HomeMy WebLinkAboutPlanning Commission Minutes 12-20-1978PLANNING COMMISSION
CITY OF PLYMOUTH
December 20, 1978
A meeting of the Plymouth Planning Commission was called to order by Chairman
Davenport at 7:04 p.m. in the Council Chambers of the Public Works Building,
14900 - 23rd Ave, No.
MEMBERS PRESENT: Chairman Davenport, Commissioners Barron, Schneider, Threinen,
Vas"iou, Wire and Erickson (who arrived at 7:40 p.m.)
STAFF PRESENT Bla •-emere, Milt Dale, Bill Pearson and Mildred jansen
Years V - VII Community Development Blocky Grant Hearing
Chairman Davenport opened the discussion :by referring to local community develop-
ment needs of 38 communities in Hennepin,founty which could he eligible for
funding under the Housing and Community Development Act, the goal of which is:
1) to provide adequate housing; 2) a suitable 'living environment; and 3) increased
economic opportunities.. Elifgible activities include:
Housing .Rehabilitation
Loans and Grants
Land Acquisition for Housing
Neighborhood Centers
Municipal Physical Improvement Projects
Chairman Davenport introduced Mr. Henry Sahly, Plymouth's representative to the
Planning Area 3 Citizen Advisory Committee, Mr. Sahly will be attending joint
monthly meetings beginning January 2, 1979 at Osseo. He will give input to the
Planning Commission meeting January 3, 1979.
Blair Tremere summarized that Plymouth is now in Year IV and plans need to be
developed for proposed uses of funds (commencing in August) in years V, VT and VII,
Hennepin County receives these federal funds which are distributed'to the
38 communities. The benefit must be derived by low/moderate income persons; He
noted that Plymouth is a new community, however, there is need for rehabilitation
and maintenance of older homes in some areas (probably around larger lakes), many
of the qualified ownerJoccupants being older. There is the possibility of
writing down" land providing lower-income housing. Anot.er possibility is data-
base inventory of existing low/moderate income property types and conditions,
Mr. Tremere introduced Jim Ford, Hennepin County coordinator, who was present to
provide answers for procedures and receive input.
Chairman Davenport opened the Public Hearing.
Robert Foster, 10717 - 10th Ave. No., Sun Valley Mobile Home Park, inquired:
whether mobile home owner/occupants could qualify for financial assistance for
fixing up their homes. Mr. Ford stated he would investigate if any federal
programs covered this area. He further stated that COBG's could be used fbr
buying land but not construction of houses,
PLANNING COMMISSION MINUTES -2 December 20, 1978
Council. member Gerry Neils cited. windfall sales where the City absorbs costs of
land or subsidizes housing, with initial qualified buyers reselling a couple of
years later at a profit. Such ventures result in expense to others in the
cor,unity,
Chairman Davenport referred to a survey in Plymouth that the average price of a
house is about $74,000; this excludes alot of potential residents.
Mark Eckes, 12231 Hwy, 55, inquired as to what methods are used to reach the
low-income people with real need,
Milt Dale, Plymouth HRA, stated that notices were mailed in water bill statements,
city news letters, and newspapers, HRA has helped about 20 eligible families.
Applications are reviewed: by the HRA committee.
Blair Tremere suggested the following: 1) tame a census of housing stock where
there is an apparent need'; 2) coordinate with 1980 census for low/moderate ivicome
and 3) encourage persons (assistance if qualified) to participate in rehabilitation
of City house-by-houso to help the community,
Jim Ford stated emphasis is now on energy improvements.
Commissioner Threinen felt rental property should be developed even if the City_
is the landlord; the City could develop rental units and rent to low-income people,
SThere was further discussion of a Senior Citizens Center (which would require
vehicles for transportation), Commissioners expressed interest in the following
eligible activities
Housing Rehabilitation
Loans and Grants
Land Acquisition for Housing
Neighborhood Centers
Staff stated that in developing, programs providing services, the City must be-
prepared epreparedtokeepitgoing, should Federal funds become unavailable, He said capital.
expenditures or "front end" assistance such as land write-down, tended to avoid
that concern.
MOTION by Commissioner Vasil i ou, supported by Commi ssi ones Wire, that Public Hearing
be continued until January 3, 1979 Planning Commission meeting,
MOTION CARRIED (7-0-0) All in favor
Comprehensive Plan Update; Land Use Guide Element
Staff noted that the Commision at the last "work" meeting had examined Barton-
AschrmaW s test of the existing Thoroughfare Guide Plan against the existing Land
Use Guide Plans as well as Bonestroo's test of the existing Comprehensive Utility
Plan (sanitary sewer,, water distribution and storm sewer) against the existing
Land Use Guide Plan.
PLANNING COMMISSIONi MINUTES --3AUDecer!"ber 20, 1978
j Associate Planner Bill Pearson asked the Commission to focus now on the question
of what revisions, if any, are needed in the existing Land Use Guide Plan, He
presented four (4) "ke; determinants" that significantly ;alar on this question.
He noted that each "deter,-ninant" had been researched ar°dtested against the
existing Land Use Guide Plan by staff and/or consultants,
Ist Determinant; Test of Existing Thoroughfare System Plan
Mr.. Pearson statedthat the test of the existing Thoroughfare System Plan desig-
nated those sections of 'road in Plymouth that would be congested at saturation_.
He noted that a solution to the congestion problem could occur via two routes,
One solution would be to revise the Land Use Guidry Plan, and the otter would be
through revisions in the Thoroughfare System Plan.
Staff pointed out that only industrial and/or commercial land uses significantly
alter traffic counts. Therefore, if revisions are made in the Land' Use Gui
PLANNING COMMISSION MINUTES -4- December 20, 1978
Staff concluded that other than the constraints mentioned, the existing Utility
Systems do not preclude changes to the Land Use Guide Plan,
Commissioner Threinen pointed out that according to Bonestrools analysis, the
existing sewer and water system planning, in relation to the Land Use Plan,
seemed very sound.
3rd Determinant- An Examination of the Existing Housing Stock
Staff noted that much of the housing in Plymouth is unaffordab"le to median -income
families with the average price of a home sold already at $73,340, Staff also
noted that there are over 12,000 people employed in the City, only 13% of which
both work and live in Plymouth, 87% work in the City and live outside the City.
It was also pointed out that current economic -housing, indicators suggest the
construction of mutt -family housing will soon be on the rise.
Staff concluded that the market for multi' -family dwellings in Plymouth should be
more active in the near future, and this should provide more housing options for
moderate -income families, Mr. Pearson also stated that there is a sizable amount
of land guided multi -family residential in Plymouth that has not yet been developed.
4th Determinant: Severe Physical Constra*nts Analysis
There are four physical characteristics 'that pose severe constraints to development,
assuming public sewers, and they are: unsuitable soils for public sewers, primary
wetlands, floodways and slopes of 18% or more.
Conclusion:
Staff stated that the main thrust of insuring that the land with severe constraints
is protected from unrestricted development is a function of the enforcement process.
This could involve amendments to the Zoning Ordinance Zoning Map and/or the
Subdivision Regulations that would provide for wetlands, shoreland and environ-
mental protection and regulation. It would be encumbent on the developer or peti-
tioner to prove that areas with severe physical constraints would not be negatively
impacted by development, and would also allow for staff, Planning Commission and,
City Council review and examination of any proposal.
It was also noted that there are some areas in the City that, d!je to severe
physical constraints, a more appropriate or efficient use of the 'Pind may be desir-
able. Though a change in guiding may be desirable in a few areas, the severe
physical constraints do not mandate changes in the Land Use Guide Plan,
There was considerable discussion regard,;Qgmethods of avoiding traffic congestion,
enforcemeRt tools for the protection of areas with severe physical constraints
in particular, overlays to the Zoning Ordinance) and concern over the preservation
of sizable mature tree stands in the City.. Council member Neils stated there
should be definitions of constraints in the code or zoning regulations, and that
the amendments to the Zoning Ordinance should be very specific. Commissioner
Schneider added that we can supplement the Zoning Ordinance without changing the
Land Use Guide Plan, but the additions to the Ordinance must be specif c. Planner
Tremere agreed that there are other solutions to the "severe physical constraints"
issue than modifying tKs Land Use Guide Plan. He added that this could mean modi-
fying the Zoning Ordinance and/or Subdivision Regulations, but that any actual
revisions or additions to thf Zoning Ordinance would occur later in the Comprehensive
Plan Update process during the Implementation Phase, He also noted that before
this can occur we must finalize the land use element of the Comprehensive Plan
and in the near future forward this on to the Metropolitan Council for preliminary
review and comment.
PLANNING COMMISSION MINUTES 5- December 20, 1978
Commissioner Threinen pointed out that he favored adding specV'ically defined
environmental overlay districts to the Zoning Ordinance, He felt the density for
areas with severe physical constraints should be care -Folly reviewed.
Planner Tremere explained that land, with severe constraints is not neressari;ly
unbuildable, but that questions as to the environmental impact on that parcel
and the adjacent land must first be satisfactorily resolved by the petitioner.
Commissioner Threinen stated that the Overlay Districts, as delineated on pages 52-53
ofBarton-Aschman's Physical Constraints Analysis should be incorporated in the
Zoning Ordinance, Ne also noted that the City should consider with respect to
the provision of mature forested areas in the City, a density transfer provision
in the Zoning Ordinance,
Planner Tremere stated that keeping in mind the eventual submittal of the land
use element for the Metropolitan Council, we have identified the severe physical
constraints to development in the`City;and we will build in the necessary controls
and regulatory devices during the implementation phase of the Comprehensive Plan
Update process, He also noted that the City can, if it so desires, set a standard
of performance where the developer is required to demonstrate preservation efforts
in the forested area
MOTION by Commissioner Threinen, seconded by Commissioner Barron, that the Planning
Commission make the following recommendation to the City Council:
That the following severe physical constraints be acknowledged and
defined as guisies to where and how development should occur in a given
area: prime wetlands, unsuitable soils for public sewers,, floodways,
and slopes of 18% or more, These guides should be incorporated with
City regulations as part of the implementation phase of the Comprehensive
Plan Update process, Further, that the Environmental Overlay Districts
recommended by Barton-Aschman as to wetlands, woodlands, unique habitat,
soilerosion, restrictive soils, and slopes, be adopted; and that pro}
vision for density transfer be made to encourage pr;)servation of mature
wooded areas,
MOTION CARRIED (7-0-0) All in favor,
In discussing the second staff recommendation Commissioner Threinen pointed out
one area that should be reguided. He felt: that the planned industrial area in
the northwest corner of County Road 9 and I-494 should be guided commercial" since
20% of the site has severe physical constraints and with 20% of the site con-
strained, an industrial use is not the best use of that land,
Commissioner Davenport stated that we have the flexibility to deal with particular
sites. Planner Tremere noted that the site is currently zoned R -O. He stated
that we can take the necessary steps in the next months to have hearings on
reguiding that "area" commercial.
PLANNING COMMISSION MINUTES fi- December 20, 1978
MOTION by Commissioner Threinen, seconded by Commissioner Schneider, that the
Planning Commission make the following recommendation to the City Council:
That the existing Land Use Guide Plan component of the Comprehensive
Plan, as reflected on the current Guide Plan map, be retained. with the
following exceptions
1. That the Meropolitan Urban Service Area Line (MUSH Line)
be added to the Guide Plan maps.
2. That due to bevere physical constraints the planned industrial
area in the northwest corner of County Road 9 and I-494
shown as Area No. 19 in the Barton-Aschman Physical Cons -`saints
Analysis) be guid'ei commercial
MOTION CARRIED (7-0-'0) All in favor
1979 Meeting Schedule
MOTION by Commissioner Barron, supported by Commissioner Wire, that the Planning
Commission meet regularly in 1979 the first and third Wednesday of each month.
MOTION CARRIED (5-2,0) Erickson & Schneider against
Staff stated that the Planning Commission should discuss policy recommendations
to the City Council. It was agreed that the Planning Commission have a special
work meeting January 10, 1979 at 7:00 p.m, to discuss curbing, landscaping,
hydrants and fire lanes.
MOTION by Ccmmissioner Threinen, supported by Commissioner Schneider, for approval
of minutes of December 6, 1978,
MOTION CARRIED (7_0-0) All in favor
The meeting was adjourned at ?40 p,m,
APPROVED BY PLANNING COMMISSION
David J. Davenport, Chairman
PT,ymouth Planning Commission
Blair Tremere, Secretary