HomeMy WebLinkAboutPlanning Commission Minutes 08-01-2007Approved Minutes
City of Plymouth
Planning Commission Meeting
August 1, 2007
MEMBERS PRESENT: Chair James Holmes, Commissioners Frank Weir, Karl Neset,
Terry Jaffoni, James Davis, and Erik Aamoth
MEMBERS ABSENT: Commissioner John Cooney
STAFF PRESENT: Community Development Director Steve Juetten, Planning Manager
Barbara Senness, Senior Planner Shawn Drill, Planner Joshua Doty, City Engineer Bob
Moberg and Office Support Representative Janice Bergstrom
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Weir, seconded by Commissioner Davis, to approve the
August 1, 2007 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved.
5. CONSENT AGENDA
A. APPROVAL OF THE JULY 18, 2007 PLANNING COMMISSION
MINUTES
MOTION by Commissioner Weir, seconded by Commissioner Neset, to approve the
July 18, 2007 Planning Commission Minutes. Vote. 6 Ayes. MOTION approved.
B. VALET BUILDING SERVICES (2007061)
MOTION by Commissioner Weir, seconded by Commissioner Neset, to approve the
request by Valet Building Services for a variance to the allowed maximum impervious
surface coverage for the construction of an addition for property located at 15605 40th
Avenue North. Vote. 6 Ayes. MOTION approved.
6. NEW BUSINESS
A. CITY OF PLYMOUTH (2007050)
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Chair Holmes introduced the request by the City of Plymouth for the Comprehensive Plan
Update — Preliminary Land Use Plan.
Planning Manager Senness gave an overview of the July 17, 2007 staff report.
Commissioner Davis referenced Item 2.d of the Land Use Plan which encourages resource
preservation for open spaces and asked if there is a significant amount of such areas that
warrants mention in the Land Use Plan.
Planning Manager Senness answered affirmatively and said when the City is involved in
developing parks and open spaces, we are particularly tuned into that issue to be out front.
She also said there is high erosion potential along bluffs in the City and cited the Rusten
Woods Development as an example.
Commissioner Davis referenced 4.d and asked if the words, "where feasible" is necessary
as they are all goals.
Planning Manager Senness said this is a policy, but the language certainly could be
removed.
Commissioner Davis asked to strike out "where feasible".
Commissioner Weir asked about the * after Lakes on Page 14.
Planning Manager Senness said this is a typo and would remove it.
Commissioner Weir noted that on Page 15, the reference to Table 3-2 should be changed to
Table 3-1.
Planning Manager Senness noted that correction would be made.
Commissioner Weir asked what the difference is between intensity and density.
Planning Manager Senness said density typically refers to residential development, whereas
intensity refers to non-residential uses.
Planning Manager Senness reviewed the Land Use Map.
Commissioner Jaffoni asked if there has been controversy around the adoption of
architectural standards because it is cost prohibitive. She asked if the City has made a
definitive policy or it is still in the discussion phase.
Planning Manager Senness said this issue has been raised for discussion.
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Planning Manager Senness discussed roadway setbacks.
Commissioner Jaffoni asked what effect the 100' setback would have on the businesses for
the lots at C.R. 47 east of 101.
Planning Manager Senness said the 100' setback would remove some of the developable
area. She said the idea is to further cluster or shift density in those areas with the intent of
helping maintain the current, more rural character. Planning Manager Senness added that
high density housing and retail commercial uses are not typically associated with the rural
feel.
Commissioner Jaffoni asked if the City has been approached by developers for specific
projects and if that is what is driving the guiding. She said we have a goal to achieve a
rural suburban feeling but the land use guiding conflicts with that.
Planning Manager Senness said the guiding at Co. Rd. 47 and Co. Rd. 101 is commercial
and high density, as one landowner is seeking to have a funeral home in that location.
Commissioner Jaffoni noted this is a large section of road guided commercial and asked if
that is more than what is needed or is it just a few lots.
Planning Manager Senness said it is one lot.
Commissioner Jaffoni pointed out that the 100' setback will not work for one of the parcels
as the existing home is right there at the road.
Planning Manager Senness clarified that the 100' setback would affect only new
development occurring along the roadway, not existing structures.
Commissioner Neset asked about the number of trips per day projected for these roadways.
City Engineer Moberg said the projection to 2030 west of Vicksburg on Co. Rd. 47 would
be less than 10,000 per day.
Commissioner Neset asked what would be a comparable roadway with today's traffic.
City Engineer Moberg cited Fernbrook Lane in the vicinity of State Hwy. 55 and said it has
15-20,000 vehicles per day. City Engineer Moberg stated the traffic projections go out to
the year 2030, and added the traffic projection and land use are tied together.
Commissioner Neset asked if there are areas in other cities with the 100' setback with this
type of development.
Planning Manager Senness said she was not aware of any.
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Commissioner Neset asked if the commercial business area east of Vicksburg Lane and
south of Hwy. 55 has more than a 50' setback. He said the site utilizes trees and berming
and the businesses seem a lot further than 50' back.
City Engineer Moberg said these commercial buildings front on the side streets so the
orientation is toward the east/west street.
Commissioner Neset asked if a 100' setback affects the building or the driveway/parking
location.
Planning Manager Senness responded the setback currently pertains to the building, but it
could be applied to parking as well.
Commissioner Neset asked about the 16 feet for future roadway expansion.
Planning Manager Senness said the 16 feet for the Co. Rd. 47 expansion would be in
addition to the 100' setback.
Commissioner Neset commented that he can only relate to what he sees and in his opinion
50' is too close for any dwelling. He said he thinks 100' is not that much space from what
could be some very high traffic roads and the quality of life would be affected unless you
have a giant backyard. Commissioner Neset said he wouldn't want to be that close to a
road carrying the amount of traffic projected. He said the 100' setback won't crowd the
roads as much in the future and maybe this is one way to offset that a bit. Commissioner
Neset said he likes the 100' setback for that reason.
Commissioner Aamoth asked if there has been any feedback from the development
community about what they think about the 100' setback. He asked if they could
accommodate this setback easily or would it be more challenging for their proposals.
Planning Manager Senness said there has not been a lot of feedback, but what they have
had was not particularly positive.
Chair Holmes said the clustering drives creativity as the 100' setback allows a developer to
do other things that they normally could not do.
Planning Manager Senness said the density shifting would allow a property to the density
stipulated in the plan. A developer could shift density or cluster so the same amount of
land could be developed as with a 50' setback. She said the lot width will determine how
much can be developed.
Commissioner Davis said he has the opposite view of Commissioner Neset. He said he is
concerned about taking away the use of lots of properties as there are substantial portions
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which are un -developable. Commissioner Davis said he is concerned about singling out
this area for taking this land away from landowners' use.
Commissioner Aamoth asked if there will be an opportunity to hear from the development
community to hear their concerns.
Planning Manager Senness said that throughout this entire process the staff has been
accepting comments from the public which will be part of the record.
Chair Holmes said that as goals are being established throughout this process, the goal of
maintaining the quality of a rural setting has been repeated. He said the only way to
maintain that rural atmosphere is to decrease the density of housing, or not develop in a
dense fashion. Chair Holmes said this will be a positive for some, and a negative for some.
Chair Holmes said this addresses the overarching goal for northwest Plymouth and based
on that, he is in favor of 100' setbacks. Chair Holmes said the land use guiding will dictate
how a parcel is to be developed in the future.
Commissioner Davis said if there would be a 50' setback, there could be 'Y' number of
houses. He said with the 100' setback there would be the same number of houses but they
would be clustered on the parcel.
Planning Manager Senness stated that is correct.
Commissioner Weir said the 100' setback would drive up the cost of building since there
would be 100 feet not usable, but you still have to pay for it.
Chair Holmes said it would be a balancing act depending on the project that comes
forward.
Commissioner Jaffoni said she understands the balancing act in preserving rural character
so that when driving down a road you are not directly impacted by a bunch of structures.
She said the unintended consequence is the clustering. Commissioner Jaffoni asked if one
of the benefits of clustering structures on a parcel is to avoid interfering with stands of trees
or wetlands. She asked how the environmental aspect is affected by the 100' foot setback
and what would be the anticipated impact on preserving wetlands, tree stands, etc.
Planning Manager Senness clarified that the preservation of wetlands is governed by state
law. Tree preservation would be looked at on a case by case basis. Planning Manager
Senness said the Council and Commission could look at preserving trees versus clustering
on a situational basis.
Commissioner Jaffoni asked how restrictive development will be if all those restraints and
restrictions are in place. She said she would reserve her opinion until hearing from the
audience.
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Chair Holmes said he has seen in past years a developer will ask how a property could
develop. Until a developer comes in and wants to develop it depends on market conditions
and other factors as to how to utilize a property in the most advantageous way.
Commissioner Jaffoni asked if it is mutually exclusive that we have the 100' setback and
cluster, or a 50' setback and don't have to allow clustering. She asked if a developer could
choose to cluster development anyway.
Planning Manager Senness said the clustering goes along with the 100' setback and tree
preservation. She said in return for greater preservation of trees, you would be able to
cluster the development.
City Engineer Moberg said it would be fair to say that with the 100' setback, clustering,
and tree preservation there would be a number of parcels in northwest Plymouth which
would be difficult to develop. He said he is not advocating one way or another, but that
could be an outcome.
Chair Holmes asked about monetary funding versus restoration of trees.
Planning Manager Senness said typically restitution occurs when there is not enough room
on a site to plant as many (tree replacement) inches as needed. She said typically this
occurs in commercial or industrial sites, although the Glacier Vista development had many
trees removed and did make some restitution.
Chair Holmes said it would be easier for a developer to pay the fine than it is to plan to put
trees in.
Planning Manager Senness clarified that it is cheaper to plant the trees and developers will
try to do that.
Commissioner Neset asked how long the $125 standard has been in place.
Senior Planner Drill said the fine was increased from $100 to $125 three or four years ago.
Commissioner Neset asked if there are instances of people opting to pay their way out and
is it staff's assessment that this amount is adequate.
Planning Manager Senness said there are a few, e.g. since almost the entire Home Depot
site is impervious, the City received a large amount of money for restitution.
Commissioner Neset said this fits hand in hand with the development for this area and the
overarching goal of having rural preservation. He added that he wouldn't mind seeing the
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dollar amount upped in this case in hopes to preserve large stands of trees whenever
possible.
Commissioner Davis asked for clarification on the two options for tree preservation.
Planning Manager Senness explained the Natural Resources Inventory (NRI) identified 20
distinct community types, three of which include forested areas. Increased reforestation or
restitution could be applied in the areas identified as Oak, Maple -basswood and lowland
forests. Planning Manager Senness said the City could also apply increased reforestation
and restitution to all trees in the Northwest area.
Commissioner Davis said a third option would be to apply the increase to the entire City.
Commissioner Davis said if it's a good idea to preserve trees there, why is it not a good
idea to preserve trees in the whole City. Commissioner Davis recommended we do this for
the whole City.
Commissioner Aamoth asked if the fee covers costs or is it designed to generate revenue
for the City.
Planning Manager Senness explained there have been cases where people paid because
there is not always enough room to do the landscaping. She said it can be a very large
amount of money which goes into the Community Planting Fund for beautification in other
parts of the city.
Commissioner Aamoth said this provides an incentive for developers to do tree
preservation, but if they decide not to there is revenue used by the city.
Clustering
Commissioner Davis said he is in favor of clustering for tree preservation, but not for
setbacks.
Commissioner Neset said as projects have come before the Planning Commissioners for
approval, it has not been uncommon to adjust a proposal to preserve trees.
Planning Manager Senness concurred.
Architectural Standards
Chair Holmes asked how architectural standards would be implemented.
Planning Manager Senness said many cities across the country have strict design codes.
She said it is more time consuming to view proposals and there are cost implications, but it
can be done.
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Commissioner Davis said if a design code is a good idea for northwest Plymouth, why not
implement for the rest of the City.
Commissioner Neset said improvement to architectural standards would be really difficult
and challenging. He said we should encourage builders to not repeat the same designs, and
added that multi -family housing has come a long way. Commissioner Neset said
Northwest Plymouth can develop in a number of different ways. It will not be all
townhomes and a single family home can be put on 12,500 feet with three units per acre.
Commissioner Neset said he did not want anyone to have the impression that because of
the proposed higher density, Northwest Plymouth would be developed with all townhomes
and apartments.
Commissioner Aamoth asked if this housing will be for low income persons.
Planning Manager Senness said we do want to have housing for all incomes. She said
while attached housing often is less expensive, some examples can be very costly.
Commissioner Aamoth said we have a committee that ensures we preserve all types of
housing. Commissioner Aamoth asked if there are subsidies or programs to keep low
income or affordable housing in Northwest Plymouth. He said he is concerned about
standards and developers' costs to meet such standards and offer affordable housing.
Planning Manager Senness said the housing chapter of the plan would look at affordability.
She said design standards will not be part of the land use plan but could be part of the
Zoning Ordinance. She said there are implementation steps that follow once the plan is put
into place. The question is how far do we want to go?
Appendices
Commissioner Weir asked about a church or school fitting on LA -4 zoning.
Planning Manager Senness responded that a church or school could locate on a larger
parcel.
Commissioner Jaffoni referenced Appendix 3A Public Participation, and said through the
process Area 1 and Area 2 evolved with some areas more rural and some more urban. She
asked why these two areas were looked at and handled differently.
Planning Manager Senness explained that the entire area bounded in red encompassed the
northwest area. She said the transition area is where there are more 5 -acre developments
rather than farmstead properties. Planning Manager Senness explained that the large
wetland and existing development patterns called for a separate set of land use plan
classifications different from the rest of the City to maintain the rural/suburban feel. She
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said the new districts are not different in type and uses allowed, but the density is different.
She said the lower density areas in green would have a higher density next to it, allowing
the existing character to remain to the extent the property owners' desire to stay at the
lowest density.
Commissioner Jaffoni said the rural classifications would not become LA -1 unless
reguiding is requested. Commissioner Jaffoni said we are creating a rural character by
giving Northwest Plymouth its own guiding and density requirements different from the
rest of the city. She asked with the 100' setback in this area and trading off with clustering,
are we going to end up with a bunch of lots with cluster developments which defeats the
whole purpose of rural quality.
Planning Manager Senness said the question is what performance standards are necessary
to achieve the policy of maintaining rural character.
Commissioner Aamoth said there is the possibility of lost revenue due to not developing
land. He asked if less areas are developed would the City have lost revenue, and how
would we handle challenges of less revenue.
Planning Manager Senness said it is correct that with lower density, less money is
generated and with fewer units less money is dedicated for park dedication. Planning
Manager Senness said that is the trade off in having fewer units and fewer facilities.
Commissioner Aamoth said there has been proactive strategy and a moratorium in looking
at City Center development. He asked if there has been discussion in the comprehensive
plan process to provide more guidance for what we want individual parts of the city to look
like, specifically on the type of business desired.
Planning Manager Senness said discussion has not been to that level of detail or that
prescriptive. She said part of the performance standards is to get at that a little more, but
staff has not reviewed specific commercial areas. Planning Manager Senness stated the
Northwest area is 95-98% residential.
Commissioner Aamoth said there should be clear expectations so a developer understands
exactly what City Council and City want, rather than we tolerate it because a proposal fit in
the guidelines.
Chair Holmes said that is not how we promote development in the City.
Commissioner Aamoth said it has been done verbally, where opinions and preferences are
given versus formal.
Planning Manager Senness said a developer with an LA -2 parcel, for example, has an idea
for a project. His plan, depending on what menu of standards we have, will identify how
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much he has to change his idea to meet what the City wants for Northwest Plymouth, or
perhaps for the whole City.
Community Development Director Juetten said there are two different levels. The guide
plan must be in place and staff will determine how we implement that. Community
Development Director Juetten said the performance standards come in with the Zoning
Ordinance.
Chair Holmes introduced Joanna Vossen, Larkin Hoffman, 7900 Xerxes Avenue S.,
representing United Products, SJA Real Estate, Hedberg Aggregates, Ryerson Steel, JGM
Properties, Core -Mark International and Tri -Cor Properties southeast of Medicine Lake.
Ms. Vossen said her clients objects to any change from industrial to commercial or higher
density for this area. She said any amendment to commercial or residential would require
major redevelopment efforts, and would substantially diminish existing property values.
She said the current land use provides a balance to the City.
Chair Holmes introduced Len Luedke, 17910 Co. Rd. 47. Mr. Luedke said a petition
signed by the majority of landowners on Vicksburg Lane, Lawndale Lane and Co. Rd. 47
against the 100' setback had been submitted at prior meetings. He said Maple Grove won't
require 100' setbacks. Mr. Luedke said with a 100' setback some lots would have real
deep back yards with a large, expensive house along Co. Rd. 47. He said trying to save
trees along Co. Rd. 47 won't work because the trees are right at the edge of the highway
and a 16' setback along the road will take away most of the trees.
Chair Holmes introduced Greg Merz, 12520 29th Avenue N. Mr. Merz said preserving the
rural character is a good goal, but the 100' setback and density clustering appear to be
diametrically opposed to preserving the rural character. He said a 50' setback along
Co. Rd. 47 would be sufficient to provide the rural character. Mr. Merz said existing
developments and proposed developments which have been approved in the neighborhood
northeast of Co. Rd. 47 and 101 would negate anything the City could do with the 100'
setback, at least at that junction. Mr. Merz said focus should be on Co. Rd. 47 right-of-way
ownership, ongoing maintenance, setbacks, and upgrade of Co. Rd. 47 in the CIP. Mr.
Merz said if the City seeks to preserve rural character it would seem appropriate for the
City to reimburse the landowners for the additional 50' setback to be fair in sharing that
burden. Mr. Merz said only quality trees should be considered for tree standards, and non -
quality trees, such as cottonwood, box elder, should be removed.
Chair Holmes introduced Judy Luedke, 17910 Co. Rd 47. Ms. Luedke said she is not for
the 100' setback. She said there is a new project on Co. Rd. 47 and Vicksburg where
people are buying and are perfectly happy without 100' setbacks. Ms. Luedke said some
people have lived here for years, and are not going to move where there is a 100' setback.
People will move to Plymouth if you do not drive up the price of the house. She said to
sell a home you do not need City approval; but an owner selling land needs the City to
approval a developer's plan and that can take up to five years. Ms. Luedke said the more
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rules you have the fewer developers who are willing or can afford to build here. Ms.
Luedke said it is not a free market because land owners need a developer that pleases the
City in order to sell our land. She said some people don't have any setback and yet the
City wants to put it on both sides of her property. She said she does not think it is fair to
pick on certain people. She said property was sold for a dog park and a new home and
there is not a 100' setback. Ms. Luedke asked how the City is going to achieve this look by
having the 100' setback in only a few places.
Planning Manager Senness opened discussion on the tree preservation.
Commissioner Neset said he is in favor of the tree preservation as presented with an
increase to 2" and $200 for replacement and restitution.
Chair Holmes addressed the issue of quality trees and asked how inches on non -replaced
trees are calculated for 2" or $200. He said he favors Commissioner Davis' approach to
apply the tree standards to the entire City.
Commissioner Davis agrees that there is a need to increase preservation of the good trees,
whether through fees or standards applied for the entire City.
Commissioner Neset said he agreed with that, but thought that is outside of the scope of
this discussion.
Commissioner Jaffoni said the tree preservation plan on Page 3 presents the issue clearly.
She asked if the City adopted Option a) using the Natural Resources Inventory (NRI) as a
way to separate the quality trees from the trees, what kind of impact would that have on the
northwest corridor because so much of it falls into the second category of non -NRI
designated trees.
Planning Manager Senness said those are in the areas that have fewer of the quality trees.
She said the existing ordinance recognizes trees are a renewable resource which is why you
can take up to 50% residential/75% commercial restitution before replacement or
restitution is required.
Commissioner Jaffoni said she would not want to go with just the NRI for the northwest
quadrant, applying the increased reforestation areas that fall under NRI areas.
Commissioner Jaffoni said for Northwest Plymouth and all of the city, all trees should be
considered as a tree is a tree. She said since it has been 12 years since there has been an
increase in the restitution amount, it is time to up the ante for the whole city and all trees
should be considered. Commissioner Jaffoni said she supports the 2" and a fee increase to
200.
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Senior Planner Drill clarified that the $100 was increased to $125 for the last four or five
years.
Commissioner Aamoth asked if it would be possible to increase to 2" without changing the
fee, and asked the reason for doing them both together.
Planning Manager Senness said they could be done separately. Chair Holmes added that a
2" tree costs about $200.
Commissioner Aamoth said he gets a little concerned about a fee increase which adds
dollars to other places in the city. He said that is why he questioned when the last fee
increase occurred.
Commissioner Weir said he supports the 2" or $200 and this should be quality trees. He
said he thinks the tree preservation city-wide is fine, and the money that's paid is not a lot
of revenue and people will prefer to plant the trees.
Commissioner Davis said the point of the $200 is high to make them plant trees.
Commissioner Neset said when the Planning Commission approves plans, there is always a
distinction of coniferous or deciduous hardwood trees. He said he is surprised that trees
going in are not higher quality trees.
Planning Manager Senness clarified that the trees being planted are higher quality trees in
new developments whereas remaining trees in a development might be of lesser quality.
Commissioner Weir said all trees that have to be replaced have to be quality trees and the
2" or $200 is a great idea and should be implemented city-wide.
Chair Holmes said the Commission seems to concur with Commissioner Weir.
Planning Manager Senness recapped the Commission's points: that regardless of the
quality of a tree, there would be 2" replacement or a $200 fee and this would be city-wide.
Commissioner Aamoth asked if there has been feedback from the development community
on previous reports.
Planning Manager Senness said some residential developers were fairly nervous about
what the City would require with tree preservation. She said the additional requirements
being discussed may not be looked at as favorable.
Commissioner Aamoth said raising the fees would impact the cost of the development and
reiterated he would like more feedback from the development community. He said he
would oppose raising the fee and is leery of raising fees for the entire city.
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Commissioner Jaffoni restated that the guidelines for the northwest corridor will be
consistent with the rest of the City of Plymouth in that the inches are measured on all trees
and any tree removed above those thresholds has to be replaced. Commissioner Jaffoni
asked if the difference is that the replacement has to be with a quality tree and the doubling
of the fee.
Planning Manager Senness clarified that the replacement tree must be appropriate for the
specific location as identified by the City Forester.
Commissioner Davis said he doesn't think it's our decision on dollars and inches. He
asked that the standards determined by the City Council be applied to the entire city.
Planning Manager Senness said one reason to be specific on the performance standards is
the developer interest in what the new rules will be.
Roll Call Vote. 5 Ayes. Commissioner Aamoth voting nay.
Roadway Setbacks
Chair Holmes said he was in favor earlier of the 100' setback, but after discussion and
hearing some speakers he pictures a patchwork effect along Co. Rd. 47 and Peony. He said
between the land use and density decrease he does not see a significant gain by carving an
additional 50 feet on the parcels if we can't do it along the entire stretch of Co. Rd. 47.
Commissioner Jaffoni said she agreed with Chair Holmes' comments. She said the
guiding with lower density requirements will take care of preservation of the rural
character of the area. Commissioner Jaffoni said she has real concerns on tradeoff and
control on the clustering, and wouldn't want to see Northwest Plymouth with just one tract
after another of homes all clustered together. She concluded that the 100' setback would
not achieve what we want to achieve.
Commissioner Weir said he is definitely opposed to the 100' foot setback. He said it is
absolutely unfair because existing development in these areas does not have the 100'
setback and to suddenly impose that on new areas rubs him the wrong way. Commissioner
Weir added that speakers who own property are opposed.
Commissioner Neset said part of the reason he likes the 100' setback is that people should
not be that close to a roadway traveled frequently and quickly. Commissioner Neset said
he understands property owners have an interest in developing their land to its maximum
potential. He asked what the recommended speed limits would be.
City Engineer Moberg said depending on the character of neighborhood, it would be
reasonable to expect 40 — 50 mph.
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Commissioner Neset said in his 7 years on Council/Planning Commission he has heard
residents say the area was quiet when they moved in and now there is increased traffic,
such as on Co. Rd. 6 and numerous other examples around the community. Commissioner
Neset said over the years the Planning Commission has been good at looking at variances
when warranted. He said the 100' setback helps with maintaining safety, but clearly not
everyone is comfortable with that idea and maybe there is a smarter way to do this without
a straight 100' setback. Commissioner Neset said a happy medium would be going with a
50 -foot setback and consider a different landscape requirement along that road, such as the
commercial area on Vicksburg mentioned earlier. He said there is a different "feel" along
that road and said Council could give that some consideration. Commissioner Neset stated
he is in favor of the 100' setback where traffic is moving 10,000 cars a day at 50 mph.
Roll Call Vote. 5 Ayes. Commissioner Neset voting nay.
Clustering
Chair Holmes reviewed the clustering guidelines and said he doesn't see a need for any
changes.
Commissioner Davis said the document is well written and supports clustering if the City
feels it benefits the City for natural preservation.
The Planning Commission unanimously supported the clustering guidelines.
Architectural Standards
Commissioner Neset said we can look at how things have gone and what we don't want to
see, but doesn't want standards to be too onerous. He asked how the barrack -style design
would be changed.
Commissioner Jaffoni agree we are discouraged by some of the row houses that look alike
and the prevalence of them is detracting to the character of the city. She said we could
adopt some feasible and reasonable type of standards that are not too onerous or costly, and
yet accessible to persons wanting that type of housing.
Commissioner Davis said he grew up in Philadelphia in a row house. He recommended
restraint in weighing in on this subject, as it could get really ugly if we are nitpicking
everything. Commissioner Davis said these standards should apply to the whole city, not
just Northwest Plymouth.
Commissioner Weir said he is also a product of the East and doesn't see anything wrong
with barracks.
Chair Holmes said he likes the term modest standards applied to offsetting roof lines,
dormers and gables when used in attached units.
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The Planning Commissioners agreed on additional modest architectural standards.
Commissioner Weir opposed.
Land Use Questions
Commissioner Davis referenced the 2030 Land Use Guide Plan and asked if the statement
Areas With Potential Land Use Change" is informational or binding, and if it is necessary
on the map.
Planning Manager Senness said this does not change the guiding, but when a developer
comes forward with redevelopment for an area with reasons to change zoning, the City has
indicated what could be considered for future development. She stated the guiding in these
locations (a -f) would not change without additional study.
Commissioner Davis said the owners in the area southeast of Medicine Lake think this
decreases the value of their property.
Planning Manager Senness said the property value could vary if a change in the guiding
and zoning occurred.
Commissioner Weir recommended removing the note for this area.
Chair Holmes said this area by Medicine Lake is a vital area close to Hwy. 169 and
13th
Avenue. Chair Holmes said there is no reason to look strongly at this area other than to
support the existing businesses and allow the I -P zoning. He said with the exclusion of this
area, it is acceptable for the notes to remain on the Land Use Guide Plan map. Holmes
recommended approval.
6 Ayes.
Commissioner Davis said the staff report was very well written and appreciated getting it
early to review.
Commissioner Weir said this what we are accustomed to getting from staff.
7. ADJOURNMENT
MOTION by Chair Holmes, to adjourn the meeting at 9:59 p.m.