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