HomeMy WebLinkAboutJuly 17, 1979
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SPECIAL PLANNING AND ZONING COMMISSION MEETING
JULY 17, 1979
7:30 P.M.
Call to order
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1. Comm. #1-79~5
Comprehensive Plan Review/Midwest
Planning
For publication July 13, 1979
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MEMORANDUM
TO:
FROM:
DATE:
RE:
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urban planning . design . market research
416 east hennepin avenue minneapolis
minnesota 55414 (612)379-4600
Andover Planning Commission
David Licht
June 25, 1979
Andover Comprhensive Plan - Development Framework - Amendments
to Preliminary Draft
As requested by the Planning Commission, we have assembled a number of amendments
to the preliminary draft of the comprehensive plan to address concerns which arose during
the preliminary review.
It is hoped that these changes to the Preliminary Andover Comprehensive Plan-Development
Framework will expedite approval of the plan on an interim basis. This approval will
facilitate the required referral of the plan to adjoining local units of government,
and will make it possible for use to proceed with the initiation of the implementation phase
of the comprehensive plan.
If there are any questions concerning the- changes which have been made, or the referral
process, please contact our office.
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CHANGES TO ANDOVER DEVELOPMENT FRAMEWORK
COMPREHENSIVE PLAN
Page 22
Delete paragraph #2
Page 31
Change objective #1 to read: Preserve the rural/open space character of the community.
Principe#2 -- Change to read: "The City shall formulate and/or update regulations to
protect the community's natural resources. These regulations shall be enforced in a
fair and consistent manner in each application which the City receives, to ensure the
proper protection of Andover's natural environment.
Page 36
Paragraph #4 -- Change 6th sentence to read: "Two other ordinances should be enacted
which would further protect the wetland and water resources."
Page 41
Paragraph #2 -- Change this paragraph to read: "There are several alternatives which
may prove to be viable solutions to this issue. One would be to establish a minimum
lot size applicable to all area in the City not within the present urban service area.
Another solution would be to set a large minimum lot size, resubclividable at a later
date when services become available, resulting in a gross acreage of 2.5 acres.
Such a solution conceivably would be applicable to a staged growth pattern and
adaptable to the long range plans of ,sewer service availability in Andover. A third
solution would permit development of a gross density of, for example, 2.5 acres,
but with an additional set-aside either as outlots, dedicated open space, or large lot,
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etc. This solution would permit growth with a low overall density, retain an open/rural
character, and depending upon lot configuration, permit agricultural activity of
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varying scales. A fourth solution is a variable lot size . Ideally, lot size would
progressively increase as one moved farther awoy from the sewered areas of the
community. Such a pattern could also include prov.isions for the resubdivision of
large lots suggested earlier.
Page 44
Paragraph #3 and #4 -- Change to read: "A very significant portion of the community
poses barriers to development. Wetlands alone cover 18.5 percent of the community
and other soil, slope and wetness restrictions are common. Sandy soils and wetlands
pose the most severe development limitations. In several cases subdivisions have been
platted in areas where development should not have occurred, and where it would be very
costly to undertake future utility expansion. A "benefit" of the unbuildable
lots is that they will play an important role in maintaining the City's rural, open
character.
Page 45
lastsentence -- change to read: "Development will be confined to a mobile home
park and will not occur prior to the expansion of sanitary sewer and water to the
southwest Round lake area.
Page 46
Paragraph #3 -- Delete reference to hookup fees for sewer and water.
Page 58
Standard #3 -- Change to read: "The City has adopted and should continue to enforce
the State Building Code and its amendments.
Page 61
.~ The map has been amended as shown on the attached. Reference shoulcbe made pp. 65-
67 for justification of proposed land uses as illustrated on map.
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Proposed Land
Use
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M.llti-Family Residential V////~
up to 17.5 unif\lacre ~
Single ~"y Suburban II i I i I ! I ! I ~
2.17 umf\lacre tnax.) .1; I; I, I,. Commercial ~
Single and Two-Family Suburban 1::::::::::::::::::::::::::::::::1 _
3.3-6.2 unitr,lacre (max.) /::::::t{{::{{:. Industrial
M:mufactured li:>using r~2;;~(;~:ijt~KI ~
7.9-11.6 units/acre (max.) f.,:,'~.~;:;f,.,:g. Publle/Semi-Publlc ~
OODDOODa:rr:rornDDDLLLLLJODrnoDD[[TIDDDOOOO~~~~~ ~n r
~g~~~DD~lfi~~~grD~BBBBBI.~ N~
Scenic River Corridor f":cn.c
Residential 1 unit/4 ac...s (max.) .r.~r."~).
Rural Residential I
1 unlt/2,5 acres (max.)
Midwest
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TIll, rnIIP .. tor pI.Mlna purpo... only and Mould not " used when precl.. me.sur.ment I, required.
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Correction to the SAC charge area has been made as illustrated on the attached map.
. Page 66
N.ap on this page has been deleted; lot size information is included on the proposed
I and use map.
Pcge 67
Paragraph #3 -- This is changed to read: "land consumption in the unsewered areas
of the commu nity will continue at or near its present reported high pace. The
Planning Inventory Update, November, 1978, indicated that between 1970-75 Andover
ranked second only to the City of Ramsey in the number of acres lost to residential
development. This resulted in an increase of 1,038 households also. land consumption
in the future may result in large increases in housing units as sewer becomes available
However, this development will occur largely on lots with an area of 2.5 acres or mare,
and expansion of higher density residential areas beyond the urban service area will not
be permitted. Following the provision of sewer services, either through connection to
metropolitan facilities or the provision of a centralized sewer system, the lots may be
resubdivided into higher density parcels only if a rezoning is approved. If centralized
sewer systems are provided, such as in the vicinity of the Community Center Complex,
smaller lot sizes may be acceptable. The pace at which development occurs should
be conditioned on the City's ability to provide adequate services, such as sewer, water,
roads and other community facilities. No expansion should be permitted which has
a detrimental effect on surface water drainage systems, wetlands, or other important
environmental features.
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Staged
Provision
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Of Urban
Services
No service planned I
Sewered or immediate availability, MSB 7035 Efi~~!~J1i1
Short range service, early 1980's, MSB 7034 ~
Within CAB area of service ~
Long range service, within existing SAC charge limits k/'/::.~.\\1
Current (1979) Urban service area nlUIII"
.SAC Charge limit
Midwest
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DDDDDDUUUUUODOODDDDDIIIODDDDDDDDDDDDDDDD
ANDOVER MINNESOT~
I I I I IDDDUUJLLLJOOD R n I IrrnrnrrTTTlD:JDDDDDDD
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Source: Metropolitan Development Guide, MWCC
ThIa map .. 'or planning purpoul only and Mould not be Uled when precl.. me..ur.men' I, required.
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Page 68
Paragraph #3 --1st sentence -- Delete the word "Commercial"
Paragraph #4--last sentence--Revise this sentence as follows:"A third area, the landfill,
could be some definition be considered industrial, although it is recommended thaI'
when the landfill is completed that it be converted to residential or public land uses."
Page 69
Paragraph #2 --Revise to read: "Although the proposed land use plan reflects the
location of an auto salvage company on the north side of Bunker lake Boulevard, on a
long term basis the City should look towards phasing out industrial land uses in this
area and encouraging either commercial or high density residential uses. Residential
uses should not be located within industrial districts, and where possible, industrial
land should be consolidated.
Page 70
Add paragraph #4, which should read: "Because of the productivity of agricultural lands
in Andover, the City should include an agricultural preservation district with minimum
lot sizes of forty acres within its zoning ordinance. Although no land would initially
be designated in this uses, it is important that the City have such a district within its
ordinance if it wishes to take advantage in the future of tax incentives to farming
now being discussed in the Minnesota legislature. Un.~er this program, farmers who own
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forty or more acres of land can be designated as agricultural preserves if they agree
to commit the land to agricultural uses. for at least eight years. The advantages to
be realized from such a designation is that the land would lre taxed as agricultural
'-J land, the owner would be protected form the imposition of unnecessary special assess-
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ments and from the indiscriminate and disruptive taking of farmlands through
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eminent domain. From the City's perspective, the advantage of such a program is
that it is completely voluntary on the part of the landowner, but can reduce develop-
ment pressures on agricultural land. Tax relief provided to the farmer would be made
up by the State. The caution the City would have to take in designating land for
such uses is that it should not be designated in areas where the extension of public
services is anticipated. Otherwise, it is in the City's interest and in the interest
of farmers to include an agricultural preserve district within the zoning ordinance.
Pages 71 & 72
The section describing proposed zoning districts should be revised as follows:
"Proposed Districts. Among the districts listed below, those which are not presently
defined in Andover's zoning ordinance are identified by an asterisk in the left margin:
*"AG" Agricultural Preserve District --This district is established to designate lands
suitable for long term agricultural uses, because of the high quality of soils, avail-
ability of water, and/or highly productive agricultural capabil ity. A maximum
residential density of not more than one unit per quarter/quarter(40 acres) will be
permitted.
*-SR" Scenic River Corridor -- this district provides protection to the natural resources
and natural 'scenic values of officially designated lands within the boundaries of the
Rum River Wild and Scenic River Land Use Districts. The minimum lot size for residential
development is four acres.
"R-I" Single Family Rural--The purpose of this district is to provide for low density single
family detached dwelling units in areas of the City which will not be serviced by
sewer. Minimum lot size is 2.5 acres, provided soil/service capability is suitable
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has the potential for sewer.
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"R-2" Single Family Estate-This district is intended to provide for suitable areas of a
residential atmosphere in a single family neighborhood of large lot suburban density.
Minimum lot size ~uld be one acre.
"R-3"- Single Family Suburban-The purpose of the "R-3" district is to provide an area
of the City with medium sized lots of at least 20,000 square feet, in a suburban density
neighborhood .
"R-4" Single and Two-Family Suburban--This district provides for single and double
family residential uses. Single family homes require a minimum lot size of 13,000
square feet, while duplexes require 7,000 square feet per unit.
"R-5" Mid-Density Residential District--This district provides an area of the City which
allows for the development of medium density housing varieties of four-plexes,
qua9raminiums or townhouses. (This was formerly the M-I District).
"R-6"High Density Re.sidential District" The purpose of this district is to provide for high
density residential and complementary uses (This was formerly the M-2 District).
"R-7" Manufactured Housing-The "R-7" Manufactured HQJsing District is intended to provide
for the use of all types of manufactured homes including mobile homes and modular homes,
provided that public sewer and water is available.
*"R-O" Residential/Office - This "R-O" Resdiential/Office District is to provide for a
transition and intermixing of land use types from higher density residential to low
intensity businesses.
"B-1" Neighborhood Business - The purpose of the "B-1" Neighborhood Business District
is to provide for the establishment of local centers for convenient, limited office,
retail or service outlets which deal directly with the customer for whom the goods or
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services are funished. These centers are to provide services and goods only for the
surrounding neighborhoods and are not intended to draw customers from the entire community.
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"B-2" General Business- The purpose of the "B-2" General Business District is to provide
for low intensity, retail or service outlets which deal directly with the cust 0 mer for
whom the goods or services are furnished. The uses allowed in this district are to provide
goods and services on a limited community market scale and are to be located in areas which are
well served by collector or arterial street facilities at the edge of residential districts.
*"B-3"lighway Business- The purpose of the "B-3"Highway Business District is to
provide for and limit the establishment of motor vehicle oriented or dependent commercial
and service activities. The "B-3"District is intended to provide additional control over
high intensity commercial uses which rely on extensive traffic genera tion, thus the "B-3"
District will result in intentional "spot zoning."
"B-4" Shopping Center/Community Center- This "B-4" Shopping Center/Community Center
District is to provide for the establishment of commercial and service activities which
draw form and serve customers for the entire community.
"B-W" Business Warehousing The purpose of the "B-W" Business- Warehousing District
is to provide for the establishment of wholesale and retail trade of large volume or bulk
commercial items storage and warehousing. The overall character of the "B-W" District
is intended to be transitional in nature, thus industrial uses allowed within the District shall
be limited to those which can compatibly exist adjacent to commerci al and lower density
activities,
"I -I" Limited Industrial - The purpose of the "I-I" Limited Industrial District is to provide
for the establishment of warehousing and light industrial development. The overall character
of the "I-I" District is intended to be transitional in nature, thus industrial use allowed
in the District shall be limited to those which can compatibly exist adjacent to lower
o intensity business uses and be susceptible to high development standards.
"T -2" General Industrial - The purpose of the "1-2" General Industrial District is to provide
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because of the nature of the product or character of activity requires isolation from
residential or commercial use.
*"PUD" Planned Unit Development- The purpose of the "PUD" Planned Unit Development
District is to provide for the integration and coordination of land parcels as well as
the combination of varying types of residential, commercial and industrial uses.
Overlay Districts
*"W" Wetlands - The Wetlands District relates to low lands, marshes, drainageways, water
bodies,and water courses, and regulates development of such lands.
*"FP" Floodplain Dishict- This district provides for the protection and preservation of
water channels and those portions of the adjoining floodplains which carry and discharge
a regional flood and are subject to inundation by regional floods.
*"S" Shoreland District - The shorelands within the City of Andover are designated
and protected by this district, which governs the use, alteration and development of these
areas.
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Page 85
Paragraph #2 -- Revise 2nd sentence to read: CSAH 9was the site of the most accidents"
within the commUli ty, although this situation will be ameliorated by the upgrading of
this road to a two-lane facility with paved shoulders for bike lanes and the installation
of intersection improvements at CSAH 9 and CSAH 16.
Page 90
Add policy #3 under Rail to read: 3. Encourage the use of rail systems to provide
commuter access between Andover and the Metropolitan area.
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Trail System Map :- THe planned bike trail on CSAH 9 is illustrated.
Page 104
Community Facilities Issues Map -SAC charge limit line has been corrected.
Page 133
Top of page - revised to read: fJ... of sewer service, a minimum lot size of 2 1/2 acres
will be required. One third or more of the District will remain undeveloped as portions
of the District have soils with severe development limitations. . .. "
Page 142
Paragraph #3, last two sentences -- should be revised to read: "Because the industrial
uses north of Bunker lake Road could have negative impacts on adjoining residential
lands, further industrial development in this area should be discouraged. Until such
time as this area requires redevlopment or renewal, however, industrial areas abutting
residential areas should be heavily buffered.
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Rural Service Area,
1:1 Require lots large enough
to accommodate on-site
sewer system and prevent
need for pref!lature sewer
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u- Community /
- Accessibility!
- Fire ,service
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Community Facilities Issues
Urban service area _ __
SAC charge limit
School district boundaries
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note: (not shown) park system development
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DDOANDOVER . MINNESOT~DDBDD N ~
DDDODDODDDDDDDDDDDDOODDDDDOOOOOOODOODDDDDDDDDODD
Thl. rn8P .. rot pI.Mlng purpo.e. only and Ihould not be VIed when pr.cl.. m..'urement I' required.
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Trail System
Winter trails
Summer trails _ __
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Activity centers
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II tDDDDDDDDDODDDDDDODDDDDDODDDDDDDDDDDDDD
ANDOVER MINNESOT~
DDDDDDDDnnnnnOODDDODDODDDDDDDDDOODDDDDD
Thll map II tor pI.Mlng purpo... only end ahQUld not be used when precl.. m..aUF.ment II required.
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