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HomeMy WebLinkAboutSeptember 11, 2007 .. ~ Q.L) V.rl; ~ q- ~s-a'7 0 1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304 . (763) 755-5100 FAX (763) 755-8923 . WWW.CI.ANDOVER.MN.US PLANNING AND ZONING COMMISSION MEETING -SEPTEMBER 11,2007 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on September 11, 2007,8:01 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Daninger, Commissioners Tim Kirchoff, Michael Casey, Valerie Holthus, Devon Walton, Douglas Falk and Dennis Cleveland. Commissioners absent: There were none. Also present: City Plarmer, Courtney Bednarz Associate PI armer, Andy Cross 0 Associate Plarmer, Chris Vrchota Others APPROVAL OF MINUTES. August 28, 2007 Motion by Kirchoff, seconded by Casey, to approve the minutes as presented. Motion carried on a 7-ayes, O-nays, O-absent vote. PUBLIC HEARING: CONDITIONAL USE PERMIT TO ALLOW RETAIL SALES IN THE INDUSTRIAL ZONING DISTRICT FOR ANOKA INDEPENDENT GRAIN AND FEED DEALERS, INC. AT 3121161sT A VENUE NW. Mr. Vrchota stated the applicant wishes to operate a retail feed store in an existing building located in an industrial zoning district. Mr. Vrchota reviewed the staff report with the Commission and noted condition four should be stricken from the recommendation if a motion is made to recommend approval, because the Fire and Building departments determined that sprinkling would not be 0 needed. Regular Andover Planning and Zoning Commission Meeting 0 Minutes - September 11, 2007 Page 2 Commissioner Casey wondered if the land is owned by the same person as the liquor store. Mr. Vrchota stated that was correct Commissioner Casey wondered if they could share the parking with the liquor store to make up for the space needed. Mr. Vrchota stated they could have an agreement for that and there is also room directly south of the store space. Chairperson Daninger stated there is an additional light on the subject property so there are two lights covering the parking area. Mr. Vrchota indicated that was correct. Motion by Walton, seconded by Kirchoff, to open the public hearing at 8:06 p.m. Motion carried on a 7-ayes, O-nays, O-absent vote. No one wished to address the Commission. Motion by Walton, seconded by Casey, to close the public hearing at 8:06 p.m. Motion carried on a 7-ayes, O-nays, O-absent vote. Commissioner Kirchoff stated his only concern was that the site also remains in Anoka because that is the one he likes to go to. He stated he was also glad to see them come to 0 Andover. Commissioner Walton asked if they will have to see a landscaping plan. Mr. Vrchota indicated they will need to submit a landscaping plan if that is one of the performance standards the Council includes in the resolution. Commissioner Walton stated he would like to see a little more landscaping but the interim standards in the proposal are adequate. Motion by Walton, seconded by Casey, to recommend to the City Council approval of the proposed Conditional Use Permit subject to the conditions in the attached resolution, striking Item Four. Motion carried on a 7-ayes, O-nays, O-absent vote. Mr. Vrchota stated that this item would be before the Council at the September 18, 2007 City Council meeting. PUBLIC HEARING: PRELIMINARY PLAT OF WOODLAND HILLS, A RURAL RESIDENTIAL DEVELOPMENT CONTAINING 5 ACREAGE LOTS. Mr. Bednarz explained the Planning Commission is asked to review a plat containing five rural lots. The Commission previously reviewed a sketch plan for this project on June 0 13, 2006. Mr. Bednarz reviewed the case with the Commission. Regular Andover Planning and Zoning Commission Meeting 0 Minutes - September 11, 2007 Page 3 Commissioner Holthus asked if the south street connection the City is asking for, will ever connect to the existing driveway on Ward Lake Drive. Mr. Bednarz stated the driveway can be eliminated if the street were extended to the south with both lots fronting on the cul-de-sac. If the street is not extended to the south, they would assume that the gravel driveway would continue to be used for the existing lot. Commissioner Kirchoff asked if the property owner to the south needed to demonstrate this is a buildable lot Mr. Bednarz indicated that is staffs' recommendation. Commissioner Kirchoff wondered if there has been any contact with that property owner to see if they wanted to build. Mr. Bednarz stated a letter was sent by that property owner requesting a street extension and he did speak with them about staffs' recommendation so they are aware of it. Commissioner Kirchoff asked if the street to the north would end as a cul-de-sac and would the developer escrow those initial costs to get the road up to the property line at some future date. Mr. Bednarz stated the way it is structured in the resolution is they would determine those costs and would collect that through the development contract. At this point they are not aware of what those costs area. 0 Commissioner Holthus wondered if their discussion about the south street connection is a little premature because they do not know if those two lots are buildable or not. Commissioner Holthus wondered if page 12 was the wetland mitigation plan and if it is could the mitigation plan be explained. Mr. Bednarz stated it was and reviewed the mitigation plan with the Commission. He noted it was reviewed by the Lower Rum River Watershed District and they have recommended approval with several conditions. He stated FEMA has also approved the adjustments to the flood plain boundary. Commissioner Walton asked if the property to the south develops buildability of the two lots, is the extension of the road then paid for by that property owner. Mr. Bednarz stated the way this is structured in the resolution the Woodland Hills developer would eliminate the cul-de-sac, extend the street to the property and provide a temporary cul-de-sac at their expense then sometime in the future when the lot split would occur, the property owner to the south would remove the cul-de-sac, extend the street slightly and build a permanent cul-de-sac. Commissioner Walton asked if the developer will need to incur more costs because someone wants to develop in the future. Mr. Bednarz stated that was correct He noted that this requirement of their city code is more typically applied when they have a larger area that can develop in the future. It is a little different than they would typically use this requirement 0 Commissioner Holthus stated if the south street connection is made, the cul-de-sac is built on the upland area so will there need to be a lot of wetland mitigation occurring in Regular Andover Planning and Zoning Commission Meeting Minutes - September 11, 2007 0 Page 4 order to make the two lots buildable or is the floodplain further out from those two lots. Mr. Bednarz stated they do not know for sure if they can achieve those two buildable sites so that is why they would ask they go through and do soil tests, etc. Commissioner Holthus wondered if there will need to be a variance for another cul-de- sac that will be over five hundred feet. Mr. Bednarz stated they would grant one variance for the limits of this entire cul-de-sac. Commissioner Walton stated on the road on the end, they are asking the developer to contribute towards the future development of Ward Lake so the anticipation is all of this is a paved area but the mouth of the development at Ward Lake is to remain gravel until the future. Mr. Bednarz stated that is correct. He stated it would not make sense to pave half of the section of this street at this time. Commissioner Kirchoff asked what the person to the south would have to do in the next sixty days. Mr. Bednarz stated they would have to get an engineer out there to do some soil borings in the drainfield and building pad locations. Commissioner Kirchoff wondered if they needed to table this item for sixty days or do they need to get a resolution in place for the clock to start ticking. Mr. Bednarz stated the 0 way it is structured in the resolution is that they would have sixty days from the date of the preliminary plat approval to demonstrate they have the two buildable sites and if they either don't do that or do not find there are two sites, they would revert to the plan as it exists now. Motion by Falk, seconded by Walton, to open the public hearing at 8:31 p.m. Motion carried on a 7-ayes, O-nays, O-absent vote. Mr. Dave Nash, MFRA and Joel Larson, Select Companies, Inc. were at the meeting. Mr. Nash stated the cul-de-sac to the north is talked about in the report but is mentioned they end the street before the creek and they extended it as far north as they could until they hit a four to one slope going down to the creek so they were not going into the creek bed and disturbing it. Based on that distance, their cul-de-sac became short enough that they do not have to put in a cul-de-sac. He stated the Planning Commission received a letter from Mr. Larson objecting to the street extension. A couple of other items not discussed are when they look at extending it to the south, it cuts their lot two in half and takes away from the area lot two. There is a loss of value on that lot going from 2.5 acres down that their client would not want. If that road did have to go through they agree with what they have heard so far as they would like to see the property owner to the south bearing that cost, there is no benefit to their client extending that road. He stated they would like to see this approved as it was approved in the concept plan but if not, they 0 would ask that the owner to the south be asked to bear that cost. Regular Andover Planning and Zoning Commission Meeting 0 Minutes - September 11, 2007 Page 5 Mr. Nash stated the owner is also opposed to the Ward Lake Assessment. He has never heard of a project having to pay for a future road improvement. He thought they should assess it to the current property owners that buy into this development when the road is improved. If the Council asks for this payment, he requests the City Attorney review it. He stated the way he understands assessments is that it would be illegal to even try to assess this property as it is right now. The Watershed and FEMA have approved the wetland mitigation. They plan to work with Mr. Bednarz as to whether they will have to actually do a CUP or not. He stated they are mitigating some wetland at a rate of 2/1 and they also as a part of FEMA. they are impacting floodplain but they are mitigating that at a rate of 1/1 and that is taken care of on their plan. Commissioner Kirchoff wondered what the sixty days for the property owner to the south does to this project, he wondered if this would require them to get back into the FEMA process and maybe not be as lucky. Mr. Nash stated they could not answer that because they have not looked into the property to the south. If they were going to be impacting floodplain, they would have to go through their own application with FEMA and it would be separate from theirs. The sixty day delaying, they are assuming, they get approval from the Planning Commission tonight, Council next week, they could start grading right 0 after that and the goal is to at least get some grading done this year. The sixty day delay is going to push everything to next year. Chairperson Daninger wondered how many trees they were planning on taking out of the area because it is a pretty heavily wooded lot. Mr. Nash stated there is a tree preservation plan on there and they actually tried to save the trees they could. He thought it was around fifty percent of the trees but were trying to save the significant existing trees around the site. Mr. Bednarz stated several of the lot pads that have the CG notation on them means they will be custom graded so the lot pad might shift if there are desirable trees for a future builder/homeowner. Commissioner Falk stated on page nineteen, if the extension goes through, the secondary septic system on block one southwest comer, what is the requirement to have that next to the road. Is it common to have them next to the road or further off the road? Mr. Bednarz stated it would need to be located outside of the right-of-way and outside of the ten foot wide drainage utility easement. It would need to be shifted from where it is shown now. Motion by Kirchoff, seconded by Casey, to close the public hearing at 8:40 p.m. Motion carried on a 7-ayes, O-nays, O-absent vote. Commissioner Holthus wondered where the gravel starts on Ward Lake Road and where 0 the tar ends. Mr. Bednarz showed on the location map this area. Regular Andover Planning and Zoning Commission Meeting 0 Minutes - September 11, 2007 Page 6 Commissioner Walton wondered if this is a paved road with curb and gutter or is it a flat rural tarred road. Mr. Bednarz stated the road is crowned with a county ditch type design. There are no curb and gutter presently. Commissioner Walton asked how far beyond the entrance to this development would it extend. Mr. Bednarz showed on the map where the tar ends. Commissioner Walton thought the discussion was they did not want to pay for their half of the road development for now because it may be developed in the future, wouldn't they see increased desirability if they helped pay for the paving of the road from the dead end spot to the entrance of their development. Then their development becomes that much more desirable because everything else beyond that development is gravel but if it was paved all the way from Hanson out to the development it would be something they would want to work out. Chairperson Daninger stated road improvements are not just for the property but for the surrounding area. Mr. Bednarz stated it is benefiting more than just the property but generally when they apply the requirements it is to address the safety of the people entering and exiting the development. In this case they are not asking for turn lanes because it is not a busy road. Because it is a gravel road surface and because it is part of an overall area that will develop further, staff feels they should pay a share of that overall 0 improvement. Commissioner Walton agreed and thought there was also a benefit to the people already living on the tar road. Commissioner Kirchoff thought the developer would have more for their $10,000 otherwise the money could sit there for a long time before the road is developed in the future. Mr. Bednarz stated there is no movement afoot to pave the road. Chairperson Daninger stated the road to the north was actually a road without an end and not a cul-de-sac. Commissioner Kirchoff asked if the developer needed to escrow for the undeveloped piece so the road can be brought to it in the future. Mr. Bednarz indicated that was correct. They would collect the amount that would be determined to bring the road to the property line as proposed. Chairperson Daninger stated one of the variances they are assuming they will grant is the length of the cul-de-sac but what if they said five hundred feet only, that would change the whole scope of this but how does that affect the neighboring property to the south if they said they are not granting the variance, does that mean the land would be landlocked. Mr. Bednarz stated it would. He showed where the road would end at five hundred feet and stated it would also affect the potential for the connection to the north. 0 The Commission further discussed the road connections. Regular Andover Planning and Zoning Commission Meeting Minutes - September 11, 2007 0 Page 7 Chairperson Daninger stated because the sketch plan is a high level overview, that is why they did not see quite the details of issues they are seeing here. Mr. Bednarz stated if the City was going to recommend that the street be connected to the south, that should have been raised during the sketch plan but when they reviewed it at the time, there was a driveway to the site, agricultural use, no anticipated change to that, limited amount of high ground, from the staff level, they left it alone at that time. Commissioner Kirchoff wondered where they are going to go with the property to the south. This may sit for many years but it materially changes the proposal they have before them with a couple of variances, stubbed roads, an official cul-de-sac but this is a fairly descent development. He wondered where the people to the south are really motivated or will they sit on it. Commissioner Walton agreed and felt sixty days was too long and thirty days was maximum after Council approves it. He would like to see it shortened to thirty days and either move forward or don't because it does impact grading plans, the timing of the entire development so the sooner it gets approved and moves forward, the better it is for everyone. The sooner it gets moving forward is the better for everyone and better for total development than to approve it and make it sit for six months or longer. Commissioner Falk stated they did not know if the south portion is even buildable. Mr. 0 Bednarz stated there is an area outside of the floodplain and that is why they are considering the idea but they do not have the concrete information that they could say this can be done. Commissioner Falk stated he would like to have the information if that were the proposal, he would like to have that brought to their meeting so they would know what they were up against, now they do not know. Commissioner Walton asked Mr. Nash about the road development. Mr. Nash thought that if the road were paved today, $10,000 would be worth it to give them a better entrance but that is not what the City is asking of them. The City is asking for them to give $10,000 and the road may be paved sometime in the future. Their point is to not make them pay for the improvements right now, when the road is improved and the people living there get the value of the road improvement, assess them at the time like they would any normal street improvement project. Commissioner Walton asked Mr. Nash, as the developer, see added value to the acreage lots to talk with the City about bringing the paved road all the way down the development and connect it to the currently paved road. Mr. Larson agreed to what Commissioner Walton was saying because it would bring value to his development, he would agree to pay the money to get it paved but he does not want to wait until a future date to have it done. Chairperson Daninger asked if the $10,000 was for just improving the intersection. Mr. 0 Bednarz indicated that was the estimated cost of curb and gutter and one half of Ward Lake Drive adjacent to their pro~rty. Regular Andover Planning and Zoning Commission Meeting 0 Minutes - September 11, 2007 Page 8 Chairperson Daninger stated he would like some more variables filled in before they move forward with approval. He did not know if that was reasonable or prudent because a lot of things will go away if the property owner to the south says no, then they can redefine, because if the property can be built they would have to look at the variance to the couple oflots plus the cost sharing. In addition, the cul-de-sac in the north, something is different, it was a cul-de-sac and now that has changed. He cannot approve this in his mind without more variables filled in. Councilmember Kirchoff asked if the result to the south clear up a lot of this. Chairperson Daninger felt in order to approve this, there are too many what if s for him to be comfortable with approving this. If they knew a definite that there are two buildable properties, then he could take and look at the variance of the lots. He could feel more comfortable for the assessments on the road improvements. He is willing to take one point at a time and work through that. Motion by Walton, seconded by Casey, to table this item until the next meeting with the caveat that they ask the homeowner to the south for soil borings to bring back to the next meeting and get an answer to whether or not they are going to extend and also ask the developer to come back with modified sketch plans, both A and B with anticipation that it 0 is going forward to the south and another not going forward to the south with the corrections discussed about the dead end road and cul-de-sac. Commissioner Kirchoff asked if the Commission and Council could put the homeowner to the south on notice to come up with an answer. Mr. Bednarz stated they could table the item for more information but there is another item at play and that is the length of time it has taken to get through the Watershed and FEMA and to get to this point. The developer has been gracious enough to extend the review period and that extension goes through September 30, 2007. The schedule they are on is to go to the Council next Tuesday and have a preliminary plat approved or denied within the time frame so if they do table it that would push the Council review out to October and they would either need the developer to consent to extend their review period into October or they would need to act in approval or denial at the Council next Tuesday. Chairperson Daninger sensed they should discuss this further before they make a motion. The Commissioner discussed the reasons for tabling, approving or denying this item. Chairperson Daninger asked for a vote from the Commission. Motion failed on a 2-ayes, 5-nays (Cleveland, Falk, Kirchoff, Daninger, Holthus), 0- absent vote. 0 Commissioner Holthus asked if they are supposed to come up with a cost sharing plan tonight and are they supposed to make a recommendation on a cul-de-sac over five Regular Andover Planning and Zoning Commission Meeting Minutes - September 11, 2007 0 Page 9 hundred feet. Chairperson Daninger stated they can discuss a cost sharing plan and they are supposed to make a recommendation regarding the five hundred feet. Commissioner Holthus stated the developer should pay their proportionate share, five lots worth, of the paving of Ward Lake Road and she thought if the south lots are buildable, the developer should pay their proportionate share or 5/7 of the south street connection. She would also agree with the variance for the over five hundred foot cul-de-sac. Chairperson Daninger thought the cul-de-sac to the north should have the preliminary plat changed to reflect that it is not a cul-de-sac. He wondered what they should have done with the $10,000. Commissioner Holthus stated she would like to see that the asphalt continue on from where the asphalt ends on Ward Lake Road to the development and this is an issue that outreaches this agenda item. If that asphalt is continued, then other residents would have to pay their share as well. Chairperson Daninger asked if the cul-de-sac and the two lots are buildable would Commissioner Holthus be acceptance to the variance of the two lots of the five, meaning they would be something smaller than 2.5 acres. Commissioner Holthus stated she would agree with that variance. Chairperson Daninger stated he could concur with that to move it forward. 0 Commissioner Holthus thought it would be less expensive if the road was paved now up to the development rather than paving the entire Ward Lake Road section because it is a shorter distance and more individuals to share the cost of it. But in the future, it Ward Lake Road was going to be paved the rest of the way, there would only be a few residents to share in the cost of that pavement unless there were further developments built in there. Chairperson Daninger stated if the two lots were not buildable to the south, they would end the cul-de-sac and there would not be any cost sharing and no variance to the lots and the variance would be to the length of the cul-de-sac and the change to the north, instead of a cul-de-sac it would be a shorter road. Commissioner Holthus stated they are suggesting that the owner of the two south lots provide buildability evidence within sixty days and she thought that was too long. Commissioner Walton thought two weeks was long enough. Motion by Holthus, seconded by Falk, to recommend the variance of the cul-de-sac of over five hundred feet, if the south lots are buildable, the developer should pay their proportionate share of the south street cOnnection and the developer should also pay their proportionate share of the paving ofWBrd Lake Road and the cul-de-sac to the north is no longer a cul-de-sac, it is a shorter street and the section of street coming out to Ward Lake Road would be paved and not escrowe4 and the owner to the south would need to provide 0 soil borings proving buildability within ten business days. Regular Andover Planning and Zoning Commission Meeting 0 Minutes - September 11, 2007 Page 10 Commissioner Cleveland asked if they want to pave both sides of the road immediately adjacent to the intersection itself or up to where the gravel road is. Commissioner Casey indicated there is curb and gutter from the proposed project to the current curb and gutter of approximately 100 feet. Motion carried on a 7-ayes, O-nays, O-absent vote. Mr. Bednarz stated that this item would be before the Council at the September 18, 2007 City Council meeting. PUBLIC HEARING: CITY CODE AMENDMENT TO MODIFY THE REQUIREMENTS OF CITY CODE 5-11 ANIMAL CONTROL. Mr. Vrchota stated this item was tabled at the August 28th Planning Commission meeting to allow for additional public input. Staffhas not received any additional inquiries, comments or information from the public since the August 28th meeting. Mr. Vrchota discussed the staffreport with the Commission. 0 Motion by Falk, seconded by Casey, to open the public hearing at 9:31 p.m. Motion carried on a 7-ayes, O-nays, O-absent vote. Ms. Sylvia Munson, 2705 134th Lane NW, wondered what the next step will be for this item. She wondered what they will be basing their decision on, will it be the problems she is having or do other cities have the same problems. Chairperson Daninger explained the process going forward. Motion by Kirchoff, seconded by Casey, to close the public hearing at 9:33 p.m. Motion carried on a 7-ayes, O-nays, O-absent vote. Commissioner Walton stated when he reads through the other cities details and what they already have written; electronic fencing is not mentioned in other cities, not mentioned in their code, already indicates that it is not considered a reasonable restraint. It is not mentioned or addressed however it is an assumption and the only way to clear up an assumption is to put it in black and white so either they add a note that electronic fencing is not considered a reasonable constraint or do not address it at all. Commissioner Kirchoff liked what they heard before and that is if an animal is restrained, it is restrained and if it gets away, it is not being restrained regardless of whatever technology is being used. He thought in reading the other cities ordinances, they do not 0 care what you do to make sure your animal is restrained but the moment it breaks its barrier, it is no longer restrained, it is in violation. He stated he likes that versus trying to regulate electronic fences. The moment it is off your property it is no longer restrained. Regular Andover Planning and Zoning Commission Meeting 0 Minutes - September 11, 2007 Page II Motion by Walton, seconded by Falk, to approve everything presented except for restraint which has not been presented. Motion carried on a 7-ayes, O-nays, O-absent vote. Mr. Vrchota stated that this item would be before the Council at the September 18,2007 City Council meeting. PUBLIC HEARING: CITY CODE AMENDMENT TO UPDATE THE REQUIREMENTS OF CITY CODE TITLE 11 SUBDIVISION REGULATIONS Mr. Cross explained for the last six months, City staffhas been revising the Subdivision Ordinance, the section of City Code that determines the requirements and review criteria for new subdivisions. Much of the language dates back to the original 1974 ordinance, so staffhas attempted to simplify the Subdivision Ordinance, remove outdated material, and update it to conform to policies and regulations that are currently being used. The staff report summarizes the issues identified as significant changes related to the Subdivision Code update. The Planning Commission and the City Council have reviewed and comments on the changes at two workshops. 0 Mr. Cross discussed the staff report with the Commission. Motion by Walton, seconded by Casey, to open the public hearing at 9:41 p.m. Motion carried on a 7-ayes, O-nays, O-absent vote. There was no public input. Motion by Walton, seconded by Casey, to close the public hearing at 9:41 p.m. Motion carried on a 7-ayes, O-nays, O-absent vote. Commissioner Walton stated he felt pretty comfortable with what they did and how staff presented this. Motion by Walton, seconded by Falk, to approve the item as submitted. Motion carried on a 7-ayes, O-nays, O-absent vote. Mr. Cross stated that this item would be before the Council at the September 18, 2007 City Council meeting. WORK SESSION: 0 a. Discuss Comprehensive Plan Update 1. Land Use Plan 11. Wastewater and Comprehensive Sewer Plans Regular Andover Planning and Zoning Commission Meeting 0 Minutes - September 11, 2007 Page 12 Mr. Bednarz reviewed the amendments with the Commission. Commissioner Cleveland asked what non-metallic metal was. Mr. Bednarz stated he did not have an example for the Commission and they are not facing this issue in the community. Commissioner Cleveland thought they might want to use minerals instead. Commissioner Cleveland stated on page 25, second paragraph, last sentence should read "...eoatrill\:ltea attributed to the increased size of new homes." Commissioner Falk wondered if they should add black dirt in the section with extracting. Mr. Bednarz stated this is not what the Met Council conceives under that type ofland use so that would not be covered under that item. Commissioner Falk wondered what Capital Improvement Plan meant. Mr. Bednarz reviewed the Capital Improvement Plan with the Commission. Commissioner Holthus stated on page one, chapter one, second paragraph, third line states "The result has been consistently strong occupancy in previously existing commercial centers like the downtown center". She thought instead of "like" it should 0 read "such as". Commissioner Holthus asked on page 8, fourth bullet down, ensure new development and redevelopment, would it be more proper to say "ensure that new development and redevelopment has a positive impact." Commissioner Holthus asked on page 17, under Rural Residential, the land area identified in foUr communities, Ham Lake, Andover, Inver Grove Heights and Credit River Township", she wondered if there were only four communities developed at one unit per two to 2.5 acres or less and why are those four communities mentioned. Mr. Bednarz stated this is a definition of that rural residential category from the Met Council. This is taken from their language. What they have done is applied planning area designations and Rural Residential is one of those designations and those four communities are the only ones they have identified as two to 2.5 acres or less without urban infrastructure, such as sewer and water. Commissioner Holthus stated in the next paragraph, existing land use map, at the very end it refers to figure 2.3 and she could not find it. Mr. Bednarz indicated it was a list of the land use designations. Commissioner Holthus stated figure 2.7, a Met Council Net Residential Density Worksheet table, the column stated "acres of public parks and open space" it says there 0 are only forty acres and she wondered if that was correct. Mr. Bednarz stated what the graphic is showing is of the areas of the staging plan that will develop out to the year 2030, there are a number of acres divided by each of those land use categories and the Regular Andover Planning and Zoning Commission Meeting Minutes - September 11, 2007 0 Page 13 preliminary planning they have done for the Rural Reserve has indicated about thirty acres of public park land within that area, additionally the ten acres of additional park land they arrived at with a discussion with the Parks Coordinator and looking at areas that will develop inside the MUSA over those stages. Commissioner Holthus stated on the Waste Water and Comprehensive Sewer Plan she was wondering on the third page, Item C, Capacity and Plans for Future System, in the first paragraph, second line from the bottom reads "The City currently does not have plans to extend Municipal Sewer to the area designated in the MCES system statement as potential service", she wondered what MCES means. Mr. Bednarz stated it was Metropolitan Council Environmental Services and would add the full language to the acronym. Commissioner Holthus stated in the third paragraph, second line, she wondered what WWTP meant. Mr. Bednarz stated it was Waste Water Treatment Plan and would be. added. Commissioner Holthus stated on the page where "D" begins, Privately Owned Treatment Facilities, the ending of the previous paragraph refers to figure 4.5 and she wondered what that was. Mr. Bednarz stated it was the proposed sanitary system. Commissioner 0 Holthus suggested this be labeled as figure 4.5. Chairperson Daninger thought this was a good discussion. OTHER BUSINESS. Mr. Bednarz updated the Planning Commission on related items. ADJOURNMENT. Motion by Falk, seconded by Casey, to adjourn the meeting at 10:17 p.m. Motion carried on a 7-ayes, O-nays, Q-absent vote. Respectfully Submitted, Sue Osbeck, Recording Secretary TimeSaver OjfSite Secretarial, Inc. 0