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HomeMy WebLinkAboutMarch 21, 2002 o o " '-_J CITY OF ANDOVER 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304. (763) 755-5100 FAX (763) 755-8923. WWW.CI.ANDOVER.MN.US Joint City Council- Planning Commission Workshop Meeting - Thursday, March 21,2002 Please remember to brin!! your copies of the "Nei!!hborhood Business District Study" Call to Order -7:00 PM Discussion Items 1. Discussion of Neighborhood Business District Study-Planning A. Consultant Recommendations - Effects on existing property B. Protecting Residential Neighborhoods . Appropriate Land Uses . Performance Standards , , , , '--) C. Comprehensive Plan Adjustments Adjournment / '\ "-) o () () CITY of ANDOVER JOINT CITY COUNCIL & PLANNING AND ZONING COMMISSION MEETING - MARCH21, 2002 The Joint Meeting of the Andover City Council & Planning and Zoning Commission was . called to order by Mayor Gamache on March 21,2002, 7:04 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.. . Councilmembers present: Mayor Gamache, Councilmembers Julie Trude, Ken Orttel, and Don Jacobson. Councilmember absent: Councilmember Mike Knight. Commissioners present: Chairperson Jay Squires, Commissioners Tim Kirchoff, Mark Hedin, Tony Gamache, and Dean Daninger. :0 Commissioners absent: Commissioners Douglas Falk and Rex Greenwald . Also present: City Planner, Courtney Bednarz City Administrator, John Erar Community Development Director, Will Neumeister Others DISCUSSION OF NEIGHBORHOOD BUSINESS DISTRICT STUDY - PLANNING A. Consultant Recommendations - Effects on Existing Property B. Protecting Residential Neighborhoods C. Comprehensive Plan Adjustments City Planner Courtney Bednarz explained that the City has contracted with Northwest Associated Consultants, Inc. to undertake a study of designated neighborhood business sites within the community. Andover has 15 properties zoned NB District within the community, as designated on the Zoning Map. Nineteen such sites are indicated on the City's Comprehensive Plan Future Land Use Map. Continued growth and development within the City has evolved its character to the extent thatthe appropriateness ofthese neighborhood business locations have been questioned. Mr. Bednarz mentioned that to evaluate the implementation of neighborhood business uses and specific locations the City must consider the general philosophy for o neighborhood commercial locations, appropriate land use types, scale and performance , 'J ~ () 0 Special Meeting of the Andover City Council & Planning and Zoning Commission Minutes - March 21, 2002 Page 2 standards, and site issues such as surrounding land uses, traffic generation, and public facilities. He went on to review the City's existing and past Comprehensive Plan and Zoning regulations for neighborhood commercial uses, in addition he presented a detailed analysis of each of the eight sites currently guided or zoned for neighborhood commercial uses that are undeveloped with recommendations as to their appropriateness with regard to location and land use compatibility. ' Mr. Bednarz explained that Site A-I and A-2 are currently listed as Neighborhood Commercial and zoned Neighborhood District. He stated that the consultant has proposed three different land changes to each site. Those being M-2, RB, or LB. He mentioned that staff is suggesting that both sites be zoned LB, Limited Business. Councilmember Trude questioned ifthere could be retail businesses on a site zoned LB. Mr. Bednarz stated that LB would only allow various types of offices, however no retail businesses. Councilmember Trude questioned if the definition ofLB on page 5 of the handout is as restrictive, as it should be. Mr. Bednarz explained that the goal is to try and keep a gas station type use out ofthe LB category. i ') '-.j Councilmember Orttel questioned what the definition ofLB is referring to when it states ".. . convenience type goods and services to immediately surrounding areas... ". He questioned if this isn't misleading and if the goal is to not allow a gas station type use. Councilmember Jacobson stated that he feels an office type use or dental office would fit in the category better than anything else. Councilmember Trude stated that she likes what is trying to be accomplished, however mentioned that the wording is slightly misleading. City Administrator John Erar explained that the reason for the study is because there was a question as to whether or not the existing business districts are appropriately zoned. He stated that the evaluation suggests that the consultant believes these types of uses are more appropriate. He stated that he agrees using the word "convenience" in the definition of Limited Business may not be appropriate. He suggested the language be re- evaluated. Mr. Erar stated that this study is critical for determining a finding of fact as reasoning to support why the properties were rezoned. Mr. Bednarz explained that Site B-1 is currently listed as Neighborhood Commercial and "'--, zoned M-2. He mentioned that the consultant is recommending that no change take place <_) on this site. o o (~) Special Meeting o/the Andover City Council & Planning and Zoning Commission Minutes - March 21, 2002 Page 3 Mr. Bednarz explained that Site C-l is currently listed as Neighborhood Commercial and zoned R-4. He mentioned that the consultant is recommending the site be changed to Urban Residential Low Density and that the site be zoned the same or Urban Residential Medium Density and the zoning changed to M-l. He mentioned that staffis suggesting the site be listed as Urban Residential Low Density and leaving the zoning at R-4. Councilmember Trude mentioned that if the property isn't Neighborhood District zoning then it doesn't have a moratorium on it. Mr. Bednarz went on to explain the specifics of the moratorium. Commissioner Hedin questioned if there has ever been an agreement with the school to not build any convenience stores near the school. Councilmember Orttel stated that there has never been an agreement with the school as such. Mr. Bednarz stated that staffs recommendation is for the site to be listed for low density and remain zoned R-4, however if a project comes forward that everyone including the neighborhood supports it can then be re-evaluated. \ '-~_/ Councilmember Orttel mentioned that if this site were removed from Neighborhood Business there would only be a few neighborhood districts left. He questioned how the Council and the Commission would justify the change. Councilmember Orttel stated that if the change takes place the City would be eliminating everything categorized as Neighborhood Business on the west side, therefore for 36 miles there will only be four sites. He questioned what the City would be replacing with this. Commissioner Hedin questioned what type of business could be successful if only drawing customers from one square mile. Councilmember Orttel agreed, and mentioned that it should be discussed more thoroughly. Mr. Bednarz mentioned that the only reason the Neighborhood Commercial definition includes a statement regarding that the business shall not be closer than one mile to other commercial areas, is to limit the size and/or type of facility it is. Councilmember Orttel agreed that it wouldn't be possible to have a business and be successful on serving only the customers in a one square mile radius. Commissioner Daninger mentioned that the City needs to be cautious when making decisions and changes such as this. Commissioner Gamache mentioned that most residents want a convenience store nearby, however no one wants it by their house. Chair Squires stated that the City needs to be careful about what changes are made and why those changes are taking place. , '\ I '-..-/ o o. /) ~ Special Meeting of the Andover City Council & Planning and Zoning Commission Minutes - March 21,2002 Page 4 Mr. Erar stated that the zoning or action to rezone shouldn't be based on what the Council and Commission think should go on the sites, however instead the change should be based on how it would affect the community and using that determination when making a decision. Councilmember Jacobson mentioned that sites A, C and D were set aside years ago, however now it's being superceded by something better. Commissioner Daninger stated that this helps to explain the reason for making the changes. Councilmember Orttel mentioned that the Council and Commission should look at the City as a whole when determining how the sites should be zoned. Mr. Erar mentioned that the next step would be for the Council and Commission to direct staff to work in determining how it would be recommended to make these zoning changes, in addition to specify what is permitted under the Limited Business zoning. Councilmember Orttel stated that overall he's comfortable with what the consultant is recommending. ,- \ 0' Mr. Erar questioned the Council and Commission as to what zoning they feel is most appropriate for Site A. Chair Squires stated that the information is somewhat new for the Planning Commission. He questioned if the Council and the Commission are all in philosophical agreement. He stated that in summary the circumstances have changed in the City from years past when the Neighborhood Districts were determined. He questioned if everyone agrees that the sites should be revisited and if so how does the City decrease the density ofthe sites. Community Development Director Will Neumeister stated that he agrees with Chair Squires. He questioned the Council and Commission if the goal is to satisfy the needs of each neighborhood or should the City concentrate on certain areas. Commissioner Hedin stated that the Commission just received the information before the meeting, therefore it's difficult to draw a conclusion right away. Mr. Bednarz explained that Site D is listed as Neighborhood Commercial and zoned Neighborhood Business. He mentioned that the consultant is recommending the site be changed to Urban Residential Medium Density and zoned M-2. Councilmember Trude questioned if Site D is a wetland under control by the court. Mr. Bednarz explained that the wetland is restricted by the DNR. ':J Mr. Bednarz explained that Site E is listed as Neighborhood Commercial and zoned Neighborhood Business. He mentioned that the consultant is recommending that no change take place. o o :,j Special Meeting of the Andover City Council & Planning and Zoning Commission Minutes - March 21, 2002 Page 5 Councilmember Orttel mentioned that if one took a one-mile radius of Site E, one would see that hardly anyone would be within that one mile. He suggested the ordinance be reviewed since it wouldn't be possible to have a successful business on this site serving only a one-mile radius of the site. Mr. Bednarz explained that Site F is currently listed as Neighborhood Commercial and zoned Neighborhood Business. He mentioned that the consultant is recommending there be no changes. Mr. Bednarz explained that Site G was missed by the consultant. He stated that Site G is located east of Round Lake Blvd. and Bunker Lake Blvd. He stated that the property is listed as Neighborhood Commercial and is zoned Neighborhood Business. There was no recommendation from the consultant, however staff is recommending the property remain as Neighborhood Business but look at the uses that are permitted in that district. Mr. Bednarz mentioned that some adjustments might be necessary to the definition of Neighborhood Commercial. '\~J Mr. Erar suggested the Council and the Commission focus on parts C and D of page 3. Mr. Neumeister mentioned that the purpose of part C is to eliminate sites like G. Councilmember Trude questioned if the definition of part C is saying that large managed facilities are preferred over stand-alone businesses. She mentioned that the City shouldn't be discouraging a stand-alone business owner/operator. Councilmember Trude mentioned that many times strip malls stand empty, however someone who has their own building can often times be very successful. Chair Squires questioned if the consultant is suggesting the City concentrate on pulling higher density uses out of neighborhoods. He stated that as a younger City the philosophy is often times to have a sense of community within each neighborhood, however now it seems like the philosophy is to extract some of the higher density uses, get away from the neighborhoods when putting in more commercial development. He agreed that the City does need to have some more intense uses to allow gas stations and such scattered throughout the City. He mentioned that major intersections are an excellent location for these uses. He also mentioned that he agrees for the most part with the consultant's recommendations to change the Comprehensive Plan and the Zoning Code in certain areas. /\ \----J Mayor Gamache agreed with Chair Squires. He stated that he agrees with changing the site on Hanson Blvd. to Limited Business, and the site on Crosstown Blvd. and 14lst to residential low density and keeping it zoned R-4. He agreed with the philosophy of trying to eliminate the effects on the neighborhoods. He mentioned that for the most part people are willing to travel somewhat to get their gas and groceries. o o Special Meeting of the Andover City Council & Planning and Zoning Commission Minutes - March 21, 2002 / " Page 6 ,~) Councilmember Jacobson questioned if what the Council and Commission are saying is that we agree with the consultant's recommendations, however the language needs to be re-evaluated in some areas. Chair Squires suggested staff review the information more thoroughly since the Council and Commission aren't completely satisfied with the language, however everyone for the most part is in agreement with the concept. He suggested the language be reviewed on pages 3, 4, 5, and 6. Once that's been completed he suggested the Planning Commission, prior to Council action, review the revised material. He questioned ifthis would be acceptable with the Council. Councilmember Orttel agreed with Chair Squires. He also mentioned that the City does owe it to the residents to have some businesses available to them within the City. Commissioner Gamache suggested researching how large of a radius major convenience stores require in determining a prime location. Councilmember Orttel mentioned concerns that the City is taking away business locations and continuing to add new homes. , ') "----' Commissioner Hedin suggested reserving some areas for businesses throughout the City. Councilmember Orttel agreed, however reminded everyone that this leaves the door open for gas station type uses. Councilmember Orttel explained that he is in agreement with the consultant, however mentioned that it's important everyone recognizes the issues at hand. Mr. Neumeister mentioned that ifthere are too many sites in the City it could also cause problems. He suggested the Council and Commission think about where they would like a neighborhood center, which will draw from a bigger area, and as a result other businesses will feed off of it. Councilmember Trude mentioned that if someone travels west on Old Hwy. 10, one may have to go 10 miles before coming across a gas station. She mentioned that this doesn't make sense either. Commissioner Daninger stated that he pictures a major intersection as a prime location for a gas station. He mentioned that ifthere are too many businesses in an area then it's likely someone won't make it. He suggested the City be more selective than in the past. He also mentioned that if the City can let residents know in advance what will go into their neighborhood it should eliminate some problems. cJ Mr. Erar explained that often times it's hard to determine what businesses would go in an area since there first needs to be the demand. He stated that what the study is helping the " o o Special Meeting of the Andover City Council & Planning and Zoning Commission Minutes - March 21, 2002 , " Page 7 } '-- City achieve is potentially eliminating sites that are no longer compatible with the neighborhood. He mentioned that it might not be possible to get away completely from the controversy of a neighborhood that doesn't want a gas station. Councilmember Orttel mentioned that what the City needs is a collector center every so many miles, similar to what's on County Road 9 and Viking Blvd. He also mentioned that he likes the idea of not specifically zoning the sites, but having them as possible sites. Chair Squires stated that if the Council is comfortable with the concept the Commission could take a look at the recommendations and draw some conclusions in addition to revising the language. Mayor Gamache stated that when development takes place, it's likely there will be comers that aren't developed into anything but a neighborhood business. Mr. Erar questioned if the Council and Commission agree with the philosophical concept ofthe consultant. Mayor Gamacne stated that he agrees with the general concept. (-') \. . ~~ Councilmember Trude stated that the definition of Limited Business definitely needs to be revisited. She mentioned concerns regarding the traffic along Hanson Blvd. Commissioner Gamache mentioned that the neighbors in the area are also concerned about the traffic. Mr. Erar stated that staff will work with the Planning Commission on the definition of Limited Business. He stated that the City also needs to be prepared that at some point the existing property owners could pose some challenges to the rezoning action. He suggested the City Attorney become involved for guidance. He mentioned that the Council and Commission should also discuss other areas that should remain or be classified as Neighborhood Business. Commissioner Hedin questioned if this is something that would require another discussion by the Planning Commission followed by a public hearing. Mr. Erar stated that he would find out the proper procedures from the City Attorney. Mr. Erar did explain that once a conclusion has been made the City will schedule a public hearing and notify the appropriate property owners. Councilmember Jacobson mentioned that sites A-F have been discussed, however there are other sites out there as well. He suggested those also be reviewed at some point in the future. ADJOURNMENT .-\ ( ) \,,_/. " , ~. '- .; ~ ( ) \~~/ ." -... ( ) . J O' o Special Meeting of the Andover City Council & Planning and Zoning Commission Minutes - March 21, 2002 Page 8 Motion by Hedin, seconded by Tony Gamache, to adjourn the meeting at 9:03 p.m. Motion carried on a 9-ayes, O-nays, 3-absent (Knight, Greenwald, and Falk) vote. Respectfully Submitted, Sara Beck, Recording Secretary TimeSaver Off Site Secretarial, Inc. "