HomeMy WebLinkAboutCity Council Packet 10-23-2018 Special
Special Council Meeting 1 of 1 October 23, 2018
CITY OF PLYMOUTH
AGENDA
SPECIAL COUNCIL MEETING
OCTOBER 23 , 2018, 5:30 p.m.
MEDICINE LAKE CONFERENCE ROOM
1. CALL TO ORDER
2. TOPICS
A. Housing component of the Comprehensive Plan
B. Set future Study Sessions
3. ADJOURN
SPECIAL
COUNCIL MEETING
October 23, 2018
Agenda
Number: 2A
To: Dave Callister, City Manager
Prepared by: Steve Juetten, Community Development Director and Jim Barnes,
HRA Manager
Reviewed by:
Item: Comprehensive Plan - Housing
1. ACTION REQUESTED:
Provide feedback to staff on a draft comprehensive plan Mixed Use - Residential land use classification,
parcels that may be appropriate for the new classification and comprehensive plan housing
implementation strategies.
2. BACKGROUND:
Over the past couple of years, staff has been preparing the 2040 Comprehensive Plan update. As a part
of this update, staff has been finalizing the housing chapter which includes providing enough land to
satisfy the required amount of affordable housing as stipulated by the Metropolitan Council and
outlining how the City will implement the plan.
As additional background, staff has attached to this report the September 17, 2018 memorandum
pertaining to land use, letters from housing organizations regarding implementation, and the
PowerPoint that staff will use to present and guide discussion at the study session. The memorandum
provides information on how land use is instrumental in the housing chapter and how a new land use
classification, Mixed Use - Residential, could assist in meeting the 2030 and 2040 Comprehensive Plans
housing requirements and provide for future redevelopment opportunities. The letters provide
suggestions to the Council from outside groups on possible options to assist in implementing the plan.
The PowerPoint combines the two with additional information that will assist the Council in
determining next steps.
The HRA held a work session on October 11, 2018 to discuss the land use/MXD-R guiding and the
Housing Chapter comment letters received. The HRA supports the MXD-R guiding and use of it for
redevelopment and housing. HRA comments on the suggested affordable housing implementation
strategies are shown on the added column to the staff spreadsheet.
3. BUDGET IMPACT:
Not Applicable.
Page 1
4. ATTACHMENTS:
September 17, 2018 Staff Memorandum
August 15, 2018 Letter from Interfaith Outreach, PRISM and Jewish Community Action
August 7, 2019 Letter from Housing Justice Center
October 23, 2018 PowerPoint Presentation
Page 2
1
Staff has continued to work on the 2040 Comprehensive Plan update and will be coming forward with
the proposed final document in the next few months. One reason for the delay of bringing the plan
forward for public hearing at the Planning Commission and presentation and action by the City Council is
the expected submittal of a 2030 Comprehensive Plan amendment by GW Land for the northwestern
most corner of the City. The expected proposed amendment will request a land use reguiding that will
change approximately 13.68 acres of property from LA-4 (12-20 units per acre) to LA-2 (3-6 units per
acre).
State law requires a city’s “...land use plan shall also include a housing element containing standards,
plans and programs for providing adequate housing opportunities to meet existing and projected local
and regional housing needs, including but not limited to the use of official controls and land use planning
to promote the availability of land for the development of low and moderate income housing.” What
this means to cities is that a comprehensive plan must have enough land guided for higher densities to
meet the number of units that Metropolitan Council has determined to be a city’s need allocation of
affordable housing. For the 2030 Comprehensive Plan that number is 1045 units and for the 2040
Comprehensive Plan that number is 679 units. To meet the need number, a city must guide enough
property at higher densities that if the minimum number of units of a density range is developed that
total number of units developed would be at or above the allocation number.
In review of the guiding acres for the 2030 Comprehensive Plan, the City currently has enough land
guided in the higher densities to accommodate a minimum of 1130 units. If the GW Land 13.68 acres is
removed, the City would fall to 966 units and would be 79 units short of the required 1045 units.
In review of the acres guide for higher densities in the 2040 Comprehensive Plan, including the GW Land
13.68 acres, the City has 27.2 acres guided high density (326 units), 18.5 acres (222 units) that the plan
states could be redeveloped for high density housing and 3.6 acres (43 units) of underutilized land for a
total of 591 units. It should be noted that 91 of the City’s 679 need allocation can be satisfied by LA-3
land, which leaves 588 units needed to be accommodated in LA-4 or higher density land. With these
numbers, if the 13.68 acres of GW Land is guided LA-2, 164 units would be removed from the 591 total
and we would need to find land elsewhere in the City to guide LA-4 or higher to make up the lost
number of units. It should also be noted that the 18.5 acres of “could be redeveloped” land may not be
accepted by the Metropolitan Council as meeting the need because at this point it is not shown to be
guided for future residential. If this property is not included and the GW Land is removed, the 2040 plan
would be 383 units short of meeting the need allocation number of 588.
Memorandum
To: Dave Callister, City Manager
From: Steve Juetten, Community Development Director
Date: September 17, 2018
Item: Housing and Comprehensive Plan
Page 3
2
In an attempt to meet the 2030 plan need number of 1045 and the 2040 plan need number of 676, staff
is looking at a new land use guiding (MXD-R) which is a mixed use guiding that requires a certain amount
of residential to be built. The current MXD guiding does not require any portion to be residential. The
draft guiding calculates the amount of residential required based on the total acres of the MXD-R guided
area multiplied by 12 (minimum dwelling units per acre). Too make sure that the MXD-R guided area is
mixed use, the guiding states that housing could be no more than 50 percent of an area, which means
the density of an individual parcel in a MXD-R area may be higher than the minimum but overall the
density of the entire area would not be greater than the allowable density of (12-25 du/ac). Along with
the new MXD-R guiding, staff is looking considering proposing guiding the following three areas as MXD-
R:
Ramada/Red Roof - entire triangle (17.1 acres). The minimum number of housing units per the
MXD-R guide would be 205 units and the maximum number would be 427 units.
Four Seasons Mall (17.2 acres) - The minimum number of housing units per the MXD-R guide would
be 206 units and the maximum number would be 430 units.
Page 4
3
Two Parcels Southeast of Medicine Lake (18.5 acres) - The minimum number of housing units per
the MXD-R guide would be 222 units and the maximum number would 462 units.
The guiding of these properties MXD-R would not only provide enough land to meet the need allocation
requirements but it would also position the properties for redevelopment. The new MXD-R guiding
could only be implemented with a PUD which would provide the necessary controls to facilitate what
the City Council would like to see in these three areas when they develop. It should also be stated that
the existing businesses will not be affected unless they want to remove the entire buildings on the sites
and redevelop the property.
Understanding that this is complicated and may need some additional explanation, please contact Steve
to set up a time to meet individually, or contact Dave if you think this would be a good subject to have a
study session on. Because of Comp Plan deadlines, this is time sensitive. Community Development staff
would still like to meet with any Council Members that would like an overview of the 2040
Comprehensive Plan update, beyond just land use guiding.
Attachment: Draft Mixed Use Residential (MXD-R) Land Use Classification
Page 5
Page 1 of 2 Appendix 3B Plymouth Land Use Plan – 2040
MIXED USE RESIDENTIAL (MXD-R)
Development within the Mixed Use Residential (MXD-R) classification must include a
residential component. As the case with the MXD classification, development is also expected to
demonstrate a higher standard of site and building design. Likewise, evaluation of building
design will be based on the building’s relationship to its surroundings and the following
architectural characteristics: materials; texture; colors; massing; building components and details;
articulation of roof lines and exterior walls; height; and setbacks. In meeting a higher standard of
site design, mixed use residential developments should include such things as: well-defined
pedestrian walkways; transit improvements; decorative paving materials; street furniture; public
plazas; decorative pedestrian-scale lighting; the screening of parking and loading areas; and a
quality landscape design that ties together all of the individual elements of the development. To
encourage pedestrian movement and reduce impervious surfaces, parking for either residential or
non-residential uses should not dominate the site. Reducing the amount of surface parking should
be accomplished through structured parking, shared parking or by locating a portion of the
parking beneath the building.
Guidelines and Criteria
Minimum Area: Ten acres
Residential Density Range: 12 to 25 units per acre (residential density is calculated
using the total land area for the development). No
more than 50 percent of a district land area shall be
residential.
City Utilities: Required in all areas
Corresponding Zoning District: PUD (Planned Unit Development) – with a
redevelopment proposal
Existing Districts as of adoption of this plan if:
No more than 25% of an existing use is altered or
changed
A principle structure is vacant less than one year.
Types of Development: Multiple dwellings (apartments, townhouses and
similar attached housing)
Commercial uses that offer basic convenience type
goods and services
Community scale commercial uses
Office facilities (professional, medical, dental and
similar uses)
Hospitality (hotels)
Page 6
Page 2 of 2 Appendix 3B Plymouth Land Use Plan – 2040
Restaurants
No single use shall dominate the site
Both vertical and horizontal mixing of uses is
permitted
Development Location Criteria: Abuts or has reasonably direct access to major
collectors or minor arterials
Mixed use residential developments may provide a
transition between low density residential and
more intense land uses
Desirable Facilities: Adequate recreation facilities available to the site
Sidewalks and trails connecting the development
to other services and facilities, including parks,
schools, churches and shopping centers
Transit facilities on the site or within ½ mile
walking distance
Page 7
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Page 15
TO : Plymouth HRA
FROM : Tim Thompson, Housing Justice Center
RE : Housing and 2040 Comprehensive Plan
DATE : October 10, 2018
As the HRA considers changes to the housing section of its 2040 Comprehensive Plan, we offer the
following comments, based on the staff materials, in addition to our letter of August 7, 2018.
Guiding Land to meet affordable housing need
We understand that an anticipated rezoning in the Northwest corner of the City will leave the city short
in the number of acres guided at appropriate densities to meet the City’s share of the local and regional
need for affordable housing as assigned by the Met Council, and that staff is developing alternatives to
make up the shortfall.
Staff suggests that one means of accomplishing this is the creation of the MXD-R zone applicable to
three areas, which staff note would also position those areas for future redevelopment. Such
redevelopment could only be implemented through a PUD, thus providing the City “with the necessary
controls to facilitate what the City would like to see in those three areas when they redevelop.” This is
an important point. Although the statutory purpose of guiding land at higher densities is to facilitate
affordable housing development, too often there has been no relationship between where cities guided
land to satisfy Met Council allocations and where affordable housing gets built. Since the city will have
substantial ability to influence how those sites get redeveloped, we urge the City to consider where
those sites may be appropriate for affordable housing and how the City can use the PUD process or
other such means to make affordable housing development on those sites more likely. As the City has
noted in its Comprehensive Plan, developable sites within the City for affordable housing are scarce,
making the need for this all the more compelling.
Implementation Tools for affordable housing
We are glad to see that the staff’s power point includes a grid of proposals the community has
suggested, with some initial staff responses. We hope to work with the City as it makes its way through
these proposals. For now, we would add one comment to Item No. 3 suggesting a local policy of no
evictions without cause for 90 days following sale of a NOAH building. Such a policy is likely to be
ineffective unless it also addresses rent increases during that period, as do the policies of several other
cities. Note that by structuring the policy to provide the new NOAH owner with the option of waiting 90
days or paying relocation benefits, the policy should not run afoul of state law limitations on rent
control.
Page 16
Comprehensive Plan
Housing
Prepared by:
Community Development Director I HRA Manager
Page 17
Outline
Land Use
Comprehensive Plan State Law
Northwest Corner of City
Potential Mixed Use –Residential (MXD-R) Guiding
Possible MXD-R Sites
Letters Received
Implementation Section of Comprehensive Plan
Discussion on Each Point of Letters Received
Page 18
Comprehensive Plan State Law
Law: “…land use plan shall also include a housing element containing
standards, plans and programs for providing adequate housing opportunities
to meet existing and projected local and regional housing needs, including
but not limited to the use of official controls and land use planning to
promote the availability of land for the development of low and moderate
income housing.”
Meaning: Each city must have enough land guided for higher densities to meet
the number of units the Metropolitan Council (Met Council) has determined to
be a city’s need allocation of affordable housing.
Page 19
City of Plymouth
2030 Comprehensive Plan (our current plan) –1,045 units
Could use LA-R3, LA-3, LA-4, LA-5, Possible future redevelopment sites, mixed use,
and CO.
2040 Comprehensive Plan (due end of 2018) –679 units
Separate band of affordability (0-30% AMI, 31-50% AMI and 51-80% AMI)
A guiding with a minimum density of 6 units per acre (LA-3) can be used to satisfy
the 51-80% AMI. (91 units)
A guiding with a minimum density of 12 units per acre (LA-4, LA-5 and a guiding
with a required housing element) can be used to satisfy the other two bands. (588
unit)
Page 20
Northwest Corner (NW)
Developer will soon submit a reguiding (comprehensive plan amendment) request that will propose to change 13.68 acres of LA-4 property to LA-2 (164 units of high density removed).
2030 Comp Plan
We currently have enough land guided in the higher density categories to accommodate 1130 units.
If the NW land is reguided the number of acres would drop to allow 966 units, 79 units short of the required 1045 units.
2040 Comp Plan
We indicate enough land in the higher density categories (12 units per acre) to accommodate 591 units.
18.5 acres (222 units) are shown for property not currently guided for residential
If we remove 164 units we will be 161 short of the required 588 high density units.
Page 21
Mixed Use –Residential (MXD-R)
Proposed new Land Use Guide Classification
Generally a redevelopment guiding
Require a specific minimum and maximum number of residential units in a
defined area (defined by the zoning district).
Minimum number of units 12 per acre of the entire district
Maximum number of units 25 per acre of the entire district
Limit the amount of land that can be residential to 50% (mixed use)
Implementing Zoning must be Planned Unit Development (PUD)
Allow existing uses to continue unless redevelopment occurs or building is
vacant for more than one year.
Page 22
Draft 2040 Land Use Plan
Page 23
494 and 55 Southeast corner
17.1 acres
Minimum number of units –205
Minimum Density Calculation
17.1 acres x 12 = 205 Du/Ac
No more than 50% of the 17.1 acres
(8.55 ac) can be used for housing.
Maximum number of units –427
Maximum Density Calculation
17.1 acres x 25 = 427 Du/Ac
Planned Unit Development
Page 24
Four Seasons Mall
17.2 acres
Minimum number of units –206
Maximum number of units –430
Planned Unit Development
Page 25
Southeast Medicine Lake
18.5 acres
Minimum number of units -222
Maximum number of units -462
Planned Unit Development
Page 26
J N A 55 LLC
12.88 acres
Minimum number of units –154
Maximum number of units –322
Planned Unit Development
Page 27
Busch Properties
10.76/15.52/16.95/9.45/15.25
(67.93) acres
Minimum number of units –
Depends on Parcels (12 du/acre)
Maximum number of units –
Depends on Parcels (25 du/acre)
Planned Unit Development
Page 28
Astleford Family LTD Partnership
10 acres
Minimum number of units –120
Maximum number of units –250
Planned Unit Development
Page 29
Land Use Conclusion
Mixed Use Residential Guiding?
2040 Comprehensive Plan MXD-R parcels?
Page 30
Letters/Housing Implementation
Law: “a housing implementation program, including official controls to
implement the housing element of the land use plan, which will provide
sufficient existing and new housing to meet the local unit’s share of the
metropolitan area need for low and moderate income housing.”
Letter received from Interfaith Outreach, PRISM and Jewish Community
Action.
Letter received from Housing Justice Center
Page 31
No.Comment Commenter
Requires
Council/HRA
Action
Financial Impact Thoughts HRA Board
Recommendations
1 Develop and adopt
policies to preserve
naturally occurring
affordable housing
(NOAH). Incentivize
local property owners.
HJC, Interfaith
Outreach, JCA, PRISM
Council and HRA There would most likely
be some financial
impact to either the City
or the HRA.
1.Create a list of NOAH
multi-unit buildings.
2.Establish a line of
credit that would allow
the City to act quickly if
needed to assist in a
sale to a group such as
Common Bond or AEON
that will continue with
affordable rents.
The HRA concurs with
staff's thoughts on item
number 1. For item
number 2 they would
like to pursue the idea
of creating a line of
credit.
2 Maintain a listing of the
contract/loan expiration
dates for all state and
federally subsidized
affordable housing in
the city. Monitor,
encourage, and assist
these properties for
continued affordability
through subsidy
contract renewals,
refinancing, or sales as
affordable housing.
Interfaith Outreach,
JCA, PRISM, HJC
None None 1.Create a link in the
Comp Plan to the City's
housing web page that
provides a detailed list
of current assisted
properties. 2.Reach
out to current
owners/property
managers of subsidized
buildings to learn of
their future plans.
The HRA concurs with
staff's thoughts.
Page 32
No.Comment Commenter
Requires
Council/HRA
Action
Financial Impact Thoughts HRA Board
Recommendations
3 Amend City's Rental
Licensing Ordinance to
provide protections for
existing tenants of
subsidized and NOAH
properties. 1. Provide
notifications to both the
City and tenants prior to
any sale, renovation,
conversion, demolition,
or new management
that may displace
tenants. 2. Protect
existing tenants of good
standing from being
subject to unreasonable
new tenant selection
criteria that doesn't
recognize their history
of lease compliance.
HJC, Interfaith
Outreach, JCA, PRISM
Council None 1.Create a policy that
provides a 90 day
notification to residents
and the City of a
potential sale of any
publically subsidized
building or a building
that is considered
NOAH. 2.Create a
policy that states that
tenants in recently sold
buildings may not be
evicted if they don't
meet the new owners
criteria for tenancy if
they have had no
adverse issues or late
rent in the past 12
months.
The HRA would like the
City to add a statement
to the Comp Plan that
indicates they will
explore this idea.
Page 33
No.Comment Commenter
Requires
Council/HRA
Action
Financial Impact Thoughts HRA Board
Recommendations
4 Maximize the
availability & usage of
TIF districts as
recommended in the
Ehlers' Plymouth TIF
District Management
Review and Analysis.
HJC, Interfaith
Outreach, JCA, PRISM
Council and HRA The financial impact to
the City would be
approximately 23% of
the increment which is
the City's portion of the
increment received.
We are looking into this.
This may be easier to do
with some districts than
others. 1.Provide a
statement in or Comp
Plan that we will
consider, to the extent
possible, to utilize
excess TIF funds to
assist with affordable
housing projects.
The HRA concurs with
staff's thoughts.
5 Explore options for the
preservation and
revitalization of Sun
Valley.
HJC, Interfaith
Outreach, JCA, PRISM
Council and HRA There would most likely
be some financial
impact to either the City
or the HRA
1.Add a statement in
the Comp Plan that
indicates the City will
analyze what programs
may benefit the Mobile
Home Park. 2.Set up a
meeting with the
current owner to
discuss their plans.
The HRA concurs with
staff's thoughts. They
would like language
added to the Comp Plan
that makes it clear there
are state statutory
protections for mobile
home parks. They also
requested staff to
explore setting up an
emergency repair grant
program for mobile
homes.
6 Monitor current Section
8 HCV litigation in
Minneapolis. If upheld,
consider adoption of
similar policies requiring
rental properties to
accept HCV.
HJC, Interfaith
Outreach, JCA, PRISM
No financial cost to the
City
Staff believes that it is
better to work with
property owners
directly to encourage
them to participate in
the program rather than
adopting a policy that
mandates participation.
The HRA concurs with
staff's thoughts.
Page 34
No.Comment Commenter
Requires
Council/HRA
Action
Financial Impact Thoughts HRA Board
Recommendations
7 Develop a Mixed
Income/Inclusionary
Zoning Policy for
promoting development
or redevelopment with
affordable units.
HJC, Interfaith
Outreach, JCA, PRISM
There would most likely
be some financial
impact to either the City
or the HRA.
The cities of Golden
Valley, Brooklyn Park,
St. Louis Park and Edina
have all adopted
policies. The cities of
Bloomington and Eden
Prairie are currently
considering a policy.
The HRA would like the
City to add a statement
to the Comp Plan that
indicates that we will
review the concept and
monitor how such
policies are working in
our neighboring cities.
8 Research and develop
policies and programs
to address preservation
and development of
affordable housing of
rents that are 30% AMI
and below.
Interfaith Outreach,
JCA, PRISM, HJC
Council and HRA There would most likely
be some financial
impact to the City or the
HRA.
1.Add a statement in
the Comp Plan that
indicates we will give
higher priority in local
funding decisions for
projects that provide
the preservation or
development of housing
units that are affordable
to households at 30% of
AMI or below.
The HRA concurs with
staff's thoughts.
9 Amend Housing Chapter
of Comp Plan to include
the form of local
financial assistance, the
circumstances under
which it will be made
available, the type of
activities it will support,
and the income bands
served.
HJC Council Staff believes that the
current language in the
Housing Chapter related
to this question allows
for greater flexibility for
the Council and HRA to
make decisions on how
to assist projects and
programs.
The HRA concurs with
staff's thoughts.
Page 35
No.Comment Commenter
Requires
Council/HRA
Action
Financial Impact Thoughts HRA Board
Recommendations
10 Proactive prioritizing of
what limited land there
is for affordable
housing. Potential RFP
requirements to
developers of new
housing to provide
affordable housing.
HJC Council and HRA There would most likely
be some financial
impact to either the City
or the HRA.
The City of Roseville has
stated in their Comp
Plan that they ..."will
monitor and consider
acquisition of properties
that can be assembled
and developed into a
public good project,
including the production
of affordable housing or
maintaining existing
affordable housing."
The HRA would like the
City to add language in
the Comp Plan similar to
Roseville's.
11 Adopt a more specific
Fair Housing Policy
HJC Council and HRA None 1.Create a draft policy
for review. (We will
have to have one of
these policies in order
to receive any funding
from the Met Council.)
The HRA concurs with
staff's thoughts.
12 Participate in ULI
Regional Preservation
Workgroup
HJC None None Staff will look into this.The HRA concurs with
staff's thoughts.
Page 36
Implementation Conclusion
Implementation Strategies?
Page 37
SPECIAL
COUNCIL MEETING
October 23, 2018
Agenda
Number: 2B
To: Mayor and Council
Prepared by: Dave Callister, City Manager
Reviewed by:
Item: Set Future Study Sessions
Pending Study Session Topics (at least three Council members have approved the following study
items on the list):
None at this time.
Other Council requests for Study Session Topics:
Future County road projects including County Road 47 (first quarter of 2019) (JJ/JP)
Staff’s requests for Study Sessions:
None at this time.
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CHANGES ARE NOTED IN RED
7:00 PM REGULAR COUNCIL MEETING Council Chambers
7:00 PM PLANNING COMMISSION MEETING
Council Chambers
7:00 PM PLANNING COMMISSION MEETING
Council Chambers
7:00 PM ENVIRONMENTAL QUALITY COMMITTEE MEETING Medicine Lake Room
MARTIN LUTHER KING JR. BIRTHDAY
CITY OFFICES CLOSED
7:00 PM HOUSING AND
REDEVELOPMENT
AUTHORITY
MEETING
Parkers Lake Room
NEW YEAR’S DAY CITY OFFICES CLOSED
7:00 PM REGULAR COUNCIL MEETING Council Chambers
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