HomeMy WebLinkAboutPlanning Commission Minutes 07-20-19940
CITY OF PLYMOUTH
PLANNING COMMISSION MINUTES
JULY 20, 1994
The regular meeting of the Plymouth Planning Commission was called to order at 7:00
p.m. by Chairman Mike Stulberg.
MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Barb Stimson,
Ed Albro, Virginia Black, and Allen Ribbe.
MEMBERS ABSENT: Commissioners. Linda Oja and Jack Hill.
STAFF PRESENT: Director Anne Hurlburt, City Engineer Dan Faulkner,
Planning,Supervisor Barbara Senness, Associate Planner
John Keho, and Planning Secretary Jackie Watson
MOTION by Commissioner Ribbe, seconded by Commissioner Black to approve the
scheduled agenda.
Vote. 5 Ayes. Motion Carried,
Planning Supervisor Barbara Senness gave the introduction and a brief overview of the
purpose, the relationship between the wetland inventory and ordinance, and the
planning process.
She introduced the City's consultants, Mr. John Shardlow, Mr. Ron Peterson and Ms.
Lynn Rabuse.
Chairman Stulberg asked that full terminology be used rather than initials during the
discussion.
Planning Supervisor Senness discussed a.memo that was passed out titled "Why Protect
Wetlands". She said that the inventory will be the first step to determine what kind of
wetlands are present and how development could be affected. She discussed the
Geographic Information System (GIS) work which was recently done. She said the
inventory will help update the wetland map currently in the GIS:
Mr. Shardlow discussed some of the terms being used and their components. He said
that they will give examples of other ordinances being used by other cities, as well as
the locations and functions of the different types of wetlands. He said this will be a
two-tier process which will include the use of aerial photographs. He showed their
progress so far on a map indicating that the yellow portion of map has already been
completed and the orange portion of the map has been field verified.
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Mr. Shardlow discussed his handout including definitions of wetland types, what
happens at the back of a lot with wetlands, and variables such as whether a buffer will
be used. He said that the size of a wetland will need to be determined as far as what
will be considered the minimum size. He discussed the ordinances adopted by the
communities of Chanhassen and Maple Grove.
Commissioner Black stated that Maple Grove used the WIOM, Wisconsin Rapid
Assessment Method, in developing theirordinance.
Mr. Peterson passed out field maps which they are still working on for review by staff,
the Commissioners and the public. He said they will cross-reference aerial photos with
soil maps from the Soil Conservation Service, and with National Wetland Inventory
Maps. He said that they should be finishing the field work within a week and a half.
Mr. Peterson passed out methodology worksheets and discussed the process they will
use to evaluate the wetlands. He said that actual soil samples on individual sites will be
taken at the time of propos: d development.
Commissioner Albro asked if soil samples would be necessary in order to classify the
wetlands.
Mr. Peterson responded that soils are not used for an indicator. He said they use the
Hennepin County Soil Maps from 1977.
Commissioner Albro asked if other issues such as regulation of chemicals could be used
to preserve wetlands rather than setbacks. He asked what could be done to determine
the present condition of a wetland.
Mr. Peterson responded that ultimately these issues will be addressed at a later stage.
He said that some areas may have soil samples done if there are questions.
Commissioner Albro asked if natural versus manicured buffer areas will be looked at as
well as sheet flow through a buffer area, and the use of Plantings that would absorb the
water. He said that Chanhassen seems to have used plantings that absorb in their plan.
Mr. Shardlow responded that these issues will be looked at.
Mr. Peterson stated that some special features that will be looked at are characteristics
that fails into the unusual category such as plants, wildlife, and vegetation.
Planning Supervisor Senness stated she and Director Moore picked out the wetlands
that fit into many categories for examination:
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Commissioner Black asked how yes and no answers would be translated from the
survey form into information to determine wetland types.
Mr. Peterson responded that this will be based on professional judgment, and possibly
assigning numerical data for the assessment. He said they will later pick out some
samples to verify their decisions. He said this will depend on the weighting of different
categories once this has been determined.
Commissioner Black asked if they have looked at how the Open Space Committee and
this study mesh.
Mr. Peterson stated that this study will be done without any outside influence. When it
is completed they can look at how the two mesh.
Planning Supervisor Senness stated that the Open Space Committee is looking at all
natural resources and that this study is just on wetlands.
Mr. Shardlow stated that the changes in the Zoning ordinance will be based on
findings of wetlands on property. He said there will always be the opportunity for a
landowner to bring more complete information about a wetland on their property to theCity,
Commissioner Albro asked if significant variations are found would it not be prudent to
look closer at all areas.
Mr. Peterson stated that they use visible characteristics and the surrounding landscape
for their determinations. He said that springs are not found in Plymouth,
Chairman Stulberg stated that if an area is fully developed there would be. less that
could be done as ,far as setbacks from wetland. He asked what additional regulations
could be adopted to make developed areas protect the wetlands,
Mr. Peterson stated that abouthalf of the delineated wetland areas developed in the last
Year were suggested by staff to be reviewed. He said that in their observation they
found high quality wetlands with some degradation. He said quite a few will be in the
high value category.
Commissioner Albro what percent of the wetlands; will be visited, He said that the
undeveloped areas should be looked at.
Mr. Peterson responded that they will physically visit about 30 percent of the wetlands.
Chairman Stulberg stated that he will be most Concerned with the high quality
wetlands,
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Planning Supervisor Senness stated that at the point of development the wetlands on all
sites will be examined more closely.
Commissioner Albro stated that he was interested in knowing how the tax roles will be
affected and said his priority would be to protect the high quality wetlands to.a greater
degree than those less desirable.
Mr. Shardlow stated that the impact cannot be predicted until all information is
gathered.
Mr. Peterson stated that they should be done gathering information by August 3.
Ms. Rabuse discussed the GIS Mapping and Analysis process. She discussed the data
base and the information included and, the possibility of a weighting system. She said
this information could be used to track how wetlands change over time.
Chairman Stulberg asked if the data base could project what the land would look like in
the future, depending on setbacks and other variables.
Rabuse stated that a variable buffer and setbacks will be assigned to see what happens
under various scenarios., She said they will also include the land use and zoning in the
data base.
Planning Supervisor Senness discussed the revised schedule. She said the next meeting
for discussion of the wetlands will be the August 10 Planning Commission meeting.
Chairman Stulberg called a recess at 8:25 p.m.; the meeting reconvened at 8:35 p.m.
Chairman Stulberg asked if the audience had any questions. There were none.
Commissioner Black stated that the issue of tax dollars lost should be turned around
and looked at as tax dollars gained by saving the wetlands. She said we need to look
at wetlands as an amenity. She asked what the size of buffer zones would be based on.
Mr. Peterson stated that they will look at other ordinances and they are collecting other
information on buffer zones and wildlife.
Planning Supervisor Senness staled that all information gathered by staff to date, from
public meetings and other sources, has been given to the consultants.
Commissioner Ribbe asked what the purpose is of analyzing soil conditions.
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Mr.. Peterson responded that when delineating a wetland they look at the type of solifound. He said the SCS maps are based on soil samples.
Commissioner Ribbe stated that these maps are 17 years old.
Mr. Peterson stated that plant types can change but soil types do not change.
Commissioner Ribbe stated that when a site has been graded then the soil has changed.
Mr. Peterson stated that it becomes difficult to determine the soil type once the site isgraded.
Commissioner Stimson asked if wetland ordinances of other cities are being looked at.
Mr. Shardlow stated there are others in Ramsey and Washington County. He said thattheCityofPlymouthisattheforefrontintheirresearchonwetlands. He said they arelookingatnationalinformationaswellaslocal. He said past studies had to do withstormwaterdrainage.
Commissioner Black stated that earlier ordinances were less restrictive and now theyaremorefocusedonprotectionandincreasesinbufferauras. She asked if this was a
trend and will the study justify why the land is a Welland that will hold up in court.
Mr. Shardlow stated that it is the public purpose of placing restrictions. He said thatthingsarenoteither/or such as water quality or wildlife or aesthetics. He said that
what is good for wildlife is rdso good for water quality, He said there is a point atwhichpeoplesaytheywanttoprotectwetlandsbuttheydon't want you to tell themwhattheycandoontheirproperty.
Planning Supervisor Senness invited anyone in the audience to signup if they were notonthewetlandsmailinglista
Motion by Commissioner Black, seconded by Commissioner Ribbe to adjourn themeeting.
Ilio meeting adjourned at 8:45 p.m.