HomeMy WebLinkAboutPZ MinuteS; 06-25-12APPROVED AS AMENDED, 7‐9‐12
City of Lake Elmo
Planning Commission Meeting
Minutes of June 25, 2012
Chairman Williams called to order the meeting of the Lake Elmo Planning Commission at
7:03pm.
COMMISSIONERS PRESENT: Hall, Fliflet, Obermueller, Haggard, Williams, and Bloyer;
COMMISSIONERS ABSENT: Ziertman and Pelletier;
STAFF PRESENT: Planning Director Klatt, City Administrator Zuleger, and City Planner
Johnson.
Approve Agenda:
M/S/P: Hall/Fliflet motion to approve the agenda. Vote: 5‐0
Approve Minutes: None
Business Item: Review of Draft Comprehensive Plan Amendment‐Housing Element
City Planner Johnson presented an overview of the draft housing section of the
Comprehensive Plan. The housing section was drafted to comply with Met Council
requirements related to the upcoming Comprehensive Plan amendment process.
After reviewing the requirements, Planner Johnson reviewed City goals for housing in
community.
Chairman Williams noted that the goal of emphasizing walkability in residential
neighborhoods should apply to the I‐94 Corridor as well.
Commissioner Haggard wanted to make sure that senior housing is affordable and that
we are providing for a variety of housing types for seniors.
City Administrator Zuleger felt that adding language to promote a variety of “life‐cycle”
housing under goal number three would be best.
Commissioner Fliflet noted that single‐family housing may still provide for the needs of
seniors, would like to see variety in their options.
Chairman Williams noted that the density south of 10th Street is predicated by meeting
the requirements of the MOU, not providing housing for a specific age group.
Lake Elmo Planning Commission Minutes; 6‐25‐12
APPROVED AS AMENDED, 7‐9‐12
Lake Elmo Planning Commission Minutes; 6‐25‐12
Chairman Williams wanted to know what the population charts in other communities
look like compared to Lake Elmo.
Commissioner Bloyer asked about what other factors may be causing people to not
move to Lake Elmo other than affordability in the housing stock.
Commissioner Fliflet noted her concern about goal number #4, suggesting a rewording
of the language related to attracting specific age groups through housing.
City Planner Johnson reviewed the affordable housing allocation formula for
communities in the Twin Cities region.
Chairman Williams wanted to know how affordable housing will be defined in the
context of these land use plans.
Planner Johnson explained that affordable housing will primarily be explained through
the densities included in the land use plans.
Commissioner Bloyer asked if it is possible to do find statistics that document how many
people in the twin Cities walk to work. City Planner Johnson will look into this matter.
Chairman Williams noted that there are other objectives for walkability other than
transportation, such as recreation and health.
The Planning Commission pursued a general discussion on walkability and objectives for
neighborhood design.
Commissioner Hall felt that environments that are more walkable provides residents
more options, and that people can still own a car, yet walk or bike to their local
destinations.
Commissioner Obermueller wanted to have more examples of people who ride bikes to
work, shop, doctor, and other locations.
Commissioner Bloyer – asked if there is any research on happiness in terms of the
physical environment.
Business Item: Review of Draft Comprehensive Plan Amendment‐ I‐94 Land Use Chapter
Planning Director Klatt presented the additional material that will be submitted along
with the Comprehensive Plan Update related to the land use plan, specifically the I‐94
Corridor. Klatt explained how the plan relates to the revised version of the
Memorandum of Understanding (MOU). The revised MOU allows for relief from 2010
APPROVED AS AMENDED, 7‐9‐12
Lake Elmo Planning Commission Minutes; 6‐25‐12
growth expectations until 2015. The new version of the MOU targets REC unit growth in
5‐year increments. In addition, there is a time extension on the wastewater inefficiency
fee. However, the 2030 expectations for growth and REC counts are still in placed at
this time.
Commissioner Fliflet asked if the City truly expects that the Met Council will not adjust
its projections for growth.
Planning Director Klatt explained that the projections will be adjusted through the next
round of regional forecasts.
City Administrator Zuleger noted that relief was granted to Scott County.
Commissioner Fliflet felt that the City should be more proactive in terms of presenting
growth forecasts that are more realistic.
City Administrator Zuleger noted that the Met Council wants to see the City of Lake
Elmo achieve some growth. It is important to get the process moving to build some
trust.
Commissioner Bloyer asked if the City believes that the Met Council will enforce the
wastewater inefficiency fees.
Planning Director Klatt explained the numbers of the revised MOU. Klatt noted that
there are 200 existing REC units from the existing residential in the Village. In addition,
future commercial development could bring 250 additional units in the Village. These
numbers ensure that Lake Elmo will meet the overall 6600 REC expectation. Finally, the
revised MOU will backload the growth of RECs in the period between 2020‐30.
Chairman Williams noted that there is not a “consistent rate of change” in the growth
plans like the Comp Plan amendment indicates. There is a discrepancy between this
statement and the backloading of the growth during the period of 2020‐30. There must
be consistency.
Commissioner Fliflet noted that we should revisit the employment RECs. The current
plan for the I‐94 Corridor expectations are two high for the number of
Planning Director Klatt noted that some of these areas have flexibility built into them,
allowing for different land uses that may drive different employment figures/
Commissioner Bloyer noted that if the market conditions change so will the type of
commercial or office development that could be located in the I‐94 Corridor.
Planning Director Klatt explained that we are trying to build the REC count into the plan.
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Chairman Williams noted that the City is making a land use plan based upon REC unit
counts.
Commissioner Bloyer expressed his feelings that the discussions are mired down in the
REC Units.
Planning Director Klatt explained the rest of the REC unit requirements within the
revised MOU. There is more flexibility built into this approach.
Commissioner Fliflet noted that it is best to have more details built into the plan so that
the Staff has the proper direction. In addition, records and minutes must be improved
in order to understand the motives of these decisions.
City Administrator Zuleger felt that there should be a legislative intent built into the
minutes.
Commissioner Bloyer asked if it is necessary to provide developers with comp planning
and zoning before development can occur. He wanted to know if is possible to miss
some opportunities in completing this process.
City Administrator Zuleger noted that the City will not miss opportunities if we can get
through our Comp Plan process and zoning by the end of the summer. Also, our
approach has been market driven in working in market realities in our land use plans.
Planning Director Klatt then summarized the next steps. They include adding the
staging plan, finalizing the housing sections, getting Planning Commission and City
Council approval and distributing to the surrounding communities and Met Council.
Chairman Williams asked if it was more appropriate to submit all of our amendments at
the same time.
Planning Director Klatt noted that the ancillary issues will be addressed when the Village
Area portion of the Comp Plan is submitted. Finally, Klatt noted some minor changes to
the I‐94 land use plan that make the numbers, or REC counts, more consistent and
appropriately aligned.
Chairman Williams asked when is it appropriate to show the maximum densities.
Planning Director Klatt noted that the Comp Plan is an appropriate time to include this
information.
Chairman Williams noted that the Planning Commission needs to discuss what the
maximum densities should be.
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Planning Director Klatt felt that a workshop about density may be appropriate.
Commissioner Hall asked if development failure is factored into the comprehensive
planning.
Planning Director Klatt noted that failed development is not accounted for. Failure is
more a market element that is not accounted for. However, Klatt did note that the
expansion of sewer is dependent on successful development if it is to be done in a
fiscally responsible manner.
Chairman Williams noted that Page 11‐ mixed use 20‐50 units per acre‐ check on this.
Commissioner Bloyer asked if it is possible to change the land uses after the Comp Plan
has been amended.
Planning Director Klatt noted that other communities are more general or vague in
determining the location of certain land uses, simply determining areas for housing,
commercial and industrial. Meeting the requirements of the MOU, however, make it
necessary to be more prescriptive and precise in the case of Lake Elmo.
Terry Emerson, a lifelong Lake Elmo resident, made a request that additional portions of
his land on the East side of his property be guided for Highway Commercial land use.
Neither Chairman Williams nor Commissioner Hall, members of the I‐94 Work Group,
knew why this area was not guided for Commercial use.
Planning Director Klatt noted that Staff needs direction on this proposed change.
Commissioner Fliflet wanted to know how this area will be accessed in terms of roads.
Chairman Williams noted that the hope is that a development plan for this area would
be submitted at the same time to incorporate access.
Planning Director Klatt suggested that we make the property in question a more mixed‐
use designation.
Commissioner Fliflet noted that she would not be opposed to this change because there
is a natural break due to the nearby Holiday gas station to the East.
Chairman Williams noted that the form of the building is in many cases more important
than the use.
City Administrator Zuleger noted that this can be addressed with design standards.
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Lake Elmo Planning Commission Minutes; 6‐25‐12
Commissioner Fliflet noted that we need to have our design standards ready at the
same time as zoning.
City Administrator Zuleger noted that the City is working with a landscape architect,
Damon Farber, to address this very issue.
Chairman Williams wondered when the Planning Commission will see the zoning code
for the new zoning districts, as well as design standards for the I‐94 Corridor and Village
Area.
Planning Director Klatt stated that drafting new zoning districts and design standards
are next in terms of the process. Design standards can run concurrently with zoning.
Chairman Williams noted that he would be willing to hold extra meetings to work with
the zoning.
City Council Updates
Planning Director Klatt noted that the City Council approved a minor subdivision for a
well site at the Madrinich property.
In addition, the City Council approved the renaming of a portion of Julep Ave. N. to 45th
St. N. near Tapestry at Charlottes Grove.
Staff Updates
Planning Director Klatt informed the Planning Commission that the Planning and
Engineering Departments are now located in the Community Development Annex. Staff
still has the same phone numbers, but these will change at some point.
Commission Concerns
Chairman Williams noted that an Economic Development Authority was discussed at the
last City Council meeting. Chairman Williams noted that this material should be
presented to the Planning Commission. He felt that the Planning Commission should
review and discuss this material.
Planning Director Klatt noted that this sentiment will be passed along to the Council.
Adjournment at 9:05pm
Respectfully submitted,
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Lake Elmo Planning Commission Minutes; 6‐25‐12
Nick Johnson
City Planner