignalized intersection with side -
street stop control can be described in two ways. First, consideration Is given to the overall intersection
level of service, which takes into account the total number of vehicles entering the intersection and the
capability of the intersection to support the volumes. Second, it is important to consider the delay on
the minor approach. Since the mainline does not have to stop, most delay is attributed to the side -street
approaches. It is typical of intersections with higher mainline traffic volumes to experience high -levels of
delay (i.e., poor levels of service) on the side -street approaches, but an acceptable overall intersection
level of service during peak hour conditions.
Results of the existing intersection capacity analysis shown in Table 2 indicates that all study
intersections currently operate at an overall LOS C or better during the a.m. and p.m. peak hours.
In addition, side -streets and/or driveways operate at LOS C or better during the peak hours, except
the southbound approach of Bluebird Street during the p.m. peak hour, which operates at LOS E. As
noted earlier, this level of side -street operation is relatively common during the peak periods and
doesn't necessarily warrant mitigation.
Queues were observed extending beyond the available westbound left -turn lane storage along
Crosstown Boulevard at Hanson Boulevard approximately five (5) percent of the time during the a.m.
and p.m. peak hours, which is a relatively minor issue. All other queues are maintained within the
available turn lane storages. Queues along the other cross -streets range from two to four vehicles
during the peak periods, with the southbound approach at Bluebird Street experiencing queues up to
100 feet during the p.m. peak hour (i.e., four vehicles).
Table 2 Existing Intersection Capacity
Intersection
Traffic
Control
Level of Service (Delay)
AM Peak Hour
PM Peak Hour
Crosstown Blvd / Hanson Blvd
Signal
C (28 sec)
C (29 sec)
Crosstown Blvd / Shopping Center Access
SSS
A / B (14 sec)
A / B (12 sec)
Crosstown Blvd / Bluebird St
SSS
A / C (22 sec)
A / E (40 sec)
Hanson Blvd / 150'" Ln
SSS
A / B (10 sec)
A / B (14 sec)
SSS — Side -Street -Stop
SilverCrest Senior Living Traffic Study
PROPOSED DEVELOPMENT
May 19, 2022
Page 6
The proposed development site is currently a vacant lot generally bounded by Hanson Boulevard to
the west, Crosstown Boulevard to the north, Bluebird Street to the east, and 1501' Lane to the south.
The proposed development, shown in Figure 4, is expected to be constructed in two phases and
includes a total of 275 senior residential units. Phase 1 is planned to include 125 -units of senior multi-
family housing and 75 -units of assisted living. Phase 2 is planned to include an additional 75 -units of
senior multi -family housing. Construction was assumed to be completed by the end of 2025.
Based on preliminary discussions between project and city staff, two access scenarios for the
proposed development were reviewed to understand the potential benefits and impacts associated
with different configurations. The access scenarios reviewed include the following:
• Scenario A (Balanced) —Includes access to 1501 Lane (across from Eagle Street), Crosstown
Boulevard (across from the Shopping Center Access), and Bluebird Street (approximately 500
feet south of Crosstown Boulevard); for purposes of this study, the Crosstown Boulevard
access was assumed to be a right-in/right-out access.
Scenario B (Bluebird) —All vehicular access would be provided via Bluebird Street
By reviewing these two scenarios, the analysis can identify a range of traffic volume change resulting
from each access configuration, as well as the overall impact on traffic operations. Based on the
future capacity analysis, a hybrid access scenario may be desired and/or beneficial. Further
discussion regarding access is provided later in this report.
U0, KTOISEP
COnVAEPC+I
OCC
L ♦®
® e
POND
41
. p
3LEVELS
I&
4 LEVELS
• II IDEPENDE14T I IVIIJG
`
® I LEVEL
13
DII III
I ,
PATIO • o
e
�' `
I�
�.. TRA L
\ PICKIEBALL
COURTS + PARK
'I 14,600 SEI
. n@I
we POND
N �I
wF
S
t—�P
*e Andover Senior Campus
SilverCrest Proaerties
Z Conceptual Site Plan
February 23, 2022
U
A2 Proposed Site Plan
Figure 4
SilverCrest Senior Living Traffic Study
® e
4L SP6CF
. p
I&
4 LEVELS
• II IDEPENDE14T I IVIIJG
`
® I LEVEL
13
DII III
I ,
I�
p
L..�.�-�
150TH LANE
N �I
wF
S
t—�P
*e Andover Senior Campus
SilverCrest Proaerties
Z Conceptual Site Plan
February 23, 2022
U
A2 Proposed Site Plan
Figure 4
SilverCrest Senior Living Traffic Study
SilverCrest Senior Living Traffic Study
TRAFFIC FORECASTS
May 19, 2022
Page 8
Traffic forecasts were developed for year 2025 conditions, which is expected to accommodate full -
build out of the site. The forecasts include general background growth and trip generation from the
proposed development.
Background Growth
To account for general background growth in the area, an annual growth rate of one and a half (1.5)
percent was applied to the existing peak hour and daily traffic volumes to develop year 2025
background forecasts. This growth rate was developed using a combination of historical average daily
traffic (ADT) volumes from surrounding roadways as published by MnDOT dating back to 2007 (where
applicable) and traffic forecasts developed as part of the Anoka County Transportation Plan.
Proposed Development
The trip generation estimate for the proposed development was developed using the /TE Trip
Generation Manual, 111 Edition and includes trips for typical weekday a.m. and p.m. peak hours, as
well as daily. The proposed development, as shown in Table 3, is expected to generate on average
54 a.m. peak hour, 68 p.m. peak hour, and 843 daily trips once fully completed. Trip generation for
Phase 1 represents approximately 70 percent of the expected trip generation upon full build out. No
multimodal or multiuse reductions were applied to provide a conservative estimate.
Given that a portion of the proposed development site would need to be rezoned, a trip generation
estimate was completed to illustrate the potential trip generation if the zoning did not change. The
existing zoning is guided as commercial, and therefore could reasonably accommodate a 60,000 SF
retail building. The trip generation of the site as a commercial development could generate nearly five
(5) times more trips than the proposed senior living development.
Table 3 Trip Generation Summary and Comparison
Land Use Type (ITE Code)
Size
AM Peak Hour
PM Peak Hour
Dail y
In Out
In Out
Proposed Development- Phase 1
Senior Adult Housing (252)
125 -units
8
17
17
14
405
Assisted Living (254)
75 -units
8
6
7
11
195
Phase 1 Total
16
23
24
25
600
Proposed Development - Phase 2`
Senior Adult Housing (252)
75 -units
5
10
11
8
243
Total Proposed Development Trips (Phase 1/2)
+21
+33
+35
+33
+843
Comparison - Strip Retail (821)
1 60,000 SF
64
40
152
159
4,050
Trips generated by the proposed development were distributed throughout the study area based on
the directional distribution in Figure 5. The distribution was developed based on a combination of
existing area travel patterns, Google travel times, and engineering judgment. The resultant year 2025
build condition traffic forecasts are illustrated in Figure 6A and Figure 6B for Access Scenario A and
Access Scenario B, respectively. Further discussion regarding the traffic volume changes associated
with the scenarios is provided later in this report.
Legend
Hz►'•'..
Percent Distribution
A2 Directional Distribution
Figure 5
SilverCrest Senior Living Traffic Study
A2
T 2 2025 Build Conditions (Access Scenario A)
C Figure 6A
SilverCrest Senior Living Traffic Study
TdA2 2025 Build Conditions (Access Scenario B) Figure 6B
SilverCrest Senior Living Traffic Study
SilverCrest Senior Living Traffic Study
YEAR 2025 CONDITIONS
Future Intersection Capacity
May 19, 2022
Page 12
To understand impacts associated with the proposed development, year 2025 no build and build
condition intersection capacity analyses were conducted using Synchro/SimTraffic Software. These
capacity analyses were completed for both access scenarios to illustrate the range of impact.
Results of the year 2025 intersection capacity analysis, shown in Table 4, indicates that all study
intersections are expected to continue to operate at an overall LOS C or better during the a.m. and
p.m. peak hours under each scenario. The primary capacity issue occurs at the north leg of Bluebird
Street at Crosstown Boulevard, where motorists are expected to experience an average delay near
one -minute (Le, LOS F operations) under future conditions while attempting to cross or turn left onto
Crosstown Boulevard during the p.m. peak hour. However, it is important to note that these operations
are expected to occur, regardless of the proposed development. Furthermore, side -street delays of
this magnitude are generally common and do not necessarily warrant mitigation. The northbound
approach of Bluebird Street at Crosstown Boulevard is expected to operate at LOS D or better during
the peak hours under each scenario.
Table 4 Year 2025 Build Intersection Capacity
Intersection
Level of Service (Delay)
AM Peak Hour
PM Peak Hour
No Build
Scen A
Scen B
No Build
Scen A
Scen B
Crosstown Blvd / Hanson Blvd
C (31)
C (31)
C (31)
C (31)
C (32)
C (32)
Crosstown Blvd / Shopping Access
A I C (15)
A / C (15)
A / C (15)
A / B (12)
A/ B (12)
A/ B (12)
Crosstown Blvd / Bluebird St
A / C (24)
A/ D (25)
A / D (26)
A I F (50)
A / F (57)
A / F (67)
Hanson Blvd / 150' Ln
A / B (10)
A / B (10)
A I B (10)
A / B (14)
A/ B (14)
A/ B (14)
Bluebird St I Site Access
A/ A (9)
A/ A (9)
A/ A (9)
A I B (10)
1501, Ln / Site Access / Eagle St
A / A (9)
A / A (9)
A / A (9)
A / A (9)
The queues noted under existing conditions are expected to increase slightly under future 2025
conditions. Under the future Scenario B condition, which assumes all development related traffic uses
Bluebird Street to access Crosstown Boulevard, the 951 percentile queues during the peak period in
the northbound direction extend approximately 60 feet, which equates to two or three vehicles.
Therefore, no significant changes to area operations are expected as a result of the proposed
development. However, further discussion regarding potential considerations are offered in the
following section.
SilverCrest Senior Living Traffic Study
Crosstown Boulevard / Bluebird Street Considerations
May 19, 2022
Page 13
Based on discussion with project staff, the City is considering improvements at the Crosstown
Boulevard and Bluebird Street intersection. Therefore, as part of this study, various alternatives were
reviewed to understand how infrastructure improvements would be expected to improve operations.
The alternatives reviewed, include:
• Alternative 1 (Striping) — Restripes the north leg of Bluebird Street to include a dedicated
southbound right -turn lane at Crosstown Boulevard
• Alternative 2 (Signal) — Adds a traffic signal and eastbound / westbound left -turn lanes along
Crosstown Boulevard
• Alternative 3 (Roundabout) —Adds a single -lane roundabout
An additional capacity analysis was conducted using the 2025 build condition volumes for Access
Scenario B, which assumes all proposed development traffic would utilize the Crosstown Boulevard
and Bluebird Street intersection. This represents a worst-case condition for traffic volumes at this
location. Based on the alternative capacity analysis shown in Table 5, minor striping changes (i.e.,
Alternative 1) marginally improves the side -street delay along the southbound approach of Bluebird
Street. Both a traffic signal (i.e., Alternative 2) and single -lane roundabout (i.e., Alternative 3) would
improve side -street operations along Bluebird Street, as well as maintain acceptable operations for
motorists along Crosstown Boulevard. The roundabout alternative provides slightly better operations
when compared to the signal alternative during the peak periods.
Table 5 Crosstown Blvd / Bluebird Street Alternative Comparison
Alternative
Level of Service (Delay)
AM Peak Hour
PM Peak Hour
Existing Configuration
A / D (26)
A / F (67)
Alt 1 - Southbound Right -Turn Lane
A / C (24)
A / F (54)
Alt 2 - Signal with Turn Lane
B (12)
B (11)
Alt 3 - Single -Lane Roundabout
A (8)
A (8)
A preliminary traffic signal warrant analysis was completed for the Crosstown Boulevard and Bluebird
Street intersection. This analysis was completed for various scenarios, including existing and future
conditions to better understand if the traffic volumes meet the thresholds for any signal warrant
criteria. Based on the preliminary analysis, existing traffic volumes currently meet Warrant 3 (Peak
Hour) criteria. However, agencies often do not install a traffic signal based on Warrant 3. In general,
there is not enough traffic along Bluebird Street throughout the day to meet any other warrants.
Future traffic volumes are close to meeting Warrant 2 (Four -Hour Warrant), depending on if right -
turning traffic is included, but the volumes do not meet the criteria under build conditions.
Therefore, based on this information, a single -lane roundabout would appear to be the best long-term
improvement for the Crosstown Boulevard and Bluebird Street intersection. However, several other
factors such as construction cost, right-of-way, and maintenance would need to be further vetted and
discussed with City staff to determine if the benefit to cost/impact is appropriate.
SilverCrest Senior Living Traffic Study
SITE PLAN REVIEW
May 19, 2022
Page 14
A preliminary review of the proposed site plan does not indicate any major issues. However, access
to the proposed development and the potential impact to the adjacent neighborhood should be
considered. From a roadway capacity perspective, various access alternatives were reviewed and
there is not a significant change or impact regardless of the ultimate access configuration constructed.
Given the site location and proximity to adjacent access, as well as the circuitous nature of roadways
within the adjacent neighborhood to the south, minimal traffic from the proposed development is
expected to travel through the adjacent neighborhood (although some users may travel through the
neighborhood). However, the proposed development could implement the following changes to help
minimize any impacts to the adjacent neighborhood:
Install Restrictive Signage —this would include "No Left -Turn" and "No Right -Turn" signage at
the access locations to 1501 Lane and Bluebird Street, respectively, for motorists exiting at
these access locations
Bluebird Access Relocation — move the proposed Bluebird Street Access as far north as
possible (i.e., closer to Crosstown Boulevard); the maximum queues along Bluebird Street
from Crosstown Boulevard were
approximately 60 feet, regardless of
the future access scenario
Gateway Treatments — install a
gateway treatment along Bluebird
Street and 150" Lane (depending on
the ultimate access configuration) to
provide a visual delineation between
the proposed development and the
adjacent neighborhood
In addition to these items, special care should be taken to locate signage and landscaping to avoid
creating any sight distance issues. Appropriate multimodal facilities should also be incorporated to
improve access and reduce the need for residents to make vehicular trips.
Also, depending on the access configuration agreed upon along Crosstown Boulevard, as well as the
ultimate traffic control at Bluebird Street, the addition of an eastbound right -turn lane along Crosstown
Boulevard at the proposed access should be considered for safety purposes.
SilverCrest Senior Living Traffic Study May 19, 2022
Page 15
SUMMARY
The following study conclusions and recommendations are offered for consideration.
1) All study intersections and side -streets currently operate at LOS C or better during the a.m. and
p.m. peak hours, except the southbound approach of Bluebird Street during the p.m. peak hour,
which operates at LOS E
a. Minor queueing was observed at the Crosstown Boulevard and Hanson Boulevard intersection
during the a.m. and p.m. peak hours, but it does not warrant mitigation.
2) Traffic forecasts were developed for year 2025 conditions, which include:
a. An annual growth rate of one and a half (1.5) percent applied to the existing peak hour and
daily traffic volumes to develop year 2025 background (i.e., no build) forecasts
b. The proposed development is expected to generate on average 54 a.m. peak hour, 68 p.m.
peak hour, and 843 daily trips upon full build out of the site
c. Trip generation of the site as a commercial development could generate nearly five (5) times
more trips than the proposed senior living development
3) Under year 2025 build conditions, all study intersections and side -street approaches are expected
to operate at an acceptable LOS D or better during the a.m. and p.m. peak hours under each
access scenario, except:
a. Southbound motorists attempting to cross or turn left onto Crosstown Boulevard from Bluebird
Street during the p.m. peak hour are expected to experience an average delay near one -
minute (i.e., LOS F operations); these operations are expected to occur, regardless of the
proposed development and side -street delays of this magnitude are generally common and do
not necessarily warrant mitigation
4) No significant changes to area operations are expected as a result of the proposed development
5) Although not needed to accommodate the proposed development at this time, a single -lane
roundabout appears to be the best long-term improvement for the Crosstown Boulevard and
Bluebird Street intersection
6) Further discussions between project and City staff should occur to determine the appropriate
short- and long-term access configuration for the proposed development
7) The proposed development could implement changes to help minimize any impacts to the
adjacent neighborhood, including adding restrictive signage, relocating proposed driveways,
and/or installing gateway treatments
8) Special care should be taken to locate signage and landscaping to avoid creating any sight
distance issues
9) Appropriate multimodal facilities should be incorporated to improve access and reduce the need
for residents to make vehicular trips
10) Depending on the access configuration agreed upon along Crosstown Boulevard, as well as the
ultimate traffic control at Bluebird Street, the addition of an eastbound right -turn lane along
Crosstown Boulevard at the proposed access should be considered for safety purposes
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 ( a -f
FROM: Jake Griffiths, Associate Planner
SUBJECT: Public Hearing: City Code Amendment Request — City Code 12-11: Residential
Permitted, Permitted Accessory, Conditional, Interim and Prohibited Uses — SilverCrest
Development, LLC (Applicant)
DATE: July 26, 2022
If the Comprehensive Plan text amendment reviewed as part of the previous agenda item is approved, an
amendment to the City Code will be required in order to maintain consistency between the two documents
and allow for implementation. The proposed amendment to the City Code would add similar language to
that of the Comprehensive Plan amendment into City Code 12-11 and would allow mixed-use buildings
through a conditional use permit process in the M-2 zoning district.
If a conditional use permit for the mixed-use commercial space is approved, any commercial uses within
the mixed-use building would be regulated by the standards for the SC — Shopping Center zoning district.
For example, since a restaurant is a permitted use within the SC zoning district no additional zoning
approvals would be required. However, if that restaurant wanted a liquor license that would be a
conditional use within the SC zoning district so a separate conditional use permit would be required. Draft
City Code amendment language is included below for review:
OTHER
RR
R-1
R-2
R-3
R4
R-5
M-1
M-2 M-3
Mixed-use commercial space integrated within
a legally conforming multi -family structure
containing 100 or more dwelling units. Said
commercial space shall not exceed 20% of the
of the foundation area of the multi -family
X
X
X
X
\
X
S
C
structure. All commercial uses shall be as
regulated by the requirements of the SC -
Shopping Center zoning district.
The Planning & Zoning Commission is requested to hold a public hearing on the City Code amendment
request and make a recommendation to the City Council.
espectfully submitted,
Jake Griffiths
Associate Planner
Attachments
Draft Resolution of Approval
Draft Summary Ordinance for Publication
Draft Resolution of Denial
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
ORDINANCE NO. XX
THE CITY COUNCIL OF THE CITY OF ANDOVER HEREBY ORDAIN AS
FOLLOWS:
AN AMENDMENT TO CITY CODE TITLE 12: ZONING REGULATIONS,
CHAPTER 11: RESIDENTIAL PERMITTED, PERMITTED ACCESSORY,
CONDITIONAL, INTERIM AND PROHIBITED USES
If Use Not Specifically Listed or Provided for Elsewhere in the City Code It Is Prohibited
Uses
Zoning Districts
OTHER
RR
R-1
R-2
R-3
R-4
R-5
M-1
M-2
M-3
Marinas
C
C
C
C
C
C
C
C
C
Mixed-use commercial space integrated within
a legally conforming multi -family structure
containing 100 or more dwelling units. Said
commercial space shall not exceed 20% of the
X
X
X
X
X
X
X
C
X
of the foundation area of the multi -family
structure. All commercial uses shall be as
regulated by the requirements of the SC -
Shopping Center zoning district.
Publicly owned and operated property except as
P
P
P
P
P
P
P
P
P
herein amended
All other Titles, Chapters and Sections of the City Code shall remain as written and
adopted by the Andover City Council. Approval of the City Code Amendment request
shall be made contingent upon approval of the Comprehensive Plan Amendment and
Rezoning requests.
Adopted by the City Council of the City of Andover this 4th day of August 2022.
ATTEST:
CITY OF ANDOVER:
Michelle Hartner, Deputy City Clerk Sheri Bukkila, Mayor
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
ORDINANCE NO. XX SUMMARY
AN ORDINANCE ORDAINING AN AMENDMENT TO CITY CODE TITLE 12: ZONING
REGULATIONS, CHAPTER 11: RESIDENTIAL PERMITTED, PERMITTED ACCESSORY,
CONDITIONAL, INTERIM AND PROHIBITED USES
STATUTORY AUTHORIZATION AND POLICY
Statutory Authorization
This ordinance amendment is adopted pursuant to the authorization and policies contained in
Minnesota Statute 412.
Policy
The purpose of the Ordinance is to protect the public health, safety, morals and welfare of residents
of the City of Andover. The amendment would amend the conditional uses of the M-2 zoning
district by making a conditional use mixed-use commercial space integrated within a legally
conforming multi -family structure containing 100 or more dwelling units. Said commercial space
shall not exceed 20% of the foundation area of the multi -family structure. All commercial uses
shall be as regulated by the requirements of the SC — Shopping Center zoning district.
GENERAL PROVISIONS AND DEFINITIONS
Jurisdiction
The provisions of this ordinance shall apply to the City of Andover.
Enforcement
The City Administrator or his/her designee shall have the authority to enforce the provisions of
this ordinance.
Interpretation
Interpretation of the provisions of this ordinance shall be held to be the minimum requirements
and shall be liberally construed in the favor of the governing body.
A printed copy of this ordinance is available for inspection by any person during regular hours of
the City Clerk.
Adopted by the City Council of the City of Andover on this 4th day of August 2022.
ATTEST: CITY OF ANDOVER
Michelle Hartner, Deputy City Clerk Sheri Bukkila, Mayor
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. R
A RESOLUTION DENYING THE CITY CODE AMENDMENT REQUEST TO CITY
CODE TITLE 12: ZONING REGULATIONS, CHAPTER 11: RESIDENTIAL
PERMITTED, PERMITTED ACCESSORY, CONDITIONAL, INTERIM AND
PROHIBITED USES
WHEREAS, the City of Andover has received a request to amend City Code 12-11 to
allow as a conditional use within the M-2 zoning district mixed-use commercial space
integrated within a legally conforming multi -family structure containing 100 or more
dwelling units. Said commercial space shall not exceed 20% of the of the foundation
area of the multi -family structure. All commercial uses shall be as regulated by the
requirements of the SC - Shopping Center zoning district; and,
WHEREAS, a public hearing was held pursuant to state statutes; and,
WHEREAS, the Planning and Zoning Commission recommends to the City Council
denial of the amendment as requested; and,
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover
agrees with the recommendation of the Planning and Zoning Commission and denies the
City Code Amendment request; for the following reasons:
1.
2.
3.
Adopted by the City Council of the City of Andover on this 4th day of August 2022.
CITY OF ANDOVER
ATTEST:
Michelle Harter, Deputy City Clerk
Sheri Bukkila, Mayor
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
FROM: Jake Griffiths, Associate Planner
SUBJECT: Public Hearing: Rezoning Request - PID# 23-32-24-33-0002 & PID# 23-32-24-
32-0006 — Rezone Properties from R-1: Single Family Rural to M-2: Multiple
Dwelling High Low Density — SilverCrest Development, LLC (Applicant)
DATE: July 26, 2022
DISCUSSION
SilverCrest Development, LLC has requested to rezone the unaddressed properties located at
PID 23-32-24-33-0002 & 23-32-24-32-0006 from R-1: Single Family Rural to M-2: Multiple
Dwelling High Low Density. A map showing the location of the subject properties is attached. If
the Comprehensive Plan amendment reviewed as part of a previous agenda item is approved,
rezoning of the subject properties will be required to maintain consistency between the Future
Land Use Map and Rezoning Map and to allow for implementation.
The subject properties are located within the Metropolitan Urban Service Area (MUSA) and are
within the current stage of sewer expansion. Times and conditions have changed with the
extension of municipal sewer and water into this area. Urban development including public,
commercial and residential uses has occurred immediately adjacent to the subject properties. The
subject properties border Hanson Blvd NW which is classified as an "A Minor Arterial" roadway
and Crosstown Blvd NW which is classified as a "Major Collector" by the Comprehensive Plan.
Current Zoning
Proposed Zoning
JET
or
ER
1� H
ACTION REQUESTED
The Planning & Zoning Commission is requested to hold a public hearing and make a
recommendation to the City Council regarding the rezoning request.
Aectfullysubmitted,
ffithse Planner
Attachments
Draft Resolution of Approval
Draft Resolution of Denial
Site Location Map
CC: SilverCrest Development, LLC (Via Email)
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
ORDINANCE XXX
AN ORDINANCE AMENDING CITY CODE TITLE 12-3-4, ZONING DISTRICT MAP OF
THE CITY OF ANDOVER. THE CITY COUNCIL OF THE CITY OF ANDOVER HEREBY
ORDAINS:
City Code 12-3-4, The Zoning District Map of the City of Andover is hereby amended as
follows:
1. The zoning designation of the following parcels are hereby amended from R-1: Single
Family Rural to M-2: Multiple Dwelling High Low Density:
Parcel 1 - PID# 23-32-24-33-0002
SWI/4 OF SW1/4 SEC 23 T32 R24; EX PRT PLATTED AS WINSLOW HILLS; ALSO
EX RD; SUBJ TO EASE OF REC
Parcel 2 — PID# 23-32-24-32-0006
THAT PRT OF NW1/4 OF SWIM OF SEC 23 TWP 32 RGE 24 LYG SLY OF SLY
R/W LINE OF CSAH NO 18, EX PRT PLATTED AS WINSLOW HILLS, ALSO EX
PRTS PLATTED AS WINSLOW HILLS 2ND ADD & WINSLOW HILLS 3RD ADD
2. The findings for the rezoning are that the property is located within the Metropolitan
Urban Service Area (MUSA) and also has the ability to be served by City of Andover
municipal services. Times and conditions have changed with the extension of municipal
sewer and water into this area. Urban development has occurred immediately adjacent to
the subject properties which includes public, commercial and residential uses. The
Comprehensive Plan and City Code require that properties zoned M-2 have access from
either an arterial or collector street. The subject properties border Hanson Blvd NW and
Crosstown Blvd NW, which Chapter 3 of the Comprehensive Plan identifies as A Minor
Arterial and Major Collector respectively.
3. All other sections of the Zoning Ordinance shall remain as written and adopted by the
City Council of the City of Andover.
4. Approval of the zoning district map amendment is contingent upon the approval of the
Comprehensive Plan Amendment and City Code Amendment requests.
Adopted by the City Council of the City of Andover on this 4th day of August, 2022.
CITY OF ANDOVER
ATTEST:
Michelle Harter, Deputy City Clerk Sheri Bukkila, Mayor
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. R
A RESOLUTION DENYING THE REZONING REQUEST TO REZONE PID# 23-32-24-33-
0002 AND PID# 23-32-24-32-0006 FROM R-1: SINGLE FAMILY RURAL TO M-2:
MULTIPLE DWELLING HIGH LOW DENSITY
WHEREAS, the City of Andover has received a request to rezone the properties located at PID#
23-32-24-33-0002 and PID# 23-32-24-32-0006 from R-1: Single Family Rural to M-2: Multiple
Dwelling High Low Density; and,
WHEREAS, a public hearing was held pursuant to state statutes; and,
WHEREAS, the Planning and Zoning Commission recommends to the City Council denial of the
rezoning as requested; and,
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover agrees
with the recommendation of the Planning and Zoning Commission and denies the Rezoning
request; for the following reasons:
1.
2.
3.
Adopted by the City Council of the City of Andover on this 4`h day of August 2022.
CITY OF ANDOVER
ATTEST:
Michelle Harter, Deputy City Clerk Sheri Bukkila, Mayor
`-:TA I AAA41-:AY I` AAM
Date Created. July 12, 2022
Disclaimer The provider makes no representation or warranties with respect to the reuse of this data.