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HomeMy WebLinkAboutSP April 24, 2007 CITY OF NDOVE 1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304 . (763) 755-5100 FAX (763) 755-8923 . WWW.CI.ANDOVER.MN.US Special Joint City Council/Planning & Zoning Commission Meeting Tuesday, April 24, 2007 Council Chambers 1. Call to Order-7:00 p.m. 2. Presentation! Anoka County Law Enforcement Center - Sheriff 3. Comprehensive Plan Update Progress Report - Planning 4. Council/Planning & Zoning Commission Open Discussion 5. Other Business 6. Adjournment 1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304 . (763) 755-5100 FAX (763) 755-8923 . WWW.CI.ANDOVER.MN.US TO: City Council 1 Planning and Zoning Commission FROM: Jim Dickinson, City Administrator SUBJECT: Presentation! Anoka County Law Enforcement Center DATE: April 24, 2007 INTRODUCTION Anoka County Sheriff Bruce Andersohn and the project architect, Buetow and Associates, will be present at the meeting to provide an overview of their progress to date on the Law Enforcement Center facility design and layout. ACTION REOUESTED The Council and Commission are requested to receive a presentation on the future Anoka County Law Enforcement Center. 1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304. (763) 755-5100 FAX (763) 755-8923 . WWW.CI.ANDOVER.MN.US SUBJECT: Mayor, Council Members and Planning Commissioners Jim Dickinson, City Administrato~ Will Neumeister, Community DevQent Director tJ/ci-- Comprehensive Plan Update Progress Report - Planning To: CC: FROM: DATE: April 24, 2007 INTRODUCTION This brief summary covers the progress we are making on the draft of the Comprehensive Plan update. In summary, here is what is going on: . Dave Berkowitz, Todd Haas and Jason Law continue to work on the Sewer Plan, Water Plan and Transportation Plan. Staff has submitted population projections to our consultants to complete the modeling of how growth will affect the sewers and roadways in Andover. The actual text of both the sewer and transportation plan are being modified "in house" by staff. Staff is working with SEH on the water plan. Most of these portions of the plan will be available in a draft form sometime near the end of May. . Todd Haas has been reviewing improvement plans with the Park and Recreation Commission for all parks in the City. The goal is to be done reviewing them by the end of May. . Courtney Bednarz, has been working on updating the Land Use section of the plan and has begun to incorporate new graphics into this section, including new goals, objectives and policies that the Council as well as the Planning Commission will need to review (see attached). . As indicated in the last update, staff is using 3.0 units per acre density used in the Rural Reserve and 2.45 units per acre in all other areas of the City. . We have prepared an "Overview" section that will provide the "Big Picture" of what guides development in Andover. This will direct readers to more detail in the Comprehensive Plan (see reverse side). ACTION REQUESTED This is an update of work that has been done over the winter. Attached are the forms that will need to be provided to the Metropolitan Council along with draft language from some sections of the Comprehensive Plan update. No action is requested, however this may provide a common discussion item with the Planning Commission. Respectfully Submitted, Will Neumeister t4-- Attachments Comprehensive Plan Overview ( Draft 4/24/07) Development in Andover is affected by a variety of elements that factor into where growth will happen. New housing developments in Andover are dependent upon where the sewer pipes are currently located and who owns the land. New residential housing will be built out by the schedule shown in the sewer staging plan. There are sewer lines that were built many years ago that have been recently analyzed and because they are limited in capacity, that dictates the average density future new housing can be developed at. The sanitary sewer analysis that has been prepared shows that the lines already in the ground can handle no more than 2.45 units per acre of residential density for the ultimate service areas shown on the growth phasing maps. These sewer lines were placed there many years ago, and are limited in service capacity. The City has agreed to plan for future urbanization of the area referred to as the "Rural Reserve". That area is likely to develop years into the future, as there is currently Agricultural Preserve designation placed on a significant portion ofthe area. The Agricultural Preserve designation is to be removed from the lands in this area by late 2010. It is expected that removal of that designation will be one of the factors that might trigger development of a portion of the "Rural Reserve" area. Another factor that will likely be a large determinant is whether it is financially feasible to perform soils correction on the organic soils that exist in the area. Furthermore, before the area develops, the developers must be willing to be assessed for the trunk sewer to be extended from Bunker Lake Boulevard up to the area north of Coon Creek. This will likely happen once the current housing market switches over to one that is more favorable to new home construction and the factors stated above have been taken into account. Andover has the largest household size of any community in Anoka or Hennepin. County. Qver ninety percent of households are owner occupied. Statistics indicate that Andover is primarily comprised of young families. Education and income levels are also among the highest in the region, indicating that Andover's residents comprise a highly skilled workforce. Housing options range from rural acreage lots to urban townhomes, with the predominant housing being owner occupied, single-family homes. Residential growth rates in Andover have been fairly consistent over the last ten years. The trend has been primarily towards single family, but a few multi-family residential developments remain to be completed. A few parcels of land remain guided for medium and high-density development as was the case when the Comprehensive Plan was last updated in 2001. As explained above, the addition of any new multi-family units is restricted by the capacity of the sewer pipes in the ground, which are not feasible to replace or upsize. Nearly 85% of Andover is guided for residential development. If all the sites guided for medium and high density residential are built out, the City will meet the Metropolitan Council's fair share goal for Andover. The City still remains committed to completing a mixed-use development known as "Andover Station" located west of the intersection of Hanson and Bunker Lake Boulevards. This redevelopment area is well on its way towards becoming a very diverse mixed-use area, with townhomes, retail and office developments, ballfields and even some light industrial sites. It is likely that the remaining vacant sites in this area will "build out" by 2010. Qther notable commercial developments in the City are neighborhood retail centers located at major intersections of Round Lake, Bunker, Crosstown and Hanson Boulevards. The preservation of open space will likely be a key development issue over the next planning period as the referendum (to allow the City to purchase open space) passed in the fall of 2006. This will require the City to evaluate where open space will be purchased and how it will be used to tie together the existing system of parks, trails and public open space that already exists. One of the bigger issues that is new to this comprehensive plan is planning for funding of needed county roadway improvements (i.e. intersection upgrades, and lane widenings). This comprehensive plan will bring forth new policies on how the new developments abutting the roadways needing improvements will be required to pay for a proportionate share of the needed improvements. o. . - -_.--:-,--,-:-.- ::--:-::-:-:c---:----:-------'-- 1"~t)J~~ ~ Metropolitan Council Ail. Local Planning Handbook I Comprehensive Plan Update Transmittal Form 2008 Comprehensive Plan Update Transmittal Form This transmittal form serves as a checklist for municipalities to ensure the comprehensive p~an update submittal is complete. The Metropolitan Council's Local Planning Handbook provides more detailed information about each of these requirements, and in some cases includes recommended definitions and report formats. All items must be adequately addressed for the Council to find the comprehensive p~an update complete for review. Indicate the page number where the each item can be found in the comprehensive plan update. Items that are not applicable to all municipalities are marked "if applicable." Type "NA" in place of a page number if the item is not applicable. This form and the Local Planning Handbook are available on the Metropolitan Council's website: . Handbook: httD: Ilwww.metrocouncil.ora/DlanninalLPH/.handbook.htm . Transmittal Form: httD: Ilwww.metrocouncil.org/Dlanning/assistance/resources.htm CONTACT INFORMATION Local Governmental Unit Contact Name Contact Title Address City, State, and Zip Telephone Number Email Address Fax number HANDBOOK SeCTION 1: PRocess htto: / /www .metrocouncil. or%lannino/LPH/LPHSectl.oclf Local Approval Requirements Date of Action: commission Other Government Unit Review Requirements Date Sent: School districts: Other overla . urisdictions: Janua.-y 200S 1 ~~~Iij~--- -- W Metropolitan Council ~ Local Planning Handbook I Comprehensive Plan Update Transmittal Form HANDBOOK SeCTION 2: FOUNDATION htto: Ilwww . metrocouncil.ora/olannina/LPH/LPH5ect2..L Pian Content Requirements Page(s) where this item can be found: Polices and ob'ectives Re ional Plannin Area desi Po ulation, household and em 10 ment forecas * Based on 2030 Regional Development Framework Gro HANDBOOK SECTION 3: LAND USE htto :llwww . metrocouncil.ora/Dlannina/LPH/LPH5ect3 .Ddf Land Use Requirements page( s) where this item can be found: Surface water ma Existin land use ma and definition of cate ones. Future land use ma and definition of cate ones Residential develo ment conforms to re tans Historic reservation A re ate resource rotection, if a Critical Area Plan, if a Iicable Iicable HANDBOOK SECTION 4: TRANSPORTATION htto: Ilwww.metrocDundl.ora/Dlannina/LPH/LPH5ect4.odf Road and Highway Requirements Page(s) where this item can be found: issues Access mana ement 2 January 2006 .------~-----.-~.--.---- h . .... -. ""--:0 ... ...... ._. ... .... .u.J~ . . ......-- ~ Metropolitan Council ~ Local Planning Handbook I Comprehensive Plan Update Transmit"..al Form Bicycie and Pedestrian Requirements Page(s) where this item can. be found: Bi edestrian olicies and ro rams edestrlan facilities map edestrian connections to transit Special Traffic Situation Requirements. Page( s) where this item can be found: reservation, if a licable Corridor and sub-area studies if a licable "'Required for Downtown Minneapolis, Downtown St. Paul, University of Minnesota and MSP area. Transit Requirements Page(s) where this item can be found: Ma Descri tion and ma of existin lanned transit facilities Aviation Requirements Page(s) where this item can be found: Airspace protection [icable Influence areas* maps, policies and plans, if a licable Heli arts 5 ecial aviation facilities, if a licable "'Influence areas include noise, height, safety, development, operation, infrastructure and environment. HA.NDBOOK SECTION 5: WA.TER RESOURCES htto :llwww.metrocouncil.orc/olanninc/LPH/tPHSectS.odf What type of wastewater treatment methods are used within the municipality? (Check all that apply) Re ional Wastewater Treatment Local/Munici al Owned Wastewater Treatment Plant Individual Sewa e Treatment 5 stems ISTS Private I Owned/CommuniL Treatment 5 stem lanualY 2006 3 .-:-J?~.."-_._"-~ :"~VJ~M .... .., .. jj'- Metropolitan Council ~ Local Planning Handbook I Comprehensive Plan Update Transmittal Form Wastewater Plan Requil"ements Page(s) where this item can be found: ement iicable iicable Requir'ed Water Related Plans Date Approved/By Date Submitted to Agencies Local Surface Water Mana ement Plan Water Su I Plan Storm water/Erosion Control Ordinance HANDBOOK SeCTION 6: PARKS htto: Ilwww.metrocouncil.ora/olannina/LPH/LPH5ect6.oclf Parks Plein Requir'ements Page(s) where this item can be found: and descri tion HANDBOOK SeCTION 7: IMPLEMENTATION htto: Ilwww .metrocouncil.ora/plannina/LPH/LPH5ect7 .oclf Implementation Requirements Page(s) where this item can be found: Describe official controls Current zonin Housin im lamentation ro ram * Submit two (2) copies of the municipality's updated official controls inclucling zoning and subdivision ordinances within 9 months. January 2006 4 :"Riiliii~-:-.. CIl III ::l -= - III ~ I"i - oJ - " = = ;; ~. ~ II ;; Ul -= .;; ~ " ~ = ..... = " -= r '= - - ;; III " :c lil = ~ = E - il - - - -= ; a i: " " QI) i Iii ~ ~ = .0 ~ .;; Ii -= ~ .;; = ,g ~ .~ fI) w C!) <( ~ fI) s a:: ~ <( Ul C W E ] - >;- m - Q) ~ &:) ..... " == Ci5 -= !: = :I '0 ] ~ c: 0 W m " == ..J Ul .2 ED ..... ~ " CIl Q) ~ Il'J .... <( > - c:: ;0 = - ~ ~ " = I:It W " N " ~ fI) ::> N 10< ::l -= .... ~ ... CIl :li!l c ~ III :I """" Z ~ = 0::( '" :; ~.. "" ..J . Ill: ':f\NDbVE~ 2008 Comprehensive Plan Update Chapter One: Chapter Two: Chapter Three: Chapter Four: Chapter Five: Chapter Six: 4/24/07 DRAFT Table of Contents Foundation of the Comprehensive Plan. . . . . . . . . . . . . . . . . .... . . . . . . . .2 Land Use Plan..... .......... .... ....... ... .... ...... ........ ..... ... ..13 Transportation Plan. . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .... Water Resource Plan. . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . .. Parks and Open Space Plan............................................ Implementation Plan. .. .. .. . .. .. ... ... .. . .. .... . .. ... .. .. . .. . .... ... .23 List of Figures ~NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT 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 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 2030 Regional Development Framework which provides Andover with both Developing Community and Rural Residential 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. The result has been consistently strong occupancy of previously existing commercial centers like 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 2030 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 2000 to 2030. Similarly, the city must plan and budget to ensure that local services, systems and facilities can be provided to accommodate growth. The table below is the forecast provided by the Metropolitan Council. It is important to note that the city's estimates differ from those provided by the Metropolitan Council. The city's estimates are provided in tables included later in this document. Andover Growth Forecast Source: Metropolitan Council 1990 2000 2010 2020 2030 Population 15,216 26,588 33,000 39,000 40,500 Households 4,430 8,107 12,100 14,600 15,500 Employment 1,200 3,062 4,200 4,800 5,200 2 )l.\NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT 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 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 . Park Improvement Plan Objective: Preserve the rural character of the community . Policies: . Preserve the Rural Residential Planning Area Designation Identified by the Metropolitan Council 2030 Regional Development Framework . Control the expansion of municipal sewer and water through implementation of the Land Use Plan 3 ~NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT . Preserve natural areas through implementation of the Parks and Open Space Plan 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, 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 . 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 4 9\NDbVE'~ 2008 Comprehensive Plan Update 4/24/07 DRAFT o The amendment is consistent with the goals, objectives and policies of the Comprehensive Plan 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 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 5 ~NDb,YE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT Objective: Create opportunities for the city to preserve open space and natural amenities through review of development proposals and implementation of the Parks and Open Space Plan 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 2030 Regional Development Framework . Stage urban development within the MUSA Boundary to ensure orderly growth and 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 . 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 a downtown area by aggregating commercial land uses along Bunker Lake Boulevard between Hanson Boulevard and Crosstown Boulevard Objective: Select strategic locations for neighborhood commercial sites and establish 6 ~NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT 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 Policies: . Maintain the existing commercial nodes along Hanson Boulevard, Bunker Lake Boulevard and Round Lake Boulevard 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 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 . 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 Goal: Protect and develop access to direct sunlight for solar energy systems Objective: Preserve reasonable access to direct sunlight for 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 7 ~NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT . Encourage the use of solar energy in future housing developments through such programs as the "Energy House" . Encourage future site and building plans to design for efficient use of solar energy including such elements as the location of windows, shade trees, windows, and driveways Goal: Reduce maintenance and energy costs for public facilities and infrastructure Objective: Where feasible, use solar energy design elements for future public facilities and infrastructure development Policy: . Explore alternative energy sources when replacing existing 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 the 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 . Continue the housing rehabilitation revolving loan program to provide maintenance assistance for housing occupied by low to moderate Income families and individuals 8 ':f\NDb\TE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT . 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 . Support public service agency applications for the Community Development Block Grant Program 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 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 9 ~NDbVEIh 2008 Comprehensive Plan Update 4/24/07 DRAFT . Require payment for future transportation improvements as a part of development approval proportionate to the demand created by new developments . (can we be more specific and reference actual design criteria) 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 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 10 ~NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT 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 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 11 9\NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT . 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 Water Resources Goals, Objectives and Policies Parks and Open Space Goals, Objectives and Policies 12 ~NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT Chapter Two: Land Use Plan This chapter defines the different land uses that presently exist in Andover and describes the growth management strategy that will guide future development. Specific goals, policies and objectives are provided in Chapter One: Foundation of the Comprehensive Plan. Land Use Districts Land use districts are established to ensure compatible development and to protect natural resources and amenities. The location of the various land use districts is shown on the Land Use Map (Figure 2.2). The district definitions provided below are intended to state their purpose, provide location criteria and describe the relationship of each district with other land uses. Residential land Use Rural Residential (RR) district provides an area for low intensity residential development in areas outside of the Municipal Urban Service Area (MUSA) that will not be served by municipal sewer and water. The minimum lot size is 2.5 acres to provide sufficient space for on site sewer and water facilities and to prevent dense development that would create an adverse impact on municipal and regional infrastructure. However, smaller acreage lots exist in areas subdivided prior to 1978 and in the two previously approved rural planned unit developments: Nightingale Preserve and Timber River Estates. This district must be protected from higher intensity land uses, including the Urban Residential Low Density Land Use District, with appropriate transitions. This district also accommodates agricultural land uses. Minimum Lot Size 2.50 acres City Utilities None Corresponding Zoning Districts R-1 - Single Family Rural Residential R-2 - Single Family Estate R-3 - Single Family Suburban Type of Development Single Family Detached Housing, Aqriculture Urban Residential low Density (URl) district is established to create cohesive neighborhoods of single-family detached housing within the MUSA and with access to municipal sewer and water. Residential lots within this district are sized to allow efficient utilization of municipal infrastructure as well as to provide an area large enough to accommodate housing market demands. These neighborhoods must be protected from higher intensity uses with appropriate transitions. These include natural features such as trees, wetlands, streams or major changes in topography. Man-made elements such as streets, parks or earth berms in combination with landscaping are also appropriate. When adjacent to arterial roadways, additional setback distance, 13 "f\NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT landscaping and berming is required. Facilities that generate noise, traffic, and/or glare also require major separation from these neighborhoods. Minimum Lot Size 11,400 square feet Density . Up 3.6 units per acre PUD Density I Up to 4 units per acre City Utilities Required Corresponding Zoning Districts R-4 Single Family Urban Residential Type of Development Single Familv Detached Housing, Urban Residential-Medium Density (URM) district provides areas suitable for a variety of attached and detached dwelling Linits. The URM 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 lowerdensity residential and commercial districts and may also be appropriate along higher volume transportation corridors, such as collector and arterial roadways. These neighborhoods are created as part of a planned unit development 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, berming and physical separation. Minimum Lot Size Variable Density Up to 5 units per acre . PUD Density Up to 6 units per acre City Utilities Required Corresponding Zoning R-4 Single Family Urban Residential Districts M-1 Multiple Dwelling Medium Density Type of Development Single Family Detached, Two Family Residences Town homes and Condominiums with private entrances Urban Residential - High Density (URH) district provides additional affordable housing choices for all stages of the life cycle. Owner occupied as well as rental housing is permitted. Planned unit development review is used to establish standards that are specifically designed for each development. Potential sites for this district must be evaluated to ensure sufficient capacity of municipal infrastructure can be provided. Location ne~r higher volume transportation corridors, such as collector and arterial roadways is necessary to accommodate the increased level of traffic generated by this land use. Location near shopping, service, transit and park facilities is also desirable. Appropriate transitions between this district and other districts or transportation corridors are necessary. These transitions are achieved with a combination of landscaping, berming and physical separation. 14 ':f\NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT Minimum Lot Size Variable Density Up to 12 units per acre PUD Density Up to 14.4 units per acre City Utilities Required Corresponding Zoning Districts M- 2 Multiple Dwelling High Density Type of Development Single Family Dwelling Two Family Dwelling Multiple Dwellings Location Criteria Must abut collector or arterial street Best located near shopping, service, transit and parks Commercial land Uses Limited Commercial (LC) land use district is designated for locations in the community that should be limited toprimarily office uses due to their location in proximity to residential neighborhoods. This district can be used to transition from residential neighborhoods to more intense commercial uses or transportation corridors. The site design and building architecture is required to complement adjacent residential neighborhoods when so located. A combination of landscaping, berming and physical separation is necessary to provide an appropriate transition to residential neighborhoods. Area Requirements 1-5 acres . City Utilities Only within MUSA Corresponding Zoning Districts LB - Limited Business Type of Development Professional office and similar uses; not including retail Location Criteria Adjacent to collector or arterial street or within a larQer commercial development Design to complement surrounding land uses. Development Criteria Special care for transitions to residential. Neighborhood Commercial (NC) land use district is designated for businesses that provide services and retail goods to meet local neighborhood needs. The trade area and size of these businesses is smaller than those found in General Commercial areas. Site design and architecture is carefully reviewed to create a cohesive center that complements adjacent land uses. Linear design with store fronts and blank walls is prohibited. Special care is taken to provide appropriate transitions to residential neighborhoods with landscaping, berming and physical separation. This district requires location along a collector or arterial roadway and convenient pedestrian 15 ~NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT access. Neighborhood commercial locations are separated from more intense commercial land uses to avoid pressure to expand intensity beyond neighborhood scale. ocalon n ena us a u In ersec Ion 0 co ec or or a ena s ree s Design to complement surrounding land uses. Development Criteria Limit to development nodes. Strip development prohibited. Special care for transitions to residential. Convenient pedestrian access. General Commercial (GC) is intended to be the focal point of commercial activity in the city on a larger scale than the Neighborhood Commercial district and may serve a trade area that extends beyond the City limits. This district provides a complementary mix of uses, including retail, service, office, entertainment and civic facilities. Site design must provide convenient access for pedestrian and vehicular traffic. The architecture of structures must complement an overall architectural theme for that district. General Commercial districts that are located adjacent to residential properties must provide extensive berming, landscaping and physical separation to ensure an appropriate transition is created. Area Requirements More than 5 acres City Utilities Required Corresponding Zoning Districts SC Shopping Center GB General Business Type of Development Variety of commercial uses with larQe market area Location Criteria Must abut intersection of collector or arterial streets Design to complement surrounding land uses. Development Criteria Limit to development nodes. Strip development prohibited. Special care for transitions to residential. Convenient pedestrian access. Transitional Land Uses Transitional land uses encompass areas where future land use may differ from that of , the designated Zoning District. Transitional districts recognize the possibility for land . use to change in the future with the arrival of municipal sewer and water, but do not . exempt development under current Zoning Guidelines. . . , 16 Area Requirements City Utilities Correspondin Zoning Districts Type of Development L f C't' 1-5 acres Required NB Nei hborhood Business Retail trade and services servin Mtbt't f flit immediate area rt . I t t ~NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT Transitional Commercial (TC) district contains properties within the MUSA that are currently zoned for residential development, but may potentially become commercial because of their proximity to existing commercial development or location at the intersection of major transportation corridors. When municipal sewer and water are available, properties in this district may develop as either residential or commercial under the rules of the Zoning Ordinance and Comprehensive Plan. A Rezoning requires a contract as specified in the City Code. Transitional Residential (TR) district contains properties within the MUSA that are currently zoned for rural residential uses (R-1, R-2, and R-3). These properties are guided for urban development in 5 year stages as shown in Figure . Property designated Transitional Residential may only be platted under urban residential guidelines and served by municipal utilities. Lot splits may only occur without municipal services under the requirements of the City Code. Other Land Use Districts Limited Commercial/Medium Density (LC/MD) District contains properties within the MUSA that have site characteristics conducive to either low intensity commercial or medium density residential development. This designation is used to provide a carefully planned transition from a major transportation corridor to established residential neighborhoods. The site design and building architecture is required to complement adjacent residential neighborhoods. A combination of landscaping, berming and physical separation is necessary to provide an appropriate transition. Public (P) designation identifies areas for present and future civic, government, school or other publicly owned and operated facilities. Open Space (OS) designation identifies areas that are protected from development through public ownership or agreement with private property owners. This designation is used for public parks and other areas designated for preservation of natural areas, water and air quality and wildlife habitat. Rural Reserve - (RR) district was designated as an area of approximately one thousand acres in size to accommodate future urban growth beyond the previously planned Municipal Urban Service Area. This area is restricted from development until a master plan has been approved and municipal sewer and water can be constructed to serve the area. In this case, a new trunk sewer line will need to be connected to the Coon Rapids Interceptor, a regional trunk sewer line located near the intersection of Crooked and Bunker Lake Boulevards. The city has reached agreement with the Metropolitan Council that areas designated for residential development in the Rural Reserve will be developed at three units per net acre (subtracting parks, wetlands, floodplain, water bodies arterial roads, and other areas restricted from development). A copy of this agreement is attached as Figure _' 17 ~NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT CURRENT LAND USE PLAN TABLE OF LAND USES, INCLUDING SEWER PROPOSED LAND USE PLAN TABLE OF LAND USES, INCLUDING SEWER Metropolitan Council Planning area designations The Metropolitan Council provides generalized geographic planning designations in the 2030 Regional Development Framework. As shown in Figure 2.1, Andover contains two such designations: Developing Community and Rural Residential. The Metropolitan Council defines these designations as follows: Developing Communities - Developing area is that portion of the region that is in the path of urban growth. It includes communities beyond the fully developed areas up to the metropolitan urban service area boundary, or contains areas designated urban reserved or diversified rural. The Regional Development Framework sets an overall minimum density standard of 3 to 5 units per acre in developed and developing areas where urban service is located or planned. It is important to note that density is calculated after land that cannot be developed is deducted from the total acreage. These deductions include wetlands, water bodies, public parks, open spaces, arterial road right-of way and other areas that are restricted from development by applicable land use regulations. Rural Residential - The land area identified in 4 communities (Ham Lake, Andover, Inver Grove Heights and Credit River Township) that are currently developed atone unit. per 2 to 2'Y2 acres or less, with no plans to provide urban infrastructure such as centralized wastewater treatment. MAP OF DESIGNATIONS FROM SYSTEM STATEMENT STAGING PLAN Undeveloped land within the Municipal Urban Service Area is divided into five year growth stages based primarily on the proximity of municipal sewer and water. The growth stages are intended to provide a reasonable estimate of urban growth to the year 2030. Property owners may choose not to develop even if their property is shown 18 9\NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT within the current growth stage. Property owners seeking to develop sooner than shown on the Staging Plan may petition the city to change the growth stage designation. These changes are at the discretion of the City Council. The Staging Plan is represented on Figure Agricultural Preserve A portion of the agricultural land in the city is enrolled in the Agricultural Preserve Program. Minnesota Statute 473H, known as the Metropolitan Agricultural Preserves Act, establishes a program to encourage preservation of land for the production agricultural products by valuing agricultural property in the metropolitan area in a manner similar to out-state Minnesota. To qualify, the property must be zoned long- term agricultural by the city, with a maximum residential density of one house per forty acres. The parcel must (normally) be forty acres in size. However, smaller tracts may qualify in certain instances. To enroll in the program, the owner obtains city approval and records a covenant with the County Recorder to leave the property in agricultural use. To remove property from the program the owner(s) file an "Expiration Notice" with the County Recorder. Eight years after the Expiration Notice is filed, the property is out of Agricultural Preserve. A waiver of the eight-year requirement may be granted only by action of the Governor due to some emergency. Figure _ shows the land enrolled in the Agricultural Preserve program. Floodplain and Wetlands Approximately _ percent of the land within the city is encumbered by wetlands and Floodplain as shown on Figure _' These features have affected the city's development pattern and provide a corridor of natural areas throughout most of the city. Wetlands and floodplain areas provide one of the basic building blocks for the city's open space preservation efforts more fully described in Chapter _: Parks and Open Space Plan. TEXT SUBSTANTIATING ABILITY OF CITY TO ACCOMMODATE STAGED GROWTH Housing Plan The Housing goals, objectives and policies described in Chapter One provide an 19 ':f\NDb'TE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT overview of the Housing Plan. This section evaluates the City's housing stock, housing trends and provides a detailed implementation plan. Existing Housing Stock Summary Insert text based on data Age Type Own/rent Value Housing Trends Insert text based on data Building permit chart Building permits by type (sf, townhouse, condo, septic) Platted lots chart Lot supply Affordable Housing The City of Andover acknowledges that it shares responsibility with the rest of the region to provide affordable housing. The housing goals, objectives and policies in Section One: Foundation and the implementation program defined below summarize the city's commitment to providing affordable housing. Further documentation of the need for affordable housing can be found in the Metropolitan Council publication titled 'Summary Report Determining Affordable Housing Need in the Twin Cities 2011 - 2020'. The definition of affordable housing as ownership that is affordable at percent of median income and rent that is affordable at percent of median income. Staff contacted the Metropolitan Council on December 19, 2006 with to clarify how that agency defined affordable housing as several of their publications contain different information. These questions remain unanswered. Implementation The implementation plan has two components. The first component is comprised of the various activities undertaken by the city. The second component consists of programs conducted by others that are supported by the city. Local Programs and Strategies Rental Rehabilitation Revolving Loan Program This program provides loan assistance for maintenance and rehabilitation of rental 20 ~NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT properties. The loan criteria require the funding be used to improve units occupied by low to moderate income individuals and families. The was initiated in 2003 with funding from the Community Development Block Grant Program. High Density Zoning The city continually maintains one or more undeveloped sites zoned for high density Residential development to provide opportunities for increased density and affordable housing. As these sites are developed, the city evaluates new sites that are appropriate based on a number of factors, including the efficient extension of municipal utilities and the capacity of the transportation system to support increased densities. Planned Unit Development This process is used for medium and high density residential projects to allow project specific zoning standards to be created. In this manner, virtually any requirement of the city can be modified based on the particular needs of the project. The City Council must authorize the use of planned unit development review for each proposal based on the criteria established in the City Code. Other Programs Metropolitan Council Section 8 Rental Assistance Minnesota Housing Finance Agency (MHFA) Minnesota Mortgage Program Homeownership Assistance Fund Purchase Plus Program Minnesota Urban and Rural Homesteading Program Partnership for Affordable Housing Rental Assistance for Family Stabilization (RAFS) Energy Cost Homeownership Program (ECHO) Anoka County Fair Housing Implementation First Time Homebuyer Program HOME Investment Partnerships program Housing Referral Assistance Community Development Block Grant Program Continuum of Care Shelter Plus Care (S+C) Anoka County Community Action Program ACCAP provides a variety of programs for low to moderate income individuals and families, including pre-purchase education, confidential financial counseling, down payment assistance, post purchase follow up, reverse mortgage counseling, foreclosure prevention, housing maintenance assistance, 21 ~NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT various service areas. Historic Preservation The city has one structure listed on the National Register of Historic Places. The 20 room Porter Kelsey home was built in 1887 with brick made from their own brickyard, the Kelsey Brick Company. Many years ago, brick from this brickyard was brought to Minneapolis by train and used for the inside walls of the courthouse. In Anoka, the former courthouse, the former Catholic Church, and many store fronts were of the same yellow brick made on the Kelsey Farm. 22 91NDoVlfih 2008 Comprehensive Plan Update 4/24/07 DRAFT Chapter Six: Implementation Plan Implementation programs are necessary to realize the goals, objectives and policies of the Comprehensive Plan. The implementation programs include: . Capital Improvement Program . City Code . Transportation Plan . Water Resources Management Plan . Storm Water Pollution Prevention Program . Park Improvement Plan Capital Improvement Program The City of Andover has a 5 year capital improvement program that is reviewed annually. The purpose of the plan is to identify, prioritize and address community needs through careful long term capital planning and balanced public investment in supporting physical infrastructure. The plan also provides a planning foundation for future needs assessments to ensure the city is appropriately responding to the critical infrastructure needs necessary for sustainable future growth. The plan is updated annually City Code The City Code regulates residential, commercial and industrial development and provides regulations designed to protect the health, safety and general welfare of the community. This document contains zoning and subdivision regulations and is the primary tool for implementing the Land Use Plan. The City completed a comprehensive update of zoning regulations and related sections of the City Code in 2005. In addition, the City Code is reviewed and amended periodically as new approaches to achieving the goals, objectives and policies of the Comprehensive Plan are identified. Transportation Plan The Transportation Plan evaluates the conditions, issues and trends affecting all modes of transportation and provides the information needed to implement successful strategies in both developed and developing areas of the community. Through the use of figures, graphics and schematic drawings the plan informs decisions affecting each of the implementation programs. As a component of the Comprehensive Plan, this document is updated and amended through the Comprehensive Plan Amendment process. Water Resources Management Plan The Water Resource Management Plan addresses local watershed requirements of the Metropolitan Surface Water Management Act and Board of Water and Soil Resources Rules 8410 as well as the requirements of local watershed districts, Metropolitan' Council and applicable State and Federal laws. The plan provides regulations for water quantity, water quality, fish and wildlife management, public ditch systems, ground 23 ~NDbVE~ 2008 Comprehensive Plan Update 4/24/07 DRAFT water, wetlands and erosion. The plan also provides for enhancement of public participation and education. The plan clearly defines management practices, an implementation schedule, a monitoring program to assess and report the effectiveness of the plan, and a program for revising the plan. Storm Water Pollution Prevention Program The Storm Water Pollution Prevention Program establishes policies and practices that reduce the amount of contaminant infiltration. The program involves public education, public participation, discharge detection and elimination, construction and post construction runoff controls, infrastructure maintenance and pollution prevention measures. The program is updated annually through the Minnesota Pollution Control Agency permit process. Park Improvement Plan The Park Improvement Plan provides an inventory of the facilities and equipment that presently exist in each park as well as those that will be added in the future to complete the park system. A schedule for replacement and installation of new facilities and equipment is incorporated into the Capital Improvement Plan. The Park Improvement Plan is updated annually through a public process with the Park and Recreation Commission and City Council. 24 * * * * *...., * ...., ~ i~N ...... W \0 o v.. " S N ~ (j) 00 ::1.8-;-1 tJ I N pl N 8 s-8o III 0 '"0 Po '"0 .... Po....,g '" ,g. (j)' ...... (j) (') .,J:::a. Sl c-. 0.....0 '-0. 0 l:l o l:l '" a-' '" ~. 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W \0 W W w ':....:1 00 ':....:1 '0 '0 2020 Households c,.., '0 ...... --..l --..l ...... --..l Vl ...... .I>- \0 ...... 00 ...... --..l .j:>. 00 ...... .j:>. N w 0'\ - <= 0 .j:>. 0'\ ...... 0'\ ...... <= 00 N ...... ...... \0 0'\ u-. \0 N N \0 0'\ ...... N N \0 ...... Vl N .j:>. 2021-2030 Household Projection <= ...... Vl N N Vl ...... ...... 0 <= W N 2021-2030 sewer stages in acres .I>- .j:>. (Source: Draft Sewer Staging Plan ~ w Rural Reserve 2020-2030 in acres w 0 .- ...... ...... ...... .j:>. ...... W ...... Ul v.. ...... W W W W ':....:1 00 .--..l '" 2030 Households u-. 'i.o N \0 ...... ...... 00 Vl N v.. ...... <= N ...... 0'\ --..l N \0 0'\ 0 ...... Vl N v.. 0 0 0 ...... 0'\ --..l ...... <= ...... N J'-l N ...... ...... .j:>. N W W N 2000 Population --..l w 00 Vi '0 \0 ~ N 00 '" '0 0'\ 0'\ 00 ...... --..l 00 v.. --..l N \0 0'\ .j:>. --..l 00 0'\ 00 .j:>. 00 (Source:Comp/Transp. Plans) ...... 00 0'\ ...... 00 \0 Vl Vl --..l Vl W W w ...... w w ...... ...... ...... .0'\ N v.. --..l W 2010 Population w --..l W '0 '0 0\ N '0 ':....:1 '" ..j:>. N b 'W 00 ...... 00 00 0'\ 0 N 0 N 0 W ...... \0 Vl (3.28 pph used based on 2000 census) <= \0 .I>- 0'\ 0 Vl 0 \0 --..l \0 0'\ 0 --..l 0 <= N W .j:>. ...... N W ...... ...... ...... N v.. .\0 W 2020 Population \C N W 'i.o 'W '0 \0 ...... Vi b '0 v.. ...... ...... v.. ...... ...... ...... ...... --..l ...... W .j:>. W 0'\ .j:>. W 0'\ 0 00 (3.00 pph used) <= N W .l>- N ...... N '.j:>. N N --..l W <= .j:>. --..l ,j;l" .j:>. ...... w W ...... ...... N .j:>. ...... W 2030 Population <= .j:>. W N .0 \0 00 W 'W 00 0 '0 u-. Vi w ...... ...... \0 \0 ...... N \0 0 --..l W 00 --..l 0'\ \0 \0 W W 00 (2.80 pph used) <= --..l \0 0'\ 0'\ \0 .j:>. ...... w <= 00 0 00 W N ...... \0 00 N N N b 'i.o 0 .j:>. v.. v.. 0'\ \0 v.. v.. Vl 0 .I>- 00 2000 Total Employment e'I --..l N 0 0 v.. \0 0 0 0 0 0 W N \0 ,j;l" .I>- ...... ...... .j:>. W .I>- w N ..j:>. .j:>. 00 00 N ...... N '0 2010 Total Employment 0 ...... 0 0 \0 --..l .j:>. <= \0 \0 00 00 ...... .l>- v.. 00 0 00 W 0 <= .I>- \0 .I>- ,j;l" v.. ...... ...... .I>- .j:>. W Qc '0 v.. \0 ...... N ...... 'W N v.. 2020 Total Employment 0 N .j:>. ...... 00 N .j:>. 00 <= W W 0 --..l ...... 0 \0 0 0 0 w 0 <= \0 N W Ul v.. ...... ...... v.. .j:>. .l>- N V, Vl \0 ...... N ...... V, 'W 0'\ 2030 Total Employment 0 W 0'\ ...... .l>- N 00 ...... <= w 00 0 --..l 0 v.. 0 0 N Vl 0 N <= 0 00 W e'I 0'\ v.. Vl --..l Vl W Vl ...... Vl "'" 00 0 0 00 0 00 v.. 0 N 00 0 0 .I>- 2000 Retail Employment N --..l .j:>. .- ...... Vl 0'\ ...... N N 00 0 0 0'\ --..l 0'\ 00 0'\ 0 ...... Vl 00 v.. e'I \0 N 0 0 \0 0 0 00 0'\ .I>- 2010 Retail Employment <= Vl I-' N 0'\ --..l ...... 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