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HomeMy WebLinkAboutCity Council Minutes 03-21-2006 Special 2Adopted Minutes Special Council Meeting March 21, 2006 Mayor Johnson called a Special Meeting of the Plymouth City Council to order at 7:15 p.m. in the Council Chambers of City Hall, 3400 Plymouth Boulevard, on March 21, 2006. COUNCIL PRESENT: Mayor Johnson, Councilmembers Hewitt, Bildsoe, Slavik, Stein, Willis, and Bildsoe. ABSENT: None. STAFF PRESENT: City Manager Ahrens, Community Development Director Hurlburt, Planning Manager Senness, Communications Manager LaFave, Housing Manager Barnes, Captain Franz, Fire Chief Kline, Senior Planners Drill and Darling, Planners Noelting and Doty, Senior Appraiser Olsson, Assistant Building Official Farris, Public Works Director Cote, City Engineer Quanbeck, City Clerk Paulson. Also Present: Consultant Dean Johnson from Resource Strategies Corporation. Review of Information Requested at March 9, 2006 Joint City Council/Planning Meetine Community Development Director Hurlburt stated at the March 9 Joint City Council/Planning Commission Meeting, there were a few areas that further information was requested. She stated the first area involves the status of the natural resources inventory (NRI). This inventory would identify significant natural features that should be preserved, evaluate site suitability for particular land uses, evaluate and refine the Northwest Greenway plan, route transportation facilities (i.e. Peony Lane), and identify areas where natural features provide logical transitions between uses. The City is contracting with the Hennepin County Department of Environmental Services for the NRI. The County is committed to providing data and summary reports for the Northwest Planning Area by March 31. There is also the possibility that the entire project might be completed as soon as August, with the preliminary report on the Northwest Planning Area to staff sometime next week. This would allow staff to incorporate information into the draft plans that would be prepared for the May 1 and May 2 neighborhood meetings. A final report might be available as soon as August. She stated the second area involves the land use designations for golf courses. She stated there are three privately owned golf courses (Elm Creek, Hollydale, and Begin Oaks) that Adopted Council Minutes Special Meeting of March 21, 2006 Page 2 of 5 are currently guided P -I (Public-hlstitutional) by the City's Land Use Plan. At the March 9 Council/Planning Commission joint meeting on land use planning for Northwest Plymouth, a potential new approach to the land use designations for privately -owned golf course properties was briefly discussed. The Council also received correspondence from the owners of Hollydale indicating their desire to have their property guided for residential use. She noted that of the three privately owned golf courses, only Elm Creek is within the Northwest Planning Area. She stated staff is suggesting a report be prepared for the Council that would contain some background on the issues of surrounding planning for golf courses and recent legal issues in other Minnesota communities. The report would outline several options for the land use plan, including retaining the currently P -I guiding, assigning them residential land use classifications, or using a new "golf -course" designation as described at the March 9 meeting. This report would be shared with the Council at a meeting in May. In June, a public meeting would be scheduled so that all property owners within 750 feet of the three existing courses would receive a mailed invitation, and the report and meeting announcement would be provided on the City's website and to the email notice list for the Comprehensive Plan update. Following the public meeting, a report would be provided to the Planning Commission with a request that they make a recommendation to the Council on a preferred approach to land use planning for the golf courses. Depending upon the date of the public meeting, this could occur at one of the Planning Commission's regular meetings on June 21 or July 5. Lastly, the Council could receive the Planning Commission's recommendation and give their direction on the preferred planning approach as early as the July 8 regular Council meeting. Councilmember Hewitt requested that the neighborhoods specifically surrounding the Hollydale Golf Course receive this information as soon as possible. The Council directed staff to set a public meeting in June for the golf courses. Community Development Director Hurlburt presented further information regarding the Rural -to -Urban Transition Concept that was discussed at the March 9 Joint Meeting. She discussed basic information regarding trunk utility infrastructure, and she also discussed two different scenarios and their issues for development of Northwest Plymouth following the Rural -to -Urban Transition Concept. The two different scenarios were sequential sewer extension and assessing benefiting properties, and delaying assessments to properties that wouldn't develop. She discussed the following conclusions: 1. Assessment policies should reflect the preferred development approach. Either scenario could be financially feasible. 2. Area charges and connection fee rates could be set to ensure adequate cash flow for either scenario. 3. Detailed analysis of trunk system costs and rate structure must follow Land Use Plan and update of sewer and water system plans. Adopted Council Minutes Special Meeting of March 21, 2006 Page 3 of 5 4. Rates might need to be slightly higher to compensate for delayed revenue from sites that are not assessed and/or do not develop. 5. Any rate increase would increase housing/development costs. 6. Development should pay its own way. The trunk funds should cash flow without impacts on taxpayers or utility ratepayers. She then discussed issues (i.e. funding, assessing) surrounding improving current roadways as well as new roads that would be needed in the Northwest Planning Area. Planning Manager Senness discussed how the "overlay" concept would work for the Rural -to -Urban Transition Concept. She explained the existing land use designations/areas outside of the overlay include LA -R (one unit per 20 acres), LA -1 two to three units per acre), LA -2 (three to six units per acre), LA -3 (six to 12 units per acre), and LA -4 (12 to 20 units per acre). With the overlay concept, there would LA -RT one unit per 20 acres without utilities or up to 1.5 units per acre with utilities), LA-Rl 1.5 to 2.5 units per acre), LA -R2 (2.5 to five units per acre), and LA -R3 (five to 10 units per acre). She stated for each of the designations, there would be incentives to increase the density levels. Councilmembers Slavik and Stein stated that the proposed density levels in the overlay seem very high and don't seem to be that much different from the remainder of the City. Mayor Johnson added that she would prefer the requirements rather than the incentives in the LA -RT. She stated she would like to preserve larger lots rather than making incentives. Councilmember Hewitt agreed. Councitmember Slavik suggested the following density levels for the overlay areas: 1. LA -RT — up to one unit per acre. 2. LA -RI — one to two units per acre. 3. LA -R2 — three to four units per acre. 4. LA -R3 — four to six units per acre. She requested that there be no incentives and if possible, remove the LA -R3 designation. Councilmember Willis agreed with the above comments. He noted that this area is unique, but the proposed density levels are higher than anticipated. He stated he didn't think there would be apartments, but according to the LA -R3 designation, there could be. Councilmember Black commented that if the Council approves their suggested density levels in the overlay areas, that there wouldn't be very many opportunities for affordable housing. Adopted Council Minutes Special Meeting of March 21, 2006 Page 4 of 5 Councilmember Hewitt stated it's a struggle to locate affordable housing where property is selling for $200,000 to $300,000 per acre. She stated it would also be very difficult to get transit in the Northwest Plymouth area in the next 20 years. Mayor Johnson suggested LA -4 guiding along major roadways and placing the lower density guiding in the other areas. (Use traditional guiding with mandates for guiding). She explained as you would move into the interior portions of the Northwest Planning Area, the Rural -to -Urban Transition overlay land use designations could be used. She believes there would be good sites for affordable housing while still maintaining the larger lots. Councilmember Willis stated the Council needs to know the NRI and any constraints which could suggest lower density levels. Community Development Director Hurlburt stated the Council needs to discuss what density levels they would like in this area before they are applied to a map as there are too many variables. She stated there is a concern that the current guiding density levels are too high, so perhaps the incentives should be applied there. She stated that perhaps in the Rural -to -Urban Transition overlay areas, there should be lower densities, so that these areas wouldn't be developed as intense as the rest of the City. The areas located along the major roadways and where there aren't a lot of rural areas, there would be the higher density levels. Councilmember Hewitt supported Councilmember Slavik's suggested density levels listed above for the Rural -to -Urban Transition overlay areas and making the high traffic areas along Vicksburg Lane, County Road 47, and Peony Lane either LA -3 or LA -R3 with incentives. Mayor Johnson stated rather than incentives, she would prefer requirements, so it would be based on performance. The Council requested that transit be included in the Land Use Plan. Councilmember Hewitt stated the Council needs to look at road improvements for County Road 47 and Vicksburg Lane. A discussion was held on the property owned by Speak the Word Church, and a majority of the Council stated they support the P -I guiding for the property. The Council discussed the possible commercial/industrial locations the Northwest Planning Area at Lawndale, County Road 47, and Highway 101. The Council stated regarding the Hamel Lumber property, this area might have to be reviewed as a transition area to residential. There could possibly be a park and ride use if the transition use could be worked out. Adopted Council Minutes Special Meeting of March 21, 2006 Page 5 of 5 Mayor Johnson suggested that staff schedule a bus tour of the Northwest Plymouth area in May or June. While on the tour, the Council could review maps of the area, and the topography and terrain of the area. The Council also suggested that the Planning Commissioners be invited. City Manager Ahrens stated staff would suggest a date and contact the Council. Adiournment Mayor Johnson adjourned the meeting at 9:15 p.m. 11'1 14d"t6d andra R. Paulson, City Clerk