HomeMy WebLinkAboutCity Council Minutes 03-09-2006 SpecialAdopted Minutes
Joint City Council/Planning Commission Meeting
March 9, 2006
Mayor Johnson called a Joint City Council/Planning Commission Meeting to order at
7:05 p.m. in the Plymouth Room at the Plymouth Creek Center, 14800 34`h Avenue
North, on March 9, 2006.
COUNCIL PRESENT: Mayor Johnson, Councilmembers Hewitt, Slavik, Stein, Willis,
Black (arrived at 6:20 p.m.), and Bildsoe (arrived at 8:05 p.m.).
ABSENT: None.
PLANNING COMMISSIONERS PRESENT: Chairman Holmes, Commissioners
Murdock, Clyman, Weir, Neset, Anderson, and Musliner.
ABSENT: None.
STAFF PRESENT: City Manager Ahrens, Community Development Director Hurlburt,
Planning Manager Senness, Communications Manager LaFave, Housing Manager
Barnes, Police Chief Goldstein, Deputy Fire Chief Hurr, Senior Planners Drill and
Darling, Planner Doty, Public Works Director Cote, City Engineer Quanbeck, and City
Clerk Paulson.
Also Present: Consultant Dean Johnson from Resource Strategies Corporation.
Discuss Land Use Plan for Northwest Plymouth
Planning Manager Senness provided an update on amending the Comprehensive Plan for
the Northwest Plymouth area. This involves many areas including transportation,
density, and rural versus urban issues.
Community Development Director Hurlburt discussed alternative land use concepts
which include marginal urban expansion, sequential urbanization, rural islands, and rural -
to -urban transition. She stated all of these four land use concepts would include the
following factors:
1. The natural resource inventory would be used to help determine the suitability of land
for specific uses and be used to apply land use guide plan designations to specific sites.
2. The current Northwest Greenway plan, adopted in the 2000 Comprehensive Plan
update, would continue to be the organizing feature of the parks, open space and trails for
the Northwest Area.
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Special Meeting of March 9, 2006
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3. The land -use planning approach to the City's existing golf courses should be
examined in order to explore ways to preserve the open -space values they provide to the
community while recognizing that the owners may wish to make other uses of the land.
She stated the marginal urban transition concept would identify land that could be
urbanized without significant new public utility and road expansion or impact on areas
where large -lot development has already occurred, continue the current "LAR" (1/20
acre. density) for remaining large -lot areas, and identify areas in the existing urban area
where new development or redevelopment would accommodate more of the forecasted
development.
She stated the sequential urbanization concept would plan for urbanization of the
remainder of Plymouth by using existing Land Use Guide Plan designations and map
entire area for urban uses (no more LAR).
She stated the rural islands concept would identify developed LAR areas to be retained,
with no public extensions or assessments, identify other areas suitable for urban density
development, and retain existing Land Use Guide Plan designations for planned
urbanization area.
She stated the rural -to -urban transition concept would allow for a gradual transition to
urban uses, and create a "rural overlay" to modify existing Land Use Guide Plan
designations for all or part of the Northwest Plymouth Area, replace the current LAR
with "Living Area -Rural Transition" (LA -RT), to allow resubdivision with public
utilities, reduce density of urban land use designations (LA -1, LA -2, etc) within the
overlay area. This concept would modify development standards in the overlay to protect
rural character" of existing larger lots, require gradual transitions between areas that are
developing and existing large lots, increase setbacks along major roads, require wider lots
and greater separation between structures, and minimize grading and associated tree loss.
In addition, this concept would provide incentives which restore densities to traditional
levels in LA -1, LA -2, etc. in the overlay area for extraordinary site design, higher
architectural design standards, additional open space/park dedication/Greenway
implementation, extra infrastructure improvements, preservation of natural features, and
housing affordability. Lastly, this concept would use existing land use designations for
areas where transition is not necessary.
She noted that correspondence was received from Friends of Elm Creek, and the Council
requested that staff communicate to them that the City is currently reviewing their
suggestion as part of the Comprehensive Plan.
Consultant Johnson discussed various issues and options surrounding golf course
redevelopment. He suggested that the Council consider establishing a separate land use
guide plan designation for current operating and future golf courses — distinguish from
public parks and recreational facilities, or public/semi-public/institutional category. The
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Special Meeting of March 9, 2006
Page 3 of 5
general concept of this issue could include redevelopment of 18 -hole golf course requires
retention of 9 -hole course for private or public use, based on compatibility with area land
uses, transportation network, and public utilities or redevelopment of any golf course
requires compatibility with adjacent land uses, transportation network, and public
utilities, and the retention of at least 50% of original the golf course area as permanent
open space (City has discretion if option exists to accept as public open space).
The Council and Planning Commission discussed the differences between each of the
four land use concepts.
The Council and Planning Commission took a five-minute break
A discussion was held on land use planning factors (fiom concept to land use map).
Community Development Director Hurlburt discussed a number of maps that included
existing large -lot developments, Northwest Plymouth planning area, land adjacent to
existing development, public/institutional uses (existing, future/2000 plan, golf courses,
Speak the Word Property), Northwest Greenway and Regional Trails, transportation
Peony Lane alignment, major roadway corridors, major intersections/crossings),
composite of land use planning factors, and possible commercial/industrial locations).
Councilmember Willis asked how the natural resources and the natural terrain of the land
would be factored in. Community Development Director Hurlburt replied an inventory
of the natural resources would be undertaken which would dictate how much of the
property is developable.
Councilmember Stein asked if staff is assuming that the Hampton Hills golf course
property is going to be developed something other than a golf course. Community
Development Director Hurlburt replied it would take a substantial change to revert the
property back to a golf course. Therefore, staff is somewhat assuming that the property
would be reguided residential.
Councilmember Slavik stated she is concerned on the Metropolitan Council's forecasts
for development in the Northwest Plymouth area, as the City could be making decisions
that might not be the best. Therefore, perhaps there would need to be options increasing
the natural resources areas, such as wetland buffers, in the overlay districts. Community
Development Director Hurlburt stated she's unsure if the buffers would be deducted,
which is why it's important to complete a natural resources inventory.
Councilmember Black noted the location of the high quality wetland in the Northwest
Greenway area, and she is concerned on the road setback. She stated she is also
concerned about the Hampton Hills golf course property that was originally a wetland,
which is why there is a lot of water on property at times. Therefore, she's not interested
in approving a residential development on that property. Community Development
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Special Meeting of March 9, 2006
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Director Hurlburt noted that some of that area is in the floodplain as well as the shoreland
area. The City has standards on what foundation levels of homes needs to be.
Each of the Councilmembers and Planning Commissioners commented briefly on the
four land use concepts presented, and a vast majority of them favored the rural -to -urban
transition.
Councilmember Hewitt asked about cable and high speed internet options would be for
the Northwest Plymouth area as that is an amenity for residents.
Commissioner Clyman noted that the rural -to -urban transition concept could make the
property more expensive, and that could have an effect on other property values in the
City. He also was concerned about protecting the integrity of the high quality wetland.
Councilmember Bildsoe stressed the need to expand County Road 47; however, he is
concerned on who would be funding that major improvement.
Councilmember Willis stated he is concerned on the impact to the natural resources for
the entire Comprehensive Plan for the Northwest Plymouth area.
Mayor Johnson stated even though she likes the rural -to -urban transition concept, she
would like to review the sequential urbanization further. She stated regarding golf
courses, she would like to include urbanization, especially Holly Dale.
Commissioner Holmes stated like Councilmember Slavik, he is also very concerned on
the Metropolitan Council's forecasts for development of Northwest Plymouth.
Councilmember Slavik suggested that the City review ways to develop or redevelop
existing properties in the City that could contribute to the affordable housing forecasts by
the Metropolitan Council. She stressed the need to have criteria in place for each
development.
Commissioner Anderson stated with the rural -to -urban transition concept, she is
concerned with the carryover costs that the City would need to bear. Therefore, she
would like to review those numbers before proceeding with that option. She stated with
the golf courses, and with Holly Dale in particular, the City is designating residential
developments to satisfy the goals of the Metropolitan Council, and that concerns her. She
noted that she is also concerned about Peony Lane going close to the trail and not being
able to maintain the rural characteristic of County Road 47 due to safety concerns.
Councilmember Black commented that she is concerned about the need to also upgrade
Vicksburg Lane due to the amount of traffic.
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Special Meeting of March 9, 2006
Page 5 of 5
Next Steps
Community Development Director Hurlburt discussed the proposed schedule/timeline
through June. The Council requested that for the March 21 Special Council Meeting,
staff provide reports on the status of the natural resources inventory, land use
designations for golf courses, and rural -to -urban transition concept.
Councilmember Hewitt cautioned the Council that the public needs to be noticed if the
Holly Dale Golf Course is added to the Comprehensive Plan.
Edward Svetc, 5330 Vicksburg Lane, stated regarding the Hampton Hills Golf Course,
approximately 60% of that property is undevelopable. In addition, he stated the amount
of traffic is terrible on Vicksburg Lane.
Judy Luedke, 17910 County Road 47, noted the amount of traffic on County Roads 47
and 101, Dunkirk Lane, and Vicksburg Lane. She stated the amount of traffic is due to
developments to the north and west of Plymouth. Therefore, there is no country feel to
Northwest Plymouth anymore.
A few comments were made by other residents regarding the rural -to -urban transition
concept, which they feel would be expensive. They suggested that these costs should be
shared with all residents of Plymouth. They also mentioned the impact on County Road
47 and Vicksburg Lane from the Taryn Hills development. Residents thanked the
Council and staff for their efforts regarding this planning process.
Adiournment
Mayor Johnson adjourned the meeting at 10:03 m.
Sandra R. Paulson, City Clerk