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HomeMy WebLinkAboutPlanning Commission Minutes 01-03-1978PLANNING COMMISSION CITY OF PLYMOUTH January 3, 1979 A meeting of the Plymouth Planning Commission was called to order by Chairman Davenport at 7:35 ,v,,m. in the Council Chamb.Ersof the Public Works Building, 14900 -j 23rd Ave., No. MEMBERS PRESENT: Chairman Davenport, Commissioners Barron, Schneider, Vasiliou and Wire MEMBERS ABSENT:: Commissioners Threinen and Erickson STAFF PRESENT: Blair Tremere, Milt Dale (arrived at 8:45) and Mildred Jansen 19002 - Dan Fazendin Realty RPUD Concept Plan Chairman Davenport opened the Public Information Hearing. Staff introduced the item and reviewed staff report dated' December 29, 1978. The proposed concept was outlined for 108 townhomes (quadraminiums) and a 148 -unit elderly high-rise (six -story) structure on 22.7 acres in Outlot E, Plymouth N 11s' Addition. Reference was made to the City Council's stipulation that this site was to be treated as a RPUD consistent with the Land Use Guide Plan for LA4 10-20 units per acre). It was suggested that. the Council's intent was to provide for a high density multiple -dwelling housing area which would be in. close pro imity to downtown area urban services. Staff discussed the need for affordable housing such as apartments.: Staff stated the proposed quadraminiums do not seem consistent with the intent of the General Development Plan for the area and with the Council's intent. The proposed elderly -care facility on a 4.9 acre parcel is consistent with the development plan and is compatible with the surrounding neighborhood.. Whether this building would be a part of the overall development Nlinc}uded in an association sharing responsibilities ,and benefits of op,n space and common facilities) would be a factor in determining density, The parking would ,e adequate, and the petitioner should furnish adequate proof of parking standards, for" future requirements, should the facility not serve elderly residents. Chairman Davenport inquired as to the basis of staff interpretation of the Council's preference fora higher density housing in Outlot E. Mr. Tremere referred to Council minutes, .resolutions and graphics concerning the Downtown Plymouth area and Plymouth Hills Addition. Plat, Commissioner Wire inquired as to the meaning of "elderly care' as indicated in the General Development Plan. Staff stated that an elderly care facility implies a formal care facility, but didn't believe the proposal intended the elderly high-rise structure to be a care facility, but rather a senior citizens residence. Chairman Davenport recognized Dick Knutson of McCombs and Knutson Associates, Mr. Knutson stated that the guiding intended by the Planning Commission and City Council has to be considered and the proposal is for housing only of the elderly, PLANNING COMMISSIONMINUTES -2- January 3, 1979 He referred to two types of density -- "units"" and "people" densit ; accordingly, y> dangly, when fully developed as proposed, approximately 525 people would live in the area; and unit density would result in a range of 41'0 -- 600 people with the guiding, using current population per unit figures. Landscaping would be for the entiredevelopment.. The residents of the elderly structure would have easement right to pass through the common property; however, it would have a separate owners' association: Staff and Chairman Davenport painted out that a proper legal covenant should be laced. ,on this total development making the high-rise a part of the overall devel- opment. If not., there would be extremely high density on a separate parcel of4..9 acres, which is not acceptable, Commissioner Schneider stated concern with apparent significant changes in the approved planning of Downtown Plymouth, Mr. Knutson felt the proposal was within the intent of 'LA4 and the population range is what is important. Mr. Dan Fazendin expressed concern over the staff report and stated that some changes were made as it is, such a large project and the various land uses had to be shown in a broad sense to get plat and plan approvals. He said affordability of housing was not discussed in earlier approvals and should: not be an issue centered on Downtown Plymouth. Chairman Davenport stated that the proposal was persuasive as to the elderly building, but that the area should be more "urban" than "suburban" in character, especially adjacent to the commercial areas, Commissioner Barron expressed concern over density as proposed without apartments, thereby eliminating poS ,7jle housing units. He felt affordability and housing supply must be considered. Regarding affordability, staff stated that higher density apartments generaily couldbeexpectedtobemoreaffordabletantownhousesorquadraminiums. Mr. Fazendin stated that quadraminiums were proposed rather than apartments due to the natural beauty of the site and present marketability. At present few apartments are being built with private financing. A subsidized high-rise would take at 'least 23-2 years to process, Commissioner Schneider expressed concern over changing plans in the future, as to additional' areas on the General Development Plan for apartments: Replying to commissioners' concern, with quadraminiums versus apartments and market- abIlity across road or creek as per the General Development Plan, Mr, Faz,F'ndin replied that quadraminiums were the best type of units for this area. Mr.Carl Sorenson, architect, introduced Tim Igo, Dennis Poseley and Atti` 0 DeMarco, who are responsible for the quadraminiums through IDP Development Corporation, Mr. Sorenson commented on the housing mix of families with elderly, Finanr,- factors to be considered are FHA and MFHA. The quadraminium unit floor plans range from 1500 - 11300 square feet on the first floor and 720 square feet on the lower level. Starting price would be mid -$70,000, r PLANNING COMMISSION MINUTES m3n dantjar, 3, 1979 Mr. DeMarco stated that quadraminiums Kaye more character and are more adaptable than apartments, and there are earthwork -cost considerations in the Arm The intent is to provide quality units, for young fam-11ies Mr. Igo of IgoCompany .stated he is in the commercial development and motels, He stated it is hard to find investors for private multiple dwellings for rental, Investors are looking for offices, warehouses, and commercial buflOngs, He noted the history of condominium conversions of apartments ;n the Twin Cities_, Mr, Fazendin stated that he was present on behalf of Plymouth Hills Company and therelationshipwithIDPisnotfirmedupatthispoint, There was some discussion as to prospective development In the area to the north, Commissioner Schneider stated that it appears three-fourths of the residential couldbedevelopedwithfew, if any, rental apartments, given this proposal, Commissioner Wire commented on tLe topography and proposal for quadraminiums only, He felt that the 2,300 square feet quadraminium units were very large and not bestunitdensitytothedowntownarea. Mr.. Knutson requested specific input as to uses on various parcels as the PlanningCommissiondidn't seem in favor of this proposal, He cited his position of density, rly not types, based upon interpretation of Planning Commission/City Council eadiscussions. He requested Plannfi.g Commission action and recommendation to the City Council. Commissioner Schneider suggested the possibility of an apartment and quadrami'nium mix, in addition to elderly housing, Mr. Knutson stated that at least 100 units of quadraminiums are needed for a>viable homeowners` association. There being no further discussion, Chairman Davenport closed the Public Hearing at I9.15 P.M. MOTION by Commissioner Barron, seconded by Commissioner'vasiliou, to take action now, 54-0) All in favor The meeting was recessed and resumed at 9;25, CoW ssion.er Barron expressed' the following concerns; 1) There seem to be two developers, quadraminiums would be built first and elderly structure later, The timing is such that quadraminiums could sell out before elderly structure is even approved, his major concern was loss of elderly housing and higher density because of quadraminiums and possible opposition by the residents, 2) Potential loss of units (based on investment feasibility), City shouldnotforcedevelopmentthatisclearlynotfeasible; but there must be a4herence to the PUD plans and intent of Council for LA4, PLANNING COMMISSION MINUTES -4 January 3, 1979 Commissioner Barron addressed the following questions to Mr. Fazendin; 1) Q. Will there be two different developers? A. May be ... not surse. 2) Q. What is a subsidized elderly project is not approved for funding? A. Intent is to have multiple housing, with a preference for elderly, MOTION by Commissioner Wire, supported by Commissioner Barron, that the Planning Commission recommend to the City Council that the RPUD Concept Plan called Overland Park" submitted by Danrazendin of Fazend n Realty at the .Northeast Quadrant of future 37th Ave. No. and Plymouth .Boulevard be denied because the plan is not consistent with Council designation of LA4 density, with the intent to provide high density housing and the designation of apartments on the General Development Plan. MOTION CARRIED (5-0-0) All in favor Years V VII Community Development Block Grant Hearin (continued) At 9:45 p.m. ChairmanDavenport opened the continued Public Hearing. Staff briefly reviewed comprehensive planning for a land information file which would help determine current needs. Further discussion centered on the use of funds for scattered site housing. Concern was expressed that there be a way to guarantee that windfall profits can be prevented. At this time there seems to be no way to tie in a repayment agreement scch as the MHFA uses with its Hcme Improvement Grant Program. Mr. Tremere emphasized that current regulations require that all projects must show a clear benefit to low and/or moderate income families, Commissioners discussed how much money the housing rehabilitation program would utilize in Year V, Staff indicated that there is money in the current Year IV for rehabilitation, but that if the income eligibility level was increased from the present $7,500/year (adjusted gross) to a higher annual income, there would be more applicants. Chairman Davenport inquired from staff who sets the income limits. Staff stated that this is done by the Plymouth HRA. Discussiot: then focused on ,a land write-down program using Year V CDBG money, Staff indicated how the Section 235 Program (a federal program) was investigated and found wanting as far as preventing windfall profits to "first" families who may buy the home and then sell it for a windfall profit after a few months residence. Staff is now determining if the state MHFA Affordable Home Program would not be more appropriate to Plymouth as this program has a provision to prevent windfall profits. Commissioners also discussed the use of Year V funds for Section 8 new construction, as for apartments for low/moderate income people or for senior citizens, The City of Plymouth could acquire the site under the stipulation the developer would build a rental project for low/moderate income persons, PLANNING COMMISSION MINUTES -5- January 3, 1979 Staff also suggested that Year V funds may be used for historical preservation projects provided benefit would be derived by low/moderate income persons. This night take the form of improvements to the recently relocated townhall so that the basement area could be used for senior citizen use, Commissioner Barron thought this building might be too small to serve that function Chairman Davenport closed the Public Nearing, MOTION by Commissioner Schneider, supported by Commissioner Vasiliou, that the Planning Commission m:ommend to the City Council that no more money be spent on housing rehabilitation for Year V than was spent in Year IV ($30,000), and that the remainder of the YearV funds be spent on land write-down for low/moderate income housing assistance: ($95,000). Staff discussed the possibility of leaving the recommendation open-ended to allow use of some funds for comprehensive planning.: Chai",an Davenport stated that his position was that the money should go for "people programs" and not compreilen sive planning per se. Discussion then centered on the income eligibility limits for the housing rehabilitation program and if they should be increased, MOTION TO AMEND by Chairman Davenport, supported by Commissioner Wire, to recommend that the HRA increase the housing rehabilitation program income eligibility limits to conform to the federal guidelines (i.e., currently approximately $15,500 for a family of four). MOTION TO AMEND CARRIED (3-2-0) Barron and Schneider apposed The Commission then voted on the main motion as amended, MOTION CARRIED (5-Qn0) All in favor MOTION by Commissionerwchneider, supported by Commissioner Barron, that the December 20, 1978 Minutes be approved, MOTION CARRIED (5-0-0) All in favor MOTION by Commissioner Barron, supported by Commissioner Wire, that the meeting adjourn (10.20 pm,), MOTION CARRIED (5r0,0) All in foo. APPROVED ,BY PLANNING COMMISSION Davie. d, Daverport, Chairman Plymouth Planning Commission Blair lTremere, Secretary