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HomeMy WebLinkAboutCity Council Minutes 12-06-2005 SpecialApproved Minutes Joint City Council/Planning Commission Meeting December 6, 2005 at 7:00 p.m. Mayor Johnson called a Joint Council/Planning Commission Meeting to order at 7:00 p.m. in the Plymouth Room, Plymouth Creek Center, 14800 34th Avenue North, on December 6, 2005. COUNCIL PRESENT: Mayor Johnson, Councilmembers Bildsoe, Hewitt, Slavik, Stein, and Willis. ABSENT: C'ou cilmember Black. PLANNING COMMISSION PRESENT: Chair Weir, Commissioners Clyman, Musliner, Holmes, Anderson, and Murdock. ABSENT: Commissioner Franke Wilson. STAFF PRESENT: City Manager Ahrens, Community Development Community Development Director Hurlburt, Assistant Building Official Farris, Planning Manager Senness, Senior Planner Drill, Planner Doty, Associate Planner Noelting, Public Works Director Cote, Parks and Recreation Director Eric Blank, Police Chief Goldstein, Fire Chief Kline, and Deputy City Clerk Hoffinan. Also Present: Dean Johnson, Land Use Planner/Consultant. Community Development Community Development Director Hurlburt stated the purpose of the evening's meeting is to continue discussion about land use for the two Northwest Plymouth planning areas, designated areas 1 and 2 in the Land Use Plan update. She stated that Plymouth is planning its updates in a regional context since there is intense development in surrounding communities, particularly in Maple Grove. She reviewed the Metropolitan Council anticipated growth trends forecast for the city. She stated the city population is currently estimated at 71,000, with forecasts for a population around 78,500 by 2030. She noted the Metropolitan Council requires the city to use this data in developing its comprehensive plan. She stated the average household size is expected to grow smaller while the number of households would continue to, increase. She reported on a number of population trends from the latest census: Plymouth's average population is older than corresponding county, state, or national averages The size of older age groups is growing, with fewer than half of Plymouth residents actually having children sof school age Approved Minutes Joint Council/Planning Commission Meeting of December 6, 2005 Page 2 of 7 Plymouth has a larger labor force on average especially women than the state or the county An increasing number of homes have both householders working; and so the median income is increasing She summarized some elements of the housing stock in Plymouth: Of existing housing stock, 55% are single family, detached homes while 24% are traditional apartment type homes, with the remaining a variety of town homes or condominiums The proportion of various types of housing in Plymouth does not differ much from most other neighboring communities such as Minnetonka and Eden Prairie, but communities like Crystal and New Hope do not have as many town homes The number of multiple unit dwellings would continue to increase, while detached housing is forecast to decrease Approximately 75% of the residential property in Plymouth is owner occupied Residential property values would continue to increase dramatically in Plymouth People are continuing to re—invest in their homes, a good sign for the local economy and residential home values She stated the implications for future land use include shifting demands on transportation, recreation and social services. She stated the types.of housing development in the land areas under review would likely mean stable school—age population, but the Wayzata School District is keeping track of populations in Plymouth and surrounding communities with the potential for a new school to be built in the area. She stated the growth of surrounding communities would likely exceed Plymouth's. She stated that 80% of the forecast housing levels for 2030 are already built. Community Development Director Hurlburt spoke about how land is being used in Plymouth. She noted that how density is measured can vary, depending on whether developable land is considered, or lot size is considered after discounting streets, wetlands, and open spaces. She stated that the Metropolitan Council uses different measurement guidelines than the City. The largest use of land in Plymouth is for single dwelling homes (46%), followed by park space and designated open space The average lot size for single family dwellings in Plymouth is 2.13 units per acre, while the average lot size for attached housing is about 12 and a half units per acre; the overall average in Plymouth is 3 units per acre Community Development Director Hurlburt stated 6,300 new residential units are projected for development through 2030. She stated this development could go in a variety of locations. She stated there is not a lot of vacant land left in the urban area, but Approved Minutes Joint Council/Planning Commission Meeting of December 6, 2005 Page 3 of 7 some could be redeveloped for more intense use, or the urban area could be expanded through a change in the Comprehensive Plan. She stated that after discounting wetlands, only about 200 acres in the urban area would be developable. However, if lots over five acres in the urban area are considered for subdivision and redevelopment, the City should be able to accommodate an estimated additional 560-1,030 units. Community Development Director Hurlburt stated that in Planning Area 1, most of the area has been developed, with the exception of the Hampton Hills Golf Course. She stated the average lot size in the area is approximately seven acres, and that excluding wetlands Gild laird +LLlat is riot ili hood plain, the net acreage that can be developed is about 358 acres. She stated only about 100 acres of that is the golf course. She stated that Planning Area 2 is a larger area outside the urban area, and it would need sewer service from the Elm Creek Interceptor. She stated there are larger areas of wetlands in the area, some commercial development, parks area, some acreage set aside for a possible school, and the Elm Creek Golf Course. She stated if the area is urbanized the net developable acreage is 1,232 acres. She stated that the City would be expected to plan a certain amount of acreage to be designated as affordable housing. She stated the impact of that is still not known. She stated depending on what levels of density the City chooses and how much land would be guided at higher density, a variety of combinations could be set to reach the Metropolitan Council's requirements. She stated the requirements might also be met if Planning Areas 1 and 2 urbanize with a density of three to five units per acre. She noted that preserving existing smaller lot rural areas would reduce available land for new housing. Discussion of Area 1 Community Development Community Development Director Hurlburt asked Councilmembers to consider whether the City should continue the principles of the previous Comprehensive Plan, avoid further development of the area, or look at alternative options to consider. She stated that the City might need to negotiate with the Metropolitan Council in the process of setting development levels. Mayor Johnson asked about how the City could encourage homeowners to cooperate in increasing density. She did not believe the City could force residents to sell their land for development. Community Development Director Hurlburt replied that when considering whether to subdivide lots to create greater housing density, landowners have choices, but that cities have ways to encourage certain choices such as assessments for providing new services. She stated the City would need a logical order to notify residents about the Approved Minutes Joint Council/Planning Commission Meeting of December 6, 2005 Page 4 of 7 possible development of those services and the time line so that the City can manage the development as well. Community Development Director Hurlburt stated that the City should calculate density and range of development, areas critical to planning for the sewer system, and transportation plans. She stated growth is occurring faster than anticipated so that the density calculations need to be revised. She expected that the City could accommodate greater density. Community Development Director Hurlburt stated that because the forecast for density levels increased, cities are being requested to review their figures. She stated in 2000, the City did not plan for urban service extension to enough land to accommodate the 2020 forecast made. She stated forecasts for 2030 are being included because of increased growth and changes in the approach to efficient use of the existing urban services such as the new sewer line. She stated that even if the 2020 forecast figures had been adopted and been in place by the City, the Metropolitan Council would request another review. Councilmembers and the Planning Commission members discussed growth in the planning areas. Councilmember Willis stated when discussing land use densities, the City needs to consider whether it could afford the staging of public facilities and support more roads, sewer and water. He noted the City is not permitted to charge impact fees, and residents would not support paying street construction fees with property taxes. Commissioner Holmes stated he believed residents who reside in the planning areas want an idea on what would occur with parcels of land around them and the effect of commercial development. In response to a question from Commissioner Clyman about whether the Elm Creek interceptor would serve Planning Areas 1 and 2, Community Development Director Hurlburt replied that only the areas presently outside the urban service area would be served. She stated after the land use is designated, the City would know how the sewer and water system would need to be adjusted to serve the areas. She stated the interceptor was placed further away from the planning area, and the City might need to provide another trunk main or other ways to connect to it. Community Development Director Hurlburt stated that the Hampton Hills Golf Course currently has no redevelopment plans for their property. She stated the City would need to amend its Comprehensive Plan if a development would be proposed, and developers would need to propose how water and sewer services would be provided. She stated the City would control how that occurs, and how those projects would be paid for. The City could choose not to assess the existing development, and absorb the costs. It could assess projects based on the estimated property value, or assessments could be deferred. Approved Minutes Joint Council/Planning Commission Meeting of December 6, 2005 Page 5 of 7 Councilmember Hewitt stressed the Metropolitan Council needs to consider transportation and transit as well as population -density and utility services. She added she would like to see the Hampton Hills Golf Course portion developed but leave the rest of the area undeveloped. Councilmember Willis stated he would like to move to a broader scheme of reviewing land use rather than focus on a few parcels. He stated he could support allowing residents to develop their land if they desired. Mayor Johnson supported that concept, but stated in planning out 20 years, the City needs the flexibility to negotiate possible density with residents. She agreed with Councilmember Hewitt's concept of retaining a rural_ area, but fears that could raise problems with the Metropolitan Council as a possible "hole" in meeting development guidelines. She stated she would like to see general guiding for the area as well and to encourage developers to provide solutions to finance needed infrastructure issues. Councilmembers Slavik and Hewitt stated they would prefer lower density for Area 1, except perhaps along the Canadian Pacific Rail line, with a few larger lots remaining in the area. Councilmember Willis requested that when considering housing density, the City should consider terrain and topographic issues. Community Development Director Hurlburt agreed and stated that updated information in those areas would be included in the very near future. Commissioner Murdock commented she doesn't believe that the City would be able to provide the affordable housing forecasts by the Metropolitan Council. Councilmember Hewitt stated redevelopment should be considered as an option for affordable housing. Councilmember Slavik stated that along with providing affordable housing, access to other services should be considered or residents would not be able to move into affordable housing because services such as transit aren't there. Commissioner Clyman agreed with the above comments, and stated that he is concerned that when the Hampton Hills Golf property is redeveloped, there could be inadequate street improvements to handle the increased traffic. Mayor Johnson stated the City needs to emphasize rehabilitation programs as an option for affordable housing. Discussion of Area 2 Community Development Director Hurlburt stated the area is primarily zoned as rural residential, except for the City owned property and the Elm Creek Golf Course. She Approved Minutes Joint Council/Planning Commission Meeting of December 6, 2005 Page 6 of 7 stated the water system is on a different alignment from Planning Area 1, and the City would need to consider where water service would be coming from. She stated the street plan would need to take into consideration the future role of Peony Lane and future connections to Maple Grove. She stated the east—west routes would need further consideration as well, assuming much of the area would continue to be zoned residential. Councilmember Stein stated he did not believe the approach to Planning Area 2 should be much different than Planning Area 1. He stated he would like to see one, two, or five acre lots. He stated it would be important to have services paid for as property is redeveloped. He stated he would like to see development similar to the Taryn Hills project, with four to five acre lots, and lower density. Mayor Johnson stated she believed the City could pick up some density through development of projects like Gramercy Park Cooperative on busier roads. Councilmembers and Planning Commissioners discussed making affordable housing available in the area along with transit options. They also discussed possible areas for neighborhood commercial amenities. Commissioner Clyman suggested senior housing along Hamel Road and Highway 55 where there is more commercial development. Community Development Director Hurlburt stated the City would need.to show conceptually what it plans to do and that it would meet the needs of the community. Mayor Johnson stated the City should work with Maple Grove to coordinate density issues along the mutual borders. Councilmembers and Commissioners discussed golf courses and City maintenance. All agreed that this would not be an area the City should enter into. They discussed how much restriction should be placed on development of the Hollydale Course, and expressed concern about the legal aspects of attempting to keep a course from residential development. Next Steps City Manager Ahrens thought that Council sounded willing to negotiate with the Metropolitan Council on target levels for development density and housing but that the City would be presenting something closer to the lower end of the Metropolitan Council target figures. Mayor Johnson stated she did not necessarily want to be confrontational with the Metropolitan Council on their forecasts, but she would be willing to work with them on their guidelines. Approved Minutes Joint Council/Planning Commission Meeting of December 6, 2005 Page 7 of 7 Community Development Community Development Director Hurlburt stated that staff would refine inventory statistics to include utility systems and report on how much land could be worked within a 25—year plan. Mayor Johnson requested that staff return promptly with information if the proposals are out of range, rather than waiting to present the advisories when it might be too late. Councilmember Hewitt requested offering several options for each point rather than making a single recommendation. Community Development Community Development Director Hurlburt announced that residents are invited to a listening session December 12 at 7:00 p.m. Mayor Johnson adjourned the meeting at 10:05 p.m. ru 41- urt Hoffinan, Deputy City Clerk