HomeMy WebLinkAboutCity Council Minutes 01-12-1999 SpecialAdopted Minutes
Special Council Meeting
January 12, 1999
A special meeting of the Plymouth City Council was called to order by Mayor Tierney at
7:06 p.m. in the Public Safety Training Room, 3400 Plymouth Blvd., on January 12,
1999.
COUNCIL PRESENT: Mayor Tierney; Councilmembers Bildsoe, Johnson, Harstad, and
Slavik.
ABSENT: Councilmembers Black and Spigner.
STAFF PRESENT: City Manager Johnson, Assistant Manager Lueckert, Public Works
Director Moore, Community Development Director Hurlburt, Public Safety Director
Gerdes, Finance Director Hahn, Park and Recreation Director Blank, and City Clerk
Ahrens.
Consider Planning and Development of the Property north of Medina Road, south
of Highway 55, and west of Plymouth Ponds
Community Development Director Hurlburt presented the staff report on the
consideration to initiate a Land Use Guide Plan Amendment for property currently guided
for industrial use located north of Medina Road, south of Highway 55, and west of
Plymouth Ponds Business Park. The property is approximately 27 acres in size and is
currently designated for industrial use by the Land Use Guide Plan. The City reviewed
an EAW and sketch plan for industrial development of a portion of the site as part of the
Cornerstone Commons project. The southern 10 acres is occupied by farm buildings and
has never been the subject of any City development approvals. Director Hurlburt
discussed considerations for a plan amendment and said if the City decides to initiate a
reguiding, the first step would be to request that the Planning Commission conduct a
public hearing. If the guiding were changed, the City would consider a subsequent
rezoning. The Council could also defer any action to a regular City Council meeting or
take no action to alter the existing industrial guiding of the site.
Councilmember Bildsoe said that he had requested this item be placed on the agenda, but
he has not decided the guiding should be changed. He noted that this action to review the
guiding for a parcel is not unique, as the City Council has done it several times in the
past. He would like more information about this property and the surrounding property
so the Council can determine the appropriate guiding.
Mayor Tierney said she is hesitant to review the guiding when the City has a pending
application.
Adopted City Council Minutes
January 12, 1999
Page 2
Councilmember Bildsoe said that the 10 acre Leuer farm was recently sold for
development, and this is a good time to review the guiding in the area. He said the
Council tends to spend a lot of time on the past and present, but little time on the future.
He believes that the City should spend time to strategically plan for the future.
Councilmember Johnson asked why the applicant is requesting rezoning from FRD to
PUD, rather than to an industrial zoning.
Director Hurlburt explained that the applicant is requesting the ability to divide the
property and there would be lots without frontage on a public street. Staff is still in the
process of discussing design issues with the applicant.
Councilmember Johnson stated traffic is a concern in this area, and industrial uses tend to
be lower traffic generators than commercial or residential uses. She wants to ensure that
the City is sensitive to traffic issues when considering this site.
Director Hurlburt said that office uses will generate more traffic than similar sized
industrial uses; however, industrial uses will generate more truck traffic. It is also
important to consider the time of day traffic will occur, and the Council should consider
all potential uses that could be allowed under the district.
Mayor Tierney said that over the past few years, the City Council has considered all types
of uses for this general area, and the biggest challenge is to assure compatibility with the
surrounding land uses, including single family homes.
Councilmember Bildsoe said the Council must also consider impacts on the future Elim
homes.
Director Hurlburt explained the status of the pending application. Staff declared the
application complete on December 30, and notices were mailed to residents within 750
feet of the site on January 7. Staff has received no responses from the neighborhood.
The application from Moen-Leuer is for preliminary plat, final plat, site plan approval,
conditional use permit, and rezoning for a development consisting of five industrial
buildings.
Councilmember Johnson asked if alternate wetland buffers will be needed. She
expressed concern about traffic impacts on Holly Lane and asked about the Council's
review deadline.
Director Hurlburt responded that it is too early to know, but there are advantages with
regard to traffic circulation of combining the two parcels. Other than the Leuer home,
there are no abutting single family homes. The issue of the appearance of the
development from Medina Road will be worked on further in design planning. The
Adopted City Council Minutes
January 12, 1999
Page 3
Council has 120 days to act on the application, but this could be extended by mutual
agreement.
Councilmember Bildsoe asked how far the western most building is from the Rottlund
residences.
Director Hurlburt estimated it is at least 300 feet. She said the proposed pond
configuration will likely not change on the site.
Councilmember Harstad asked who the petitioner would be if the Council decided to
pursue reguiding the parcel. He also asked if the property owner has expressed any
interest in reguiding.
Director Hurlburt responded that the petitioner would be the City of Plymouth, and the
owner has expressed no recent interest in reguiding of the site.
Councilmember Johnson said that this discussion is being held because of the history of
the site. This has become a sensitive area, and the City has the highest discretion to
consider the guiding.
Councilmember Harstad said he is in favor of property owner rights and does not
understand why the City would want to pursue reguiding of the site.
Councilmember Bildsoe stated the Council will be considering the same types of guiding
issues during the update of the Comprehensive Plan. He is not advocating for a guiding
change on this parcel, but believes it merits Council discussion.
Brad Moen, Moen-Leuer, said there has been much history relating to the site and its
current industrial guiding. He relied heavily on the Council's decision of industrial
guiding on the site in order to make investments in the area, and there is currently $60 to
70 million invested in this area from the Moen-Leuer and Elim developments. Mr.
Moen said that an office use can generate five times the amount of traffic as an industrial
use. He believes the proposed use is the best use for the site and will generate the lowest
traffic volume. The building closest to Medina Road will be completely screened due to
the grade. He said Moen-Leuer and Elim want to work with the City and the neighbors
on the project. The proposed plan could be described as more of what currently exists on
the site. There will be more traffic, but another major access will be added in the plan.
He said there are residents in the neighborhood who believe that the current Plymouth
Ponds development is the best use for the site.
Councilmember Johnson asked if the outdoor trailer storage could be moved on the site
with the new development.
Adopted City Council Minutes
January 12, 1999
Page 4
Mr. Moen said this storage could be moved to the interior area of the site.
Councilmember Slavik noted that the loading docks would face the residences on the
proposed building closest to the residences. She asked if the docks could be moved to the
other side of the building.
Mr. Moen explained that the building will be entirely screened through the use of grading
and elevation changes, and it would be difficult to change the configuration of the
buildings. The top of the building may be seen from the nearest residential second story
window, but no trucks will be visible.
Bob Dahl, Elim Care, said their initial application was to develop the entire site as a
residential project. That plan was denied by the City. He said Elim is well into the
process of moving soil, and it is too late for the Council to change the rules. Elim has a
financial interest in the sale of the industrial portion of the site.
Councilmember Johnson asked if the purchasers of the Elim units will be aware of the
adjacent industrial uses.
Mr. Moen said the projects will be built simultaneously.
Mayor Tierney said it is not appropriate to delay this project. The Council needs to focus
on compatibility and transition issues during the application review.
Motion was made by Mayor Tierney, seconded by Councilmember Harstad, to take no
action to alter the existing industrial guiding of the site.
Councilmember Bildsoe said that often guide changes can address transition, but he will
not support reguiding at this time.
Councilmember Slavik said she doesn't know if reguiding is a good solution for this site.
She belongs to the same homeowner association as residents abutting this project. She is
unaware of any residents who are pleased with the Plymouth Ponds development, and she
doesn't believe that ongoing problems at the site have been adequately resolved. She
believes that an error was made by a City Council long ago in allowing single family
homes to abut commercial and industrial property.
Councilmember Johnson said that guiding issues on this site have been difficult. There
were two previous proposals for townhome developments on the site which were opposed
by the single family residents. She said that property rights are important, and she will
not support reguiding of the site at this time. She noted that five votes of the Council will
be needed for approval of some of the subsequent applications, and she will need to be
convinced that the traffic issues have been addressed before supporting the project.
Adopted City Council Minutes
January 12, 1999
Page 5
Motion carried: Bildsoe, Johnson, Harstad, and Tierney ayes; Slavik nay.
Revisions in Reports and Procedures for Planning Applications
Director Hurlburt reviewed proposed changes to policies and procedures for making staff
recommendations on planning and zoning applications. She said that for major projects
on which the City has a high level of discretion, staff proposes to implement a new two-
step process at the Planning Commission that would allow for public input prior to
preparation of the full project analysis and recommendation. For the initial public
hearing, staff would prepare a report that outlines the request, the review process, and the
standards that the City would use to review the request. The Planning Commission
would not act at that meeting, but only hear a presentation of the project and hold the
public hearing. The hearing could be closed at that time or left open to the next meeting,
at the discretion of the Commission. Following the hearing, staff would take the input
from the public as well as the Commission and complete the staff report, adding the full
analysis. In most cases, this report would also lay out options for the Commission to
consider and alternative resolutions for approval and denial as appropriate. The Planning
Commission would then have the application on their agenda at a later meeting for review
of the detailed analysis and to consider their recommendation to the City Council.
Director Hurlburt said that a disadvantage is that every major project would require at
least two Planning Commission meetings. Review timelines would be extended by a
minimum of two or three weeks, and deadlines will have to be watched more carefully.
Notice of the hearing would explain that there may be two meetings, and citizens and
petitioners may have to attend more meetings to see a proposal through to conclusion.
She stated that advantages are that the hearing can focus on the project, not on a staff
recommendation or position. Facts and issues brought up at the hearing can be
incorporated into the staff s analysis and recommended resolutions. The applicant could
propose changes after the initial hearing that could improve the project and incorporate
them into the plans before the Planning Commission recommendation is passed along to
the Council. She said that the first hearings using the new procedure will occur in
February or March. After using the process for a couple of applications, staff will
evaluate the results and make changes if needed. She estimated that 15 to 20 percent of
the planning and zoning applications would be considered major applications, and no
ordinance change is needed to implement the revised procedures.
Councilmember Harstad asked if the Council will still receive the staff and Planning
Commission recommendations.
Director Hurlburt responded yes. The main changes will occur at the Planning
Commission level.
Adopted City Council Minutes
January 12, 1999
Page 6
Councilmember Johnson supported the intent of the process change. It will give
petitioners an additional two-week period to address concerns brought forward by
residents. Some issues will be resolved before reaching the Council level. She expressed
concern that the revised procedures may cause additional work for staff and the Planning
Commission.
Director Hurlburt did not anticipate additional work for staff once the procedures are fully
implemented. She said that at the first meeting on an application, staff will make a
presentation, the petitioner will present the application, and public testimony will be
heard. None of that would be repeated at the subsequent Planning Commission meeting.
City Manager Johnson said there will be greater opportunity for input by citizens. He
concurred that the impact on staff and the applicants will be negligible; however, it could
create a burden on the Planning Commission.
Councilmember Johnson said the City Council needs to support and reinforce the process
for considering planning and zoning applications.
Director Hurlburt agreed and stated that if applicants are successful in skipping the
Planning Commission level and bringing concerns directly to the City Council, the City
Council will, in essence, be conducting the public hearing. She said it is the intent of the
Planning Commission Chair not to continue the public hearing after the first meeting.
Councilmember Slavik said she would like citizens to have an opportunity to rebut the
subsequent staff report or changes proposed by the developer after the public hearing.
Councilmember Johnson requested that staff publicize the reason for the new process.
Council Goals and Priorities Process
Assistant City Manager Lueckert explained the process used by previous City Councils in
establishing goals and priorities. In the past, both the council and staff submitted ideas
for goals and priorities, and these were voted on and prioritized. Staff then created a
work plan. Some councilmembers have expressed an interest in a visioning process that
would have a longer time horizon. Visioning, or strategic planning, generally involves a
large segment of the community, establishes several broad goals, and has a time frame of
5, 10, or 20 years. Many governments use the services of a professional consultant and
facilitator for the visioning process. Other suggestions from councilmembers for
discussion are training on Robert's Rules of Order, teambuilding, and a session on how
the council may deal with its overall workload in an efficient and effective manner.
Mayor Tierney suggested that visioning be separated from consideration of the Council's
goals and priorities because it has a longer time frame.
Adopted City Council Minutes
January 12, 1999
Page 7
Councilmember Harstad said the City Council adopted an interim ordinance at the last
meeting in order to complete the Comprehensive Plan Update. He would like the Council
to focus only on the Comprehensive Plan so the update can be completed by July 1.
Director Hurlburt said there were difficulties with the previous consultant on the project,
and it is not realistic to expect the project can be completed before the end of the year.
Mayor Tierney said the Comprehensive Plan Update will include some visioning.
Assistant Manager Lueckert explained that visioning typically goes beyond infrastructure
issues and what a community looks like to its character and values. She suggested that a
citizen survey could also be conducted in 1999.
Councilmember Bildsoe preferred to delay visioning until the Comprehensive Plan
Update is completed. He would like to do a Citizen Survey in 1999. The Council agreed
that a Citizen Survey is due, as the last survey was conducted in 1995.
Councilmember Harstad stated a professional firm should conduct the survey, and
questions from the last survey should be retained for tracking purposes.
Mayor Tierney said that more than two hours is needed for the Council Goals and
Priorities study session, and she would support an outside facilitator for the session who
would also speak on Council efficiency and effectiveness.
Councilmember Bildsoe said he is interested in a session on Robert's Rules of Order, as
well as how the Council can operate effectively and efficiently. He is not interested in a
specific session on teambuilding because he believes it can work automatically as part of
the goal -setting process. He also encouraged staff to participate in the process.
Mayor Tierney suggested that a session on Robert's Rules of Order and parliamentary
procedure could be scheduled at another time so it could be attended by board and
commission members as well. The Council concurred with this idea.
The Council preferred the date of Saturday, March 13, for a special council meeting, at a
location outside of City Hall but within the City, to establish the Council Goals and
Priorities, with a facilitator who would also present information on Council time
management, efficiency, and effectiveness. Staff will make a proposal at a future Council
meeting on a facilitator and location for the session.
The meeting was adjourned at 9:40 p.m.
Z-2r144,6
it Clerk