HomeMy WebLinkAboutJune 25, 1975
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CITY of ANDOVER
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SPECIAL PLANNING AND ZONING CO}~lISSION MEETING
June 25, 1975
I'iINUTES
A Special Planning and Zoning Commission Meeting was
called to order by Chairman, Dave Jack, on June 25,
1975, 7:45 P.M., at the Andover Community Center, 1685
Crosstown Boulevard Nw, Anoka, I'linnesota 55303. The
purpose of the meeting was to discuss the Comprehensive
Development Plan with representatives from the Metro
Council.
Commissioners Present: Arnold, Jack, Johnson, Heil,
Nehring, and Orttel.
Corrumissioners Absent: Jaworski
Also Present: Jim Barton and Jerry Bell of the Local
Planning Assistance Group of the Metro Council.
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Comprehensive Plan
Itt. Bell and I'~. Barton presented each of the Commissioners
with a Physical Development Draft, dated June 19, 1975,
of the Andover Comprehensive Plan. (A copy of the draft
is attached to the ~linutes on file.) The Commission and
the representatives read and discussed the report. A
correction uas suggested on Page #5 to change the wording
in the last sentence of the 11Housing11 section from "If the 1
plan were" to IIThat the plan bell. Chairman Jack requested (~~\" /
that a copy of the Waste Control Policy Plan be sent to c.o{ 1~\\1' <
him. GePrections of I'a-ge-#&-Recomnrendations- are-as-follows: 11\' ~.LIP
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#7 - Add 11SI1 to the word 11si tell. ,~" c,,"Ii'
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#9 - Shorten the recommendation. It's too IIwordyll.
#10 - Include the word IIroadsll.
#12 - The Commission felt that this recommendation
could be eliminated.
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Plu.nning alld ZOrling Commission Heeting - June 25, 1975
Minutes - Page 2
Dean Johnson asl\:ed about the feasibility of a moratorium
while the Commission malws a decision on the Comprehensive
Plan. 1~. Bell advised that he would seek information
from their attorney and, in the mean time, the Commission
could also ask l~. Hawkins, the City Attorney.
The Commission was informed that the final draft of the
Plan rill be ready sometime after the lOth of July.
Adiournment
I'IOTIOlT by Orttel, seconded by Heil, that the neeting adjourn.
Motion carried unanimously.
Meeting adjourned - 9:30 P.M.
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Deloris J. lHanson
Recording CIerI\:
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Andover Comprehensive Plan
T- ',19, 1975
'URAFT
I. INTRODUCTION
(Legal Authority to Review and Nature of the Review)
The 1967 law estabIlshlng the Metropolitan Councll, as amended, requires that the Councll review and comment
on long-term comprehensive plans and major alterations thereto of the counties, cities, and towns within the
MetropoIltan Area and any other matter with substantial effect on MetropoIltan Area development, The plan
reviews provide an excellent opportunity for the Area's municipalities and the MetropoIltan Councll to examine
and discuss the Interrelationships and mutuality of Interests between local and metropolitan planning. In
addition, the plan reviews are used as background Information In reviewing grant requests referred to the
Councll under state and federal requirements, The comments and recommendations made by-the Councll are
advisory In nature,
Local comprehensive plans are reviewed by the Council with respect to completed components of the Councll's
Development Guide and various background research materials largely In map and data form, Primary emphasis
Is given to the impact of the plans on metropolitan systems and their consistency with area wide system plans,
In general, local plans are judged by how well current development status or problems are analyzed, how
clearly solutions or future courses of action are Identified, how well the plan proposes a speclflc Implementation
strategy Including an analysis of implementation tools currently available and those that will be used or
changed over time to effect the plan, and how well relationships of the plan to plans of surrounding communities
and the region as a whole are explored,
II. PLAN REVIEW
A, Community Backqround
The City of Andover is located In West Central Anoka County In MetropoIltan Council District 12. The City
Is bordered by Oak Grove Township on the North, Ham Lake Township on the East, and the Clty of Coon Rapids
on the South, The city shares Its western boundary with the City of Ramsey and Its southwestern border with
the City of Anoka,
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The Community of Andover is characterized by "a scattering of urban development over a rural landscape ,"
The community has experienced rapid suburban residential growth since 1970, with the majority of this
development scattering along section line roads and highways, Most of the plotted land is contained in the
southern part of the city while farmsites make up a majority of the land use in the northern area of the city,
Development within the clty is primarily residential with an almost complete absence of Commerclal-Industrial
development,
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The city Is located on the Anoka Sand Plain which is characterized by large plat areas interspersed with low
sand hllls and peat bogs, The general topography of the area shows little reIlef averaging less than 30 feet
over most of the city. A substantial portion of the undeveloped land of the community is covered by depressions,
low lands and wet areas. The major water resources of the community are the Rum River, which makes up the
western boundary of the city, and Coon Creek whl ch enters the clty in the southeast and meanders southward,
A series of small lakes , including Round Lake, Bunker Lake and Ward Lake are scattered throughout the
community, In addition, the community has an extensive system of county drainage ditches, bullt for
agricultural purposes.
B, Development Framework
1. Plan Overview
Andover is located within the North Minneapolis Sector of the Development Framework Plan. The city Is
an urban fringe community which Is located partially within the Metropolitan Urban Service Area and partially
within the Metropolitan Rural Service Area. Over the past four years Andover's population has doubled from
3,830 persons in 1970 to an estlmated 7,653 in 1974, The projected populatlon for 1990 Is 9,500 according
to Development Framework projections, Andover's proposed plan projects a population of 15,000 for the year
1990 assuming that strict growth controls are In force which would limit most development to areas where
public sewer and water faclllties are available, The plan has indicated that these projectlons are estimates
as are any population projections and are subject to periodic revision, This Is not in-consistent with
Development Framework Projectlons as long as capaCities are avallable in either existing or planned
'. metropolitan facilitles,
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Up to now, Andover has no overall development pollcies, but due to development pressures resulting from
Increasing demands for less expensive land found In this section of the region, City officials decided
that a comprehensive plan was needed to guide development In the area, Andover Is a community that Is
characterized by clusters of single-family houses scattered throughout the community. The plan addresses
Itself to an apparent concern that if the current scattered and unplanned nature of development Is allowed
to continue, the effect could be an increased tax burden on the local residents and It could ultimately
Impact on metro systems by causing premature urban demands for such services as public sewer and water,
Development In Andover has been of concern to the Metropolitan Council because It has taken place
without the support of sanitary sewers, Septic tanks do not function well In the prevalent sandy soils
and high water tables and thus, many septic tank failures have been reported In Andover, The Andover Plan
has recognized this problem and is proposing to limit urban development to areas where public sewer and
water facilities are available, This Is consJst~Lwlth th~pollcies of ,Development Framework for urban
tievelopment, ---
Since Andover Is a community consisting primarily of agricultural and residential land use activities, the
plan proposes that the community be separated Into a rural planning district and an urban planning district.
The boundaries of the urban planning district are basically consistent with the boundaries of the urban
service area dellneated In the Development Framework Plan, Urban development would be limited to the
urban planning district in which central sewer and water would be available and Is part of a five-year
capital improvement program, No developmeflt illtheJural area would be allowed on lots less than 10 acres,
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The higher density development therefore will be directed to urban planning districts that have been
programmed for such development In the five-year capital Improvement program and developments proposed
for the rural planning district will be restricted to larger lots,
Although the community is primarily a residential community, a limited amount of commercial and Industrial
development does exist, However, there is so little commercial and industrial development with the city,
problems concerning this land use are negligible at the present time, However, the Comprehensive
Development Plan recognizes that as residential development increases within the city, greater pressure
for commerctal and industrial development will occur, The plan has addressed itself to providing well
Integrated commercial and Industrial areas that can be economically served with necessary public utilities,
It Is the intent of the plan to provide for all commercial development In either a neighborhood or community
type of center. Both commercial and Industrial development Is to be provided for in the Urban Service Area
of the community, This Is consistent with the Development Framework Plan In which urban development,
\ Including commercial and Industrial development, should be provided In areas where public utilities either
, j exist or are programmed to occur within a short period of time,
The community development plan has created a rural planning district which conforms closely to the Rural
Service Area of Development Framework, It comprises about 31 of Andover's approximately 36 square
miles. This rural portion of Andover is classified In Development Framework as a general rural use region,
since it does not contain prime agricultural soils, However, Andover does contain extensive farms which
raise speciality crops, such as sod and fresh vegetables, of great value to the urban area, this Is made
possible through Irrigation of the peaty and sandy soils and other farm management practices, There Is a
definite advantage to the metropolitan area of permitting these farms to continue in operation,
The city proposes to deal with its rural district by allowing only rural residential, agricultural and
recreational uses to occur there and to rely upon the use of tax benefits available from the Green Acres Law
and the Rural-Urban Service District provision of law to preserve agriculture, The plan sets a 10-acre
minimum lot size for residential uses. How successful these methods will be at preserving the existing
farms remains to be seen, It depends upon the prevailing market for 10 acre lots and hobby farms, the
wllllngness of city officials to rezone agricultural zones for rural residential uses (10 acre plats) and the
detailed provisions of the city zoning ordinance, a copy of which is not Included in the plan, Since
farmers need some flexibility in the use of their land, such as In the disposal of a wood lot or the
construction of another house for a relative or farm worker, the use provisions for the agricultural zone
should provide for some very limited non-farm uses, Rural housing acceptable to the Metropolitan Council
requires a 10 acre minimum lot size or a maximum density of 40 housing units within a section (square mile),
provided that pollution and other safeguards are met. However, tJ:le Metropolitan Council recognizes the
need for some flexibility In the use of land by rural residents and would find acceptable small scale rural
developments which can be shown that they will not substantially alter the rural density of the area, will
not Increase the demands for public services In the rural area beyond their present or planned capacity, and
will not pollute, Provisions within ordinances which recognize this flexibility within the agricultural zone
will help to remove some of the pressure from bonafide farmers for the rezoning of their land to a rural
wcidontial cateqory and the prollforatlon of 10 acre lots In a superior truck farminq area,
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In the portions of the rural district which cannot be economically farmed, or which are already platted,
and which are outside the area of the city's current capital improvement program, a 10 acre minimum lot
size is sensible, as long as it is linked to an adequate on-site sewage disposal provision. The
Metropolitan Council supports a 10 acre minimum lot size or a maximum density of 40 housing units per
'; section, Andover has provided in its urban district for sufficient land and services for its near term
,~ growth, As the urban district is expanded in the future, 10 acre parcels lend themselves to being further
subdivided Into urban lots, The pl1l1 prop:>ses to grandfather Into the 10 acre rural residential zone platted
areas where development has already taken place. In order to better implement the plan and provide for
fair treatment of all landowners , the city may wish to provide in the zoning and platting ordinances that
existing plats which are not improved within 3 or 5 years from the date the comprehensive plan is adopted,
shall lose their platted status and must be replatted in conformance with the then-applicable ordinances,
In sum, Andover's emphasis on orderly development is consistent with the Council's development policies.
By directing the higher density residential development to areas that have been programmed to receive the
necessary services and facilities for such developments and by maintaining the rural area for low density
uses, the plan will enable residential development to occur in an orderly manner, timed with the provision
of services thereby minimizing the potentials of future developments adversely affecting the metro systems,
2. Transportation
The transportation component of the Andover Plan contains an inventory of existing and needed transportation
facilities as well as transportation policies and goals of the community and the metropolitan area,
A. Metropolitan Systems
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In the section describing the existing facilities a functional classification scheme is discussed.
The various classes are equated with classes 2-5 of the Metropolitan Council classification system (as
shown in the Metropolitan Development Guide) although their names are different, However, it is apparent
from the verbal descriptions of these classes and from the specific roads assigned to these classes that
they do not correspond to the Metropolitan Council classes, For instance, Andover names 6 county roads
(CSAH7, 20, 16 and CR 58, 59, and 116) as major thoroughfares, which the plan equates with Metro Council
Class n, The Council shows no class n roads in Andover. These same six roads are shown on the Anoka
County Thoroughfare plan (which does use the MDG system) as minor arterials (Class III) and collectors
(Class IV), In the interest of metropolitan uniformity, and in line with transportation policy 29, it is recommended
that Andover adopt the Metropolitan Council's functional classification system,
The future transportation needs set forth in this section are primarily improvements to county roads which are
in conformance with the Anoka County Thoroughfare Plan,
The section on metropolitan transportation policies and goals quotes from the current transportation chapter
of the Metropolitan Development Guide, Andover should be aware that a new Transportation Policy Plan has
been prepared by Council staff and is currently undergoing public hearings. When this document is approved
it will supercede those metropolitan policie s quoted in the Andover Plan,
Andover is currently outside of the transit taxing district and has no transit service, The Anoka County Route
Ridership study, completed in 1974, did recommend that the #10 bus route be extended along Round Lakd Blvd,
to Coon Creek Drive sometime between 1981-84, Andover acknowledges this possibility of future transit
service by stating in the section on community transportation policies:
Major thoroughfares should be so designed that various forms of mass transit
can be Incorporated Into the existing road network, This may Include acquiring
additional right-of-way along major thoroughfare routes.
However, this policy seems to imply that Andover Is anticipating a need to provide facilities for forms of
transit other than buses, Given Andover's peripheral location and low density it is likely that buses (and
paratransit, which needs no special faCilities) are the only forms of transit which will be used in Andover.
To follow through on this policy Andover should be aware of and utilize two documents published by the MTC,
the Model Code for Transit Impact A~sis and Recommended Standards for Bus-Related Road Improvements,
The MHD comments on this plan are also attached.
B, Local Systems
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In the section on community transportation policies provisions are made for incorporating pedestrian facilities
into the local circulation system, Andover should be commended for this, It Is also recommended that
facilities for bicycles be provided since this is il viilble mode in a local setting.
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3, Airports
In general, any type of land-use planning within the North Search Area and potential Impact areas that
') can keep total development or density of development to a minimum during the 1975-80 time period Is very
'. j desirable from an airports planning viewpoint. Since only an airport search area will exist during this time
period the major tool for controlling Incompatible development will be through the development framework
concept. In the case of Andover the MUSA line has been drawn outside the North Search Area thus that
portion of the community Inside the suarch area Is to be a rural use area until 1985 and review of expanding
the urban service area Into this rural zone should not occur until the 1980-85 time period, The present
Andover plan of ten acres minimum in the rural use area would be an acceptable Q1lnlmum of development
from 1975-80, All other communities affected by the North Search Arc" and outside the urban services
boundary should also be required to adopt a 10 acre minimum during the 1975-80 time period.
During the 1975-80 time period an airports system statement would also be developed to provide a basis
for consistent review of public and private planning and development In communities within the North
Search Area and potential Impact areas, An airports system statement has not been formulated at this time,
however, Council-wide guidelines have been drafted (attached); In the development of the specific airport
system statement language similar to that drafted for airports In the Metro Significance rules and regulations
and the metro land-planning legislation (attached), The specifics of this language shall be applied to each
airport within a framework that address: 1) the airport property and Its Immediate abutting land-uses;
2) the airport/regional airspace; 3) the airport environmental Impact area. This Is In direct compliance
with airports polley *29 which states, In part, "The principals of the Airport Zoning Act should be applied
to illalrports in the metropolitan area, . , "
During the 1980-85 time period it is anticipated that a system would be implemented through selection of
a "generalized" site for a new major airport, This proJect would occur in a time frame in which the
community would be studying the need to expand the urban services boundary; and, selection of a
generalized site would give the Council and the community a greater flexibility In determining type, location,
timing and parcel size of urban and rural use areas In the Impacted community,
4 , Housinq
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The Andover Plan's treatment of housing is in general excellent, The plan proposes a number of
approaches to planning for hOUSing which are rather unique and to be commended.
The plan contains an inventory of the hous ing situation which includes current land use, housing type,
overcrowded units, units lacking plumbing and kitchen facilities, and average housing cost, This inventory
is generally adequate, however, the plan would be more complete if in addition to a single average value
for housing costs it also detailed the distribution of housing costs and rents within the community. A com-
munity profile of the value and rent structure of total hOUSing inventory is essential for a community to under-
stand the income and housing value mix of its residents, The socia-economic diversity of a community is a
key Council hOUSing policy and Andover is encouraged to add further analysis in this area,
The plan does not identify anticipated housing units needed or expected within the community. The plan
does suggest population proJections, but it would be further strengthened by a projection of hOUSing units
being planned for in the future, Generally, a plan should detail expected hOUSing units by type and general
cost ranges.
Related to this, the plan does not contain quantifiable housing goals, The Council's adopted Housing Guide
states that comprehensive plans should set such numerical goals for housing type and housing cost ranges.
In short, to set forth specifically what the community would hope to achieve by way of total housing units
to be added to the community by type and cost, Such quantifiable goals would assist a community and the
Council to understand more clearly how much hOUSing it expected to add over time and who that housing
would serve. .
The housing policies contained in the Andover plan are excellent, The hOUSing goals and policies include
virtually all Council housing policies relevant to a local community, In addition, the plan contains a number
of other highly commendable policies, Policies include use of the zero lot line, PUD approaches and cluster-
ing, land banking, subdivision of land so that it may be further subdivided into smaller lots at a later date
deletion of the minimum floor area requirement from the zoning ordinance, permitting smaller lots in urban areas,
establishment of a hOUSing maintenance code. and excellent sets of policies for mobile homes and multi-
family housing, and for encouraging economic diversity and subsidized housing within the community,
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The policies demonstrate commitment to the provision of subsidized housing in the urban portions of
the community, as appropriate, Since Andover is basically a fourth priority community in terms of
the subsidized housing allocation plan and therefore is generally considered too rural for subsidized.
housing. this may not be an immediate issue for this community, When the allocation plan is revised for
consistency with Development Framework's urban service area, a portion of Andover will be in:::luded as
a third priority area. which would indicate suitability for subsidized housing. but very low priority. The
longer range planning for subsidized housing is however appropriate and desirable, Council policy is
that in basically rural areas such as Andover communities do not have an obligation to assist in meeting
area-wide housing needs as do communities primarily within the deSignated urban area, but they do have
an obligation to meet the housing needs of their current lower income residents so as not to further add to
the burden of the area as a whole. Andover is therefore encouraged to consider provision of subsidized
housing as appropriate to meet the needs of current residents of the community and to plan as they are
for subsidized housing in the urbanized portions of the community,
The Andover plan is outstanding for the inclusion of approaches which could reduce the costs of market
rate housing, This is an area largely neglected by most comprehensive plans and covered with a number
of pol icies in the Andover plan, Most noteworthy and commendable is the policy which calls for the
elimination of any house size requirement. This approach may well be the single most important thing a
community can do to control housing costs and provide for a further diversity in the cost of market rate
housing, In addition, the plan proposes a number of other approaches such as zero lot line, clustering
and PUD, small lots in urban areas, and land banking, The Andover plan could serve as a model for other
communities as it combines policies for managing growth and maintaining rural density with approaches for
controlling the costs of market rate housing,
Critical to Andover's housing program will be the effectiveness of its implementation for carrying out its
stated goals and policies. Since Andover is on the fringe of the metropolitan urban service area. it is
especially critical in terms of its long-range planning that effective implementation tc;ols are devised,
The programs proposed in the plan for market rate housing are good. The plan proposed changes in Andover's
zoning and platting review procedures, It recommended the adoption of a new zoning map that ""uld divide
the community into a rural use area and an urban use area, It proposes changes in the platting procedures that
would allow more fleXibility in planning innovative subdivision designs. Finally, the plan called for the
adoption of a capital improvement program that will detail plans for the provision of public sewer and water.
roads, school facilities, etc.
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The program section contains nothing about how the subsidized housing policies would be carried out, As
noted above, since Andover is primarily a rural community and could not under the Council's priority system
for the allocation of subsidized housing expect to receive any substantial amounts of such housing. this is
not a serious problem, Consistent with Council policies it would be appropriate for Andover to establish a
system for monitoring the housing needs of its current residents so as to identify future needs for housing
subsidies, '-(Iud.
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The hOUSing,.Iortion of the Andover plan is excellent and is consistent with Council hOUSing plans and
policies, If the plan w%e amended to include some of the additional work on housing cost distribution,
housing unit projectio11"s, and quantifiable goals it wCluld be a model plan representative of the kinds of
housing plans the Council would like to see adopted.
5. Protectlo'lDJ?~'l_S.Pilce_
The Metropolltan Development Guide Chapter on Protection Open Space includes discussion of wetlands,
floodplains, erodible slopes, forests and woodlands, soils, and production lands, All of these natural
resources occur within Andover and are dealt with by the plan, The general resource inventories Included
in the plan should be followed up by more detailed studies that will assist In the implementation phases of
plat review, zoning. etc, The community pollcies on soils, drainageways, floodplains and wetlands are
consistent with metropolitan pollcies,
The one item In the plan requiring further clarification concerns the device for Identifying and describing
areas of protection open space that will be covered by pollcies, ordinances, and controls. One polley
(p. 158) refers to an "environmental protection area;" later discussion In the context of zoning refers to
"conservation areas," One term should be used and its function should be clearly defined at the policy
level and then Included In Implementation efforts.
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6. RecreatloQ~Space
A, Metropolltan Systems
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The Metropolitan Council adopted a Recreation Open Space Policy Plan in December, 1974, which
includes a system plan map and policies for the regional recreation open space system, There are two
major elements of the regional system located partlalIy in Andover: Rum River Regional Park in northwest
Andover and Bunker Prairie Regional Park in the southeast area, In addition, the trail concept plan indicates
regional trail corridors following Coon Creek. The Andover Plan could not reflect either these regional
system elements or the polictes of the Policy Plan since the Andover Plan was formulated prior to adoption
of the Policy Plan, The responsibility for planning, acquiring, developing and operating the two regional
parb; has been assumed by Anoka County; however, the City should acknowledge the necessity of coordinating
adjacent land uses, roads, and recreation planning with the county's efforts at these two facilities.
In addition, the City may want to consider undertaking planning for the regional trall corridor in order to
coordinate it with local train facllities; alternatively, it should maintain contact with Anoka County on
the trall development, At this point, although the trall plan clement is a concept plan and does not represent
a specific corridor and routing, the potential corridor appears to parallel a parkway corridor. Further
planning for both tho trall and the parkway should be closely coordinated to provide compatiblo, safe and
scenic routes for all modes of travel.
B. Local System
The plan recognizes the need for active recreation areas to be developed as the community develops,
This is particularly important in a city like Andover where the population is relatively youthful and most
likely to utllize the local elements of a recreation open space system such as neighborhood park playgrounds
and community playfields. In order to meet these needs efficiently, the city should establish what types
of facilities it is responsible for providing; for this purpose, the metropolitan recreation open space system
classification is recommended for inclusion in the Policy Plan, Then the City should establish the amount
of land or facilities of each type needed and when the need will arise. This will be keyed to population
growth and development as it is staged. This kind of analysis is helpful input into the recreation facilities
element of the capital improvements program,
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7, Water Pollution Control
A, Metropolitan Systems
Currently capacity for Metropolitan Sewer Service has been provided for the southern part of
the City of Andover in the Coon Rapids Interceptor, There is presently capacity in both the interceptor
and the Pig's Eye Treatment Plant to adequately serve urban and rural development as shown in the Andover
Plan. In the plan the city indicates its intention to limit urban development of a nature to require central
sewer to the lower third of its area; the boundaries of this urban zone are basically consistent with the
boundaries of the urban service area delineated in the Development Framework Chapter of the Metropolitan
Development Guide and of the draft Policy Plan for Water PolIution Control. The policies of the new Policy
Plan should be incorporated and replace the old sewer policies in the comprehensive plan upon the policy
plan's adoption by the Metropolitan Councll,
B, Local System
At the present period of time no centralized Sanitary Sewer System has been provided for the
City of Andover. The Plan states that services such as central sewer should be avallable in the urban
zone and should be staged as part of a capital improvements program, The community. has an adopted
comprehensive sewer plan which is in conformance to Its proposed Development Plan, This Is consistent
with Development Framework Policies for the provision of Sanitary Sewer facilities for the Urban Service
Area,
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Although Andover's plan does not provide for either intensive residential development or central sewer
service in the northern portions of the City, some development of a rural residential or agricultural
nature will be permitted. Since as is stated in the plan (on page 67) the solis throughout Andover are
extremely permeable and there is a high water table, the potential for contamination of groundwater
supplies without a central sewer and water system Is great. Thus, in the rural area of the City where
on-site sewaqc disposal systems may be lIsed, It is imporlant to ensure their proper clesi'ln, installCltlon
iJnd mdintenance through applicable ordinances D These might be adoption of tho existing Anoka County
septic tank requlation or of a locally-designed ordinance,
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8. Solid Waste
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Within the City and In the urban planning district there Is one private landfill operation, The plan
does not mention this save as an existing use although it is likely to continue in operation for the next
five to ten years, Council policies on solid waste promote the development and approval of an end use
plan for landfill sites and prohibit residentJal uses over such areas. The end use plan for the landfill
operated by Waste Disposal Engineering Inc. calls for development of the site as a private recreation
area, This proposed use may be In conflict with the zoning of the area and with adjacent land uses or
with proper coordination It could meet specific needs of the population, This issue should be dealt with
at some level in the community plan.
9, Water Resources
The Water Resources Chapter of the Metropolitan Development Guide Includes consideration of areas
such as water supplies and storm water drainage, The Andover area draws Its water from the Tordan
aquifer, a groundwater source, This source Is poorly protected by overlying salls and, as noted above
and in the plan, open to contamination from on-site sewage disposal. It Is essential for the City to
protect its supply by adequate controls, as noted above, These hydrologic conditions and policies to
protect them and to provide central water service are given in the plan, Again, however, further detail
as to the amount and exact timing of this service is a necessary next step In the planning process.
C, Plan Implementation
The "effectuation" section of the Andover Comprehensive Plan contains an elaborate discussion of
several tools available to the city for Implementation of the plan,
These tools should be followed and Implemented where appropriate soon after the adoption of the
comprehensive plan, The city should review the duties of a planning commission for the City of
Andover as opposed to the references made In the plan to the planning board of Grow Township. In
addition, where the procedures are discussed for variances, zoning changes, etc" a fee program
should be Implemented that adequately reflects the city's costs In reviewing these requests,
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Inasmuch as the Andover Comprehensive Plan reflects an urban-rural boundary In the community, the
community may wish to consider the following additional Implementation tools:
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1. Timing and Staging - Timing and staging should become a major component of Implementation
in the comprehenSive plan for Andover reflecting the comprehensive sewer plan, fiscal plan
and service policies of the community, Moreover, the community should decide the level of
service to be provided in the Urban Service Area and a second and different level of service
to be provided In the Rural Service Area, Andover may wish to consult Minnesota Statutes,
Chapter 272,67, "Division of land In cities Into rural and urban districts" to assist them for
the Implementation of this section,
2. The plan suggests an updating of zoning and subdivision ordinances after the adoption of the
comprehensive plan. Andover may also wish to consider the adoption of a procedure to review
premature subdivision requests In the Rural Service Area.
3, In developing a capital improvement program, capital Inve stments in the Rural Service Area
should reflect the level of service to be provided in the rural district,
D, Relationship to Adjacent Communities
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The Andover ComprehenSive Plan has adopted a lO-acre minimum lot size for the rural service area of the
community, This policy Is consistent with Development Framework policies by the rural service area,
However, this policy ~ have an impact In increasing development pressures for "rural residential"
construction for Andover's adjacent neighboring communities, These communities presently have smaller
lot size requirements then Andover, especially those areas which lie within the rural service area of the
Development Framework Plan, In most cases this Includes the entire land area of the community. The
affected adjacent communities call for the following lot size requirements: The City of Ramsey 2-21/2
acres; Ham Lake 2 1/2 acre; Oak Grove 2 1/2 acre; and East Bethel Is unknown though the community
Is In the process of preparing a comprehensive plan, This potential pressure for development would
occur if Andover adopted the proposed Rural Area Policy of IO-acre minimum lot size in the rural service
area while its neighboring communities remained with their present lot size requirements.
It is recommended that Andover discuss Its rural area policies and other items and Issues of existing or
mutual concern with its neighboring communities..
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III. ..RECOMMENDATIONS
1. The Metropolitan Council supports and encourages the City of Andover to adopt and implement its
proposed Staged Growth Plan including a 10-acre minimum lot size for its rural service area,
2. That Andover adopt an on-site sewage disposal system ordinance,
3, That Andover adopt the Metropolitan Council's functional transportation classification system.
4. That the communities goals and policies section on transportation be amended to provide for bicycle
facilities and to acknowledge and utilize two documents published by the MTC. the Model Code For
Transit Impact Analysis and Recommended Standards For Bus-Related Road Improvements.
5, That the Andover Community Development Plan be amended to refer to the new Policy Plan for
Recreation Open Space and to reflect the policies and system plan elements included therein,
6. That, upon Council adoption of the Policy Plan for Waste Management Control, the Andover Plan
be amended to reflect the new policies.
7, That the plan Ie revised to include further consideration of existing landfill operations in the City
and the end use plan for the siteS
8. That Andover utilize its Capital Improvement Program to implement its Proposed Housing Goals,
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9. That Andover adopt its proposed rural area policy which appears to be consistent with I:evelopment
Framework policies for the rural service area and is the minimum acceptable standard for maintaining
major airport planning and development options in the North Search Area during the next four years,
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10, That timing and staging of community facilities such aSI parks and local sewer and water systems
become a major component for implementing guiding growth in Andc5ver,
11. That the administrative procedures section of the Plan be revised to reflect a planning commission
for the City of Andover as opposed to the planning board for Grow Township,
12, /That-a..,fee sY/Stembe Instituted which adequately reflects Andover's administrative costs for
proeesslng Pl~~!Jing Agenda Items, .
13, That capital improvements in the Rural Service Area does not go beyond the point of encouraging
pressures for urban development.
14. That the City of Andover be encouraged to continue meeting with adjacent communities to discuss
its rural service area policies and the impact such policies may have on neighboring communities,