Loading...
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