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ANDOVER General Overview During the 1960's, Andover, formerly known as Grow Township, had already begun to experience the influx of suburban fringe development interspersed throughout the community. Much of this early development consisted of Iow to moderate-priced housing not only in the usual strip pattern along the main roads, but in small, relatively dense subdivisions scattered primarily throughout the western half of the community. Lot sizes typically were as small as 1/2 acre. In addition, a small concentration of commercial-industrial activities, that included non-permanent type development such as salvage yards, had been established along Bunker Lake Boulevard. The dispersed pattern of development configurations were largely determined by the availability of suitable land. As much as 48% of the total area is considered non-developable due to environmental constraints such as wetlands and high water table conditions. See Table 1. During the 1970's, residential growth continued at an accelerated pace following established configurations. Housing units increased by 169% between 1970 and 1980. Agricultural land use remained fairly consistent, since a sizeable portion of the agricultural enterprises, utilize the highly productive peatlands, which are otherwise unsuitable for urban development. Commercial-industrial land use also expanded, proportionate to the residential development. Generally, this commercial-industrial land use growth was continguous to areas already established. By 1980, comprehensive planning and zoning policies were being formulated to guide fu~'ther development. Of major significance was the designation of the Urban Service Area covering about 6 1/2 square miles of the southwestern portion of the city, in which sewer services were subsequently authorized by the Metropolitan Council. As a result high density residential development could be projected. In addition, small areas for neighborhood-support businesses were zoned in locations of convenient access. A local shopping center was designated at the junction of Round Lake and Bunker Lake Boulevards. Any new commercial- industrial development was to be contained within designated zones along Bunker Lake Boulevard. Outside the urban service area, new residential development was restricted to Iow density (minimum 2 1/2 acre lot) development. Policies were placed in effect to encourage continued agricultural operations. Since 1980, residential expansion throughout the community, and especially within the urban service area, has been occurring at steadily increasing rates - from a roughly 4% annual growth rate in the early 1980's' to about 9% by 1986. An area east of Hanson Boulevard, once zoned for light industry, has been redesignated for residential development in