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Home My WebLink AboutPZ Minutes; 09-11-17Lake Elmo Planning Commission Minutes; 9-11-17 City of Lake Elmo Planning Commission Meeting Minutes of September 11, 2017 Chairman Kreimer called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Kreimer, Lundquist, Hartley, Dodson, Emerson, Williams, & Larson COMMISSIONERS ABSENT: Johnson & Dorschner STAFF PRESENT: City Planner Becker Approve Agenda: Agenda was accepted as presented Approve Minutes: August 28, 2017 M/S/P: Hartley/Williams, move to approve the August 28, 2017 minutes as amended, Vote: 7-0, motion carried unanimously. Public Hearing Item – Zoning Text Amendment, Zoning Map Amendment and Conditional Use Permit Mare Affair LLC Becker started her presentation regarding the application from Mare Affair Farms for the 4 requests regarding the property. The requests include 1) a ZTA to allow a Commercial Boarding Facility as a conditional accessory use within the Agricultural Zoning District 2) A ZMA to rezone 10880 Stillwater Blvd from Rural Development Transitional to Agriculture 3) A Conditional Use Permit to allow a Commercial Boarding Facility as an accessory use and 4) a Conditional Use Permit for expansion to an existing feedlot within a shoreland area. The Comprehensive Plan specifically states that existing agricultural uses and qualifying alternative uses that preserve the open space within the community shall be supported and encouraged to continue operations and to retain large land holdings. The term Commercial Boarding Facility is being used because of the state statute governing classification of agricultural property. Becker went through the proposed definition of Commercial Boarding Facility and what the standards are that already exist in the Zoning Code. 2 Lake Elmo Planning Commission Minutes; 9-11-17 As a recommended condition of approval of the Zoning Map Amendment, the City must approve a Comprehensive Plan Amendment to either remove the property from the MUSA, or approve a Comprehensive Plan Amendment to re-guide the Property to an Urban Residential Land use designation as well as a ZMA to re-zone the property to a related Urban Residential zoning district if the property is developed. The applicant and the City have been in discussions for some time about Stormwater ponds and trails. The applicant is open to the stormwater issue but there needs to be further discussion. The County has a trail plan and is looking for a trail along Stillwater Blvd. The applicant is not amenable to the trail on the North side of Stillwater Blvd because of the horses. The Conditional Use Permit for the Commercial Boarding Facility is to keep, train and ride horses that do not belong to the owner or occupant on the property. The standards are met for setbacks, parking requirements, and number of structures. There are some outstanding issues that can be dealt with as conditions of approval. These include 1) landscaping around outdoor exercise arena 2) manure management plan required 3) needs VBWD approval 4) MPCA review and approval 5) turn lanes designed and approved by Washington County 6) Events and living space within barn will require proper fire apparatus and connection to water. Based on the City Engineer review, a number of conditions of approval were added to include 1) hydro CAD model and permit approved by the City 2) Grading & Erosion control plan required and approved 3) site plan to include location of wells 4) capacity of on -site septic systems. Hartley asked if this meets the definition of a feedlot. Becker stated that it does, however, the MPCA has determined that it does not need an MPCA permit. Dodson asked how hard is it to withdraw from the MUSA or get added back in later. Becker stated that they might be updating the MUSA with the 2040 Comprehensive Plan. Becker stated that the applicant is not requesting to be removed from the MUSA at this time. That would come into play when they subdivide or develop. Emerson asked if the Gonyea West property was still proposing a road coming dow n to this property. Becker stated that it probably will not as this stable proposal has significantly scaled back. Becker stated that the road would be discussed with Gonyea West. Kreimer asked about the County comment regarding the trail. Becker stated that the County is currently working on their Comprehensive Plan and they are looking at a trail along Stillwater Blvd. Becker pointed out that the City cannot require a trail at this time as the property is not being subdivided. Rich Roth, Morton Buildings, on behalf of the Schiltgen Family. Williams asked if there is a proposed location for the manure building. Roth stated that they do not have a definite location yet, but the MPCA plans to do a site visit and work with them on the 3 Lake Elmo Planning Commission Minutes; 9-11-17 location. The preferred location would be by the commodities building. This area is in the Shoreland, but there is a bluff there so everything flows across the open area to the East. Williams asked about the flood storage pond. Roth stated that the Schiltgens have no need for a flood storage pond to service their property. Roth’s understanding is that the City and other developments have a need for the flood storage pond. They are however, open to discussion. Molly Schiltgen, Mare Affair, stated that the family h as no plans to ever develop the property. This is a vision that the family has always had to preserve this property along with the barns that go around it. Schiltgen stated that there are 12 stalls in the new barn proposal. They do not want to limit themselves, but she doesn’t think there would ever be more than 20 horses. Pete Schiltgen estimates there is about 110 grazeable acres. Kreimer asked if there would be riding lessons at the site. Schiltgen stated that there would be lessons, but on a very small scale. There would not be more than 5 people in the arena at any given time. Larson asked if the property includes both the North and South side of County 14. Schiltgen stated that Mare Affair Farms includes the property on the North and South side of County 14. There is about 20 acres on the south side that is a hay field that they need to support the operation of the farm and an additional 20 acres of hay field to the North. Public Hearing opened at 7:45 pm Joe Chavez, 3505 Kelvin Ave N, they own a parcel on Sunfish Lake that is approximately 11 acres that borders the Schiltgen parcel south of the Hamlet. He is wondering what impact this development will have on their parcel as they are working to get their parcel designated as a buildable lot. Susan Dunn, 11018 Upper 33rd Street, supports this project and feels that this project is part of the vision for this area. Joan Chavez, 3505 Kelvin Ave N, just wanted to add their support for this project and they are really excited about it. There was no written correspondence Public Hearing closed at 7:50 pm Williams thinks it is a great proposal and feels that they should recommend approval. Williams does feel that despite the lay of the land, he is not in favor of approving a manure storage facility within the shoreland district. M/S/F: Williams/Lundquist, move to add condition #13 that any manure storage facility must be located outside the shoreland district, Vote: 1-6, motion fails. 4 Lake Elmo Planning Commission Minutes; 9-11-17 Emerson feels that the topography of the land all runs away from the Lake so he doesn’t see a problem. Williams is not comfortable with it and does not want to set any kind of a precedent for any future proposals. Emerson feels that it would create a lot more work and inconvenience for the applicant and if the MPCA approves it, so should the City. Larson feels that more information is needed regarding the impact on Sunfish Lake. However the practical problem of moving this closer to Lake Elmo Elementary, could create a problem in regards to odors. Hartley stated that without the manure management plan, it is hard to know the impacts. Becker stated that this is something that would be reviewed with the VBWD permit. The VBWD along with the MPCA would need to give their approval to locate the manure storage facility in the Shoreland district. M/S/P: Williams/Dodson, move to add finding #13 that the City should remove this property from the MUSA, Vote: 7-0, motion carried unanimously. M/S/P: Lundquist/Williams, move to recommend approval of a Zoning Text Amendment to allow Commercial Boarding Facility as a conditional accessory use within the Agricultural Zoning District, Vote: 7-0, motion carried unanimously. M/S/P: Lundquist/Williams, move to recommend approval of a Zoning Map Amendment to rezone 10880 Stillwater Blvd N (PID #14.029.21.11.0001) from Rural Development Transitional to Agricultural, Vote: 7-0, motion carried unanimously. M/S/P: Kreimer/Dodson, move to strike condition #11 regarding screening, Vote: 7-0, motion carried unanimously. M/S/P: Lundquist/Emerson, move to recommend approval of a Conditional Use Permit to allow a Commercial Boarding Facility as an accessory use for the property located at 10880 Stillwater Blvd N (PID #14.029.21.21.0001), subject to the recommended conditions of approval and findings as amended, Vote: 7-0, motion carried unanimously. M/S/P: Lundquist/Williams, move to recommend approval of a Conditional Use Permit to allow expansion of an existing feedlot within the shoreland for the property located at 10880 Stillwater Blvd N (PID #14.029.21.11.0001), subject to the recommended conditions of approval, Vote: 7-0, motion carried unanimously. City Council Updates – September 5, 2017 Meeting i) Royal Golf PUD Final Plat – passed ii) Village Park Preserve Final Plat – passed iii) Hidden Meadows Final Plat Extension - failed Staff Updates 1. Upcoming Meetings 5 Lake Elmo Planning Commission Minutes; 9-11-17 a. September 25, 2017 b. October 11, 2017 2. MAC CEP Report Commission Concerns Meeting adjourned at 8:24 pm Respectfully submitted, Joan Ziertman Planning Program Assistant