2006.09.14 PC Minutes - Laserfiche WebLink

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Planning Commission Minutes — September 14, 2006 Page 3 architect, open space buildable land increase from 25% - 40%, individual septic systems be on a minimum of 2.5 acres, and an endowment fund for open space. The calculation of bonus density were changed to allow bonuses if there were third party holders of conversation easements, for providing additional open space above the required 50 percent, for creating a protected wetland buffer of at least 100 feet, and for construction of a community well serving the development. Also deleted from the existing ordinance was the stated purpose of maintaining the rural character of Hugo. The CDD said neighbors had suggested that change as well as a change in the title of the ordinance. Schumann opened the public hearing. Jim Laumer, 12623 Homestead Drive, suggested changing the name of the ordinance to the "Cluster Development and Open Space Program" because the ordinance does not promote a rural environment. Laumer commented on several areas of the ordinance saying if you consider the gross land area, it would look like low density, but the appearance of cluster homes is not low density housing. He questioned why shared septic systems are not a requirement, why existing homes and outlots are considered to be part of the plat, and why public access is required to public trails and open space only `where possible'. He also had a problem with the City dictating architectural standards to the builders because they don't always reflect rural Hugo; people want to put in custom homes. He also said he felt the landscaping plan should be consistent with the existing area. He commented on the minimum land area requirement saying someone on one acre could subdivide it under the ordinance by combining it with other lots to increase the density. He suggested changes to require the minimum lot size to be one acre and the setbacks be changed to require a 35 foot side yard setback and an 50 foot setback from streets. He questioned why a bonus was given, and it was not a requirement, for a conservation easement to be held by a third party land trust. Dale Good, 12581 Homestead Drive North, had concerns about the ownership of open space and what could be done on it. Would the City be adding amenities there in the future? The CDD said the open space plan and easements would outline what would be permitted. Good commented that it should be noted if it is intended for sewer and water purposes. Good said a public park should not be considered rural space and asked if there was any data showing community septic systems were better than individual sewage treatment systems. The CDD said there had been extensive discussions and there was a lot of information available regarding water quality and shared septic systems. Good disapproved of existing homes being included as part of the development and had concerns about allowing the public on private grounds. The CDD explained the ordinance would require the developer to provide access where possible to existing or proposed public land. There was no intention to require access be provided to private open space. McRoberts clarified that `where possible' pertained to amenities not part of the development. If public amenities were part of the development, they `shall' provide access.