HomeMy WebLinkAboutPlanning Commission Minutes 03-29-2000Approved Minutes
City of Plymouth
Planning Commission Meeting
March 29, 2000
MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Bob Stein, Kapila
Bobra, Roger Berkowitz, Karl Neset, John Stoebner, and Sarah Reinhardt
MEMBERS ABSENT:
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Supervisor Barbara Senness, City Engineer Dan Faulkner, Dwight Johnson, City
Manager, Eric Blank, Director of Parks and Recreation, and Office Services Supervisor
Denise Hutt
1 Call To Order
2 Public Forum
3 Approval of Agenda
4 Approval of Minutes
MOTION by Commissioner Berkowitz, seconded by Commissioner Bobra to approve
the March 8, 2000 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved
unanimously.
5 Consent Agenda
6 Public Hearings
A CITY OF PLYMOUTH (98025)
Chairman Stulberg introduced the request by the City of Plymouth for the
Comprehensive Plan Update including the 2000-2004 Capital Improvements Program.
Director Hurlburt presented the video that was played at the open house sessions.
Director Hurlburt gave an overview of the March 24, 2000 staff report. She explained
that the Capital Improvements Program (CIP) would be adopted right away. She said
that the draft Comprehensive Plan will go to the City Council on April 25, 2000.
Director Hurlburt stated that the draft Comprehensive Plan has been distributed to the
neighboring cities and the school districts for review. She said that after City Council
approval, the draft Comprehensive Plan would be submitted to the Metropolitan Council
by May 1, 2000 for their review. Director Hurlburt stated that after the Comprehensive
Plan has been reviewed by the Metropolitan Council, there may or may not be
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amendments. She said that the City cannot act on zoning changes until after the
Comprehensive Plan is adopted by the City Council.
Commissioner Berkowitz asked how the review process is going for other cities.
Director Hurlburt stated that each plan will be unique. She said that many cities are in
this process at the same time. She stated that the message that the Metropolitan Council
is sending is that they won't review a plan until everything is complete.
Commissioner Bobra asked if staff is talking with other cities about some of our major
projects. Director Hurlburt replied that the draft Comprehensive Plan has been delivered
to all the neighboring cities and that staff has been in communication with them where
projects overlap.
Commissioner Reinhardt asked what the status is on the study areas, and if the City has
received any preliminary proposals for those areas, or if there is any consideration of a
blanket moratorium. Director Hurlburt gave an overview of the history of the study
areas. She said that some areas were looked at last year and subsequent changes made to
the land use plan. She said that there were five study areas left that are outlined on the
Land Use Guide Plan map that need to be looked at closer because of other things that
will be happening with the area. She said that the City has received preliminary
proposals the two parcels in Study Area D and that these proposals are not compatible
with one another. She stated that the City Council directed an interim ordinance
prohibiting development applications in Study Area D, which expires in July, 2000.
Director Hurlburt stated that staff received a comment from an attorney for a property
owner that the City should strongly consider placing a moratorium on all of the study
areas. Director Hurlburt said that she has some concerns about a blanket moratorium, as
some proposals may not conflict with the direction that the City is heading with the Land
Use Guide Plan.
Commissioner Neset asked what is being done to keep the school districts apprised of
what is going on with the draft Comprehensive Plan. Director Hurlburt replied that the
City has been supplying information during the entire process to all of the school
districts. She said that there have also been staff level meetings with the Osseo and
Wayzata School Districts during the process. Director Hurlburt stated that there is
always an opportunity to do more. She said that the City Council will be having a
meeting with the Wayzata School District Board in April and would also like one with
the Osseo School District Board.
Chairman Stulberg commented that there are also City Councilmembers that are liaisons
to the school districts.
Chairman Stulberg opened the public hearing.
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Chairman Stulberg introduced a letter dated March 24, 2000 from the Community
Housing Coalition, and a comment from from Sue Pearce of 17810 30th Place North with
a City response dated March 24, 2000.
Chairman Stulberg introduced Jim Yarosh. Mr. Yarosh stated that he represents the
property owner at Highway 55 and Old Rockford Road, which is currently designated as
Study Area E. Mr. Yarosh stated that conversations for development ceased when the
City started discussing the Comprehensive Plan. He said that the problem created by
putting the site in a study area is the uncertainty of the guiding and no deadline of when it
will be cleared up, which is a hindrance to development. Mr. Yarosh stated that his client
is requesting that a moratorium be placed on Study Area E now, so that staff can be begin
working on the area. Mr. Yarosh said that without a moratorium, this study area could be
extended for more than two years. Mr. Yarosh stated that there is a current proposal for
the property immediately east of his client's parcel, so it would make sense to look at this
now.
Chairman Stulberg introduced Ken Wendinger of 5465 Orleans Lane North #1. Mr.
Wendinger asked how the Comprehensive Plan will be implemented pertaining to the
density of housing. He asked the Planning Commission to use their discretion to allow as
much affordable housing as possible with new developments. He said that affordable
housing units provide a good economic business climate. He stated that Plymouth needs
to provide affordable housing so that jobs can be filled within the City. Mr. Wendinger
stated that by approving the Comprehensive Plan as it is now, it would be below the
standards of the Metropolitan Livable Communities Act. He said that the Metropolitan
Livable Communities Act can only be reached by stretching the limits on density.
Chairman Stulberg introduced Kim Villafana of 14220
60th Place North. Ms. Villafana
stated that 200 Lake Camelot residents attended a special meeting on November 15,
1999, in which a compromise was worked out pertaining to the guiding for the northwest
Plymouth area. She asked the Commission to remember that a lot of hard work went into
this eventual compromise and to leave the guiding as proposed in the draft
Comprehensive Plan. Ms. Villafana stated that Hennepin County indicated that it would
be at least 10 years before County Road 47 is widened to four lanes. She said that if
higher density is approved, there would be too much traffic on County Road 47. She
stated that the issue has been discussed and voted on already for northwest Plymouth.
Ms. Villafana commented that she is very impressed with the proposed open green space,
wetlands and with the overall plan.
Chairman Stulberg introduced Kay Sverkerson of 35 Nathan Lane North #123. Ms.
Sverkerson commented that people are intimidated by change. She stated that she lives
next to apartment buildings and does not encounter any problems. She urged the
Commission to use their discretion and implement the housing goals to provide more
affordable housing in Plymouth.
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Chairman Stulberg introduced Bill Pritchard of Orrin Thompson Homes. Mr. Pritchard
commended staff, Planning Commissioners and the City Council for all the efforts in
soliciting public comment for the draft Comprehensive Plan. Mr. Pritchard commented
that the Comprehensive Plan is a good plan. Mr. Pritchard asked the City to consider
moving up the Capital Improvements Program project for the alignment of Schmidt Lake
Road, which would allow better traffic movement for the high school.
Chairman Stulberg introduced Pat Murray of 504 Kingsview Lane. Mr. Murray stated
that he is in favor of the affordable housing goals that are included in the Comprehensive
Plan. He stated that he would like to see integration of the goals into the discretionary
decision that the City can make with proposed Planned Unit Developments. Mr. Murray
stated that the City needs a plan for implementation of these housing goals.
Chairman Stulberg introduced Judy Luedke of 17910 County Road 47. Ms. Luedke
stated that she wants more development more quickly for the northwest area. She
referenced the March 26, 2000 article printed in the Star Tribune pertaining to the
Metropolitan Council's view on the Metropolitan Urban Service Area (MUSA) and
leaving development outside the MUSA up to the individual city. She said that she owns
52 acres of land that can be developed and the City will only allow one house per 20
acres. She said that Maple Grove will allow development to the north of her property,
and that there is development happening to the east of their property. She asked what
kind of plan is it that won't allow development near a high school. Ms. Luedke stated
that the Planning Commission recommended that the entire northwest area should be
developed, and she would like to see the City completed. She stated that she was told 26
years ago that this area would develop by the year 2000. She said she is now told to wait
another 20 years. Ms. Luedkde said that the longer development is put off, the higher the
land price will be. She said that residents of northwest Plymouth were so concerned
about the environment by adding more housing units, and asked what do they think about
the damage that is being caused by farm land, which is much more extensive.
Chairman Stulberg introduced Leonard Luedke of 17910 County Road 47. Mr. Luedke
presented a copy of the proposed Development Staging Plan, 2020 Urban Service Area.
He said that their land should be developed along with Maple Grove's sewer service to
allow more efficiency. Mr. Luedke said that he was told in 1974 by City staff that the
area would receive City services around the year 2000, and based on that, he invested by
purchasing land in Plymouth. Mr. Luedke stated that he is being discriminated against
not being allowed to develop his land. He said that he wants to petition the City Council
to amend the Comprehensive Plan to add his 52 acres to be developed at the same time as
Maple Grove, in order to obtain sewer service. Mr. Luedke said that his property is his
retirement investment, and with the proposed Comprehensive Plan, he would have to live
into his 90s to have his retirement mature.
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Chairman Stulberg introduced Anne Dorweiler of 17035
9th Avenue North. Ms.
Dorweiler stated that the City should require a certain number of affordable housing units
with every development proposal that is approved.
Chairman Stulberg introduced Marc Anderson of Lundgren Bros. Mr. Anderson
commended the City on the process of the draft Comprehensive Plan. He said that 53
Comprehensive Plans have been approved be the Metropolitan Council; 97 plans are in
the process; and 47 plans have not yet been submitted. Mr. Anderson said that Lundgren
Bros. holds options on 120 acres of land in the new development area. Mr. Anderson
stated that most of the available land in Plymouth has been used up. Mr. Anderson asked
that Capital Improvement Program projects S5, W9 and W10 be moved up, as they affect
land that is in phase II of development. Mr. Anderson commented that the Metropolitan
Council has stated that the five year Capital Improvement Programs are not a requirement
of theirs and will be sending letters to cities that it is their decision to move projects up.
Chairman Stulberg closed the public hearing.
In response to questions pertaining to an interim ordinance for a moratorium on Study
Area E, Director Hurlburt said that staff is taking the request under advisement and
looking at their schedules in hopes of being able to complete the evaluation process yet
this year. She said that it is unusual for a landowner to request a moratorium, but there is
concern about development near this. Director Hurlburt stated that there shouldn't be a
blanket moratorium, as each study area should be looked at individually.
In response to issues/questions pertaining to the City's goals on affordable housing,
Director Hurlburt commented that housing is one of the most difficult elements for the
City to plan. She said that providing affordable housing units is really is in the hands of
the developers and the landowners. She said that the only way a city can guarantee any
affordable housing units is to build units. Director Hurlburt stated that the City needs to
allow for opportunities, and that there is land available that is zoned appropriately. She
stated that land is in demand and the prices are high. There is a limited quantity and
services available. She said that you still have to compete with the developers that are
building market rate units. Director Hurlburt said that the City has increased densities
where possible, and that policies are in place, which the City will have to try and
implement with the development proposals. Director Hurlburt commented that the City
can't legally require a minimum amount of affordable housing units for a proposed
development.
Chairman Stulberg asked about the possibility of requiring dedication dollars similar to
what is currently done with park dedication fees. Director Hurlburt stated that state
statute doesn't give a City the authority for requiring dedication dollars for affordable
housing. Chairman Stulberg asked how the City would go about working with the state
for such process. Director Hurlburt replied that it would have to come through the
legislature. She said that park dedication is different because developments coming into
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the City would need to make land available for additional parks to serve the added
residents. Chairman Stulberg stated that if the City could require housing dedication
dollars, there would have to be land available to build those affordable housing units.
In response to moving projects up in the Capital Improvements Program, City Engineer
Faulkner stated that funds have to be available to move projects up. He said that the
schedule for the projects will be determined by priorities, the needs for the facilities, and
the availability of appropriate funds. City Manager Johnson stated that the City is short
500,000 in Minnesota State Aid Funds.
City Manager Johnson stated that it is not the City's intent to intentionally slow projects
down. City Engineer Faulkner stated that projects are driven by how fast development
occurs and if the funds are available. Director Hurlburt commented that sewer project S5
is an extension to Maple Grove and an agreement on cost sharing will have to be reached.
She said that a major water trunk will have to be designed and has a lot of dollars
associated with it. Director Hurlburt said that some pieces have to happen first which
will take longer to plan and build. City Engineer Faulkner stated that the City has started
the process with Maple Grove pertaining to cost and alignment.
In response to the comments about guiding near Lake Camelot Estates, Director Hurlburt
said that no change is being proposed to the draft land use map that was approved in
November, 1999.
In response to questions/issues pertaining to sewer and water for County Road 47,
Director Hurlburt commented that when the City began the planning process, they needed
to work within the regional plan. She said that the long range plan did show the
possibility of all of Plymouth being included the sewer plan. She said that the City is not
required to put all of the area into the urban area, but it was an option. She stated that the
City Council did look at including the area in the plan, but it would require a major sewer
line (Elm Creek Interceptor). She said that it was decided not to expand beyond the
proposed MUSA and retain the rural character in part of the northwest area, thus the
sewer interceptor would not be needed at this time. Director Hurlburt noted that there
wasn't a consensus by the residents.
Director Hurlburt gave an overview of the history of the Elwell property, noting that the
purchaser was informed that the Plymouth portion of the site would not receive any sewer
services through Plymouth.
Chairman Stulberg called a recess at 8:40 p.m. and reconvened the meeting at 8:50 p.m.
Commissioner Reinhardt asked if any of the study areas would be on the Planning
Commission's annual Work Plan. Director Hurlburt replied affirmatively.
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Commissioner Berkowitz commented that passage of the Comprehensive Plan doesn't
mean that schools will be there for all the new developments. Commissioner Berkowitz
stated that the Comprehensive Plan is well thought out and it should be viewed as a work
in process pertaining to schools and public facilities. He said that the lines of
communication need to be strengthened with the school districts.
Commissioner Reinhardt stated that the study areas should be noted on the Land Use
Guide Plan map and should be addressed when time allows.
Commissioner Stoebner stated that he can sympathize with the property owners, and the
study area process needs to be implemented quickly.
Chairman Stulberg commented that it is important not to let the study area process get
pushed back or removed from the work plan.
Commissioner Berkowitz asked if the City can commit to a date certain to address the
study areas. Director Hurlburt replied that the Implementation Plan indicates a short term
1-3 years). She said that Study Area D is to be done by the end of July, and that the
Work Plan adds Study Area E with a goal of later this year. She said that she is
concerned with the availability of staff time to add more areas to the work plan. She said
that staff also has to get the subdivision regulations done this year.
Commissioner Berkowitz asked if property owners in designated study areas could nudge
the process forward with development proposals. Director Hurlburt said that it depends
on the number of land owners involved, as each area is different and unique.
MOTION by Commissioner Stein seconded by Commissioner Berkowitz recommending
approval of the 2000-20004 Capital Improvements Program as contained in Chapter 12,
Appendix 12-A of the draft Comprehensive Plan. Roll Call Vote. 7 Ayes. MOTION
approved unanimously.
MOTION by Commissioner Reinhardt, seconded by Commissioner Bobra
recommending that the City Council approve submission of the Comprehensive Plan to
the Metropolitan Council for its required review.
Commissioner Reinhardt commended staff and the consultants for their time and effort
involved in the plan. She said that the plan will serve the City well in the future. She
said that she sympathizes with the Luedke's but the plan is a compromise and something
we will all have to live by for a while.
Chairman Stulberg thanked the citizens for their input. He said that this process has
taught the City how to communicate better with the residents which is a benefit to the
City.
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Commissioner Bobra stated her appreciation to the people that came to the public
hearings and open houses and for their input. She stated that the plan is well balanced.
Director Hurlburt stated that staff appreciates the Planning Commission's involvement
and all the time that they put into the plan.
Roll Call Vote. 7 Ayes. MOTION approved unanimously.
MOTION by Commissioner Berkowitz seconded by Commissioner Bobra to adjourn.
Vote. 7 Ayes. MOTION approved unanimously. The meeting was adjourned at 9:10
p.m.