1993.04.28 PC Minutes - Laserfiche WebLink

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April 28, 1993 The regular meeting of the Hugo Planning Commission was called to order at 7:08PM by Chairman Peltier. PRESENT: Mezzano, Davis, Agness, Olson, Peltier ABSENT: Rubenzer, Oswald Motion made by Olson, seconded by Agness to approve the minutes of March 24, 1993 as amended. Donald Berger of 355 No. Shore Drive of Forest Lake has applied for a minor subdivision with a variance to subdivide the property at 14530 Homestead Ave. No. Mr. Berger's intent is to subdivide a 20 acre parcel into a 15 acre parcel and one 5 acre parcel. The property is located in the agricultural district. City code provisions which are of interest here are: 320-4, Subd. O (1), which requires a 10 acre minimum parcel in the agricultural district, 320-4, Subd. O (5), which requires a lot width of 300' on any public road in the City's agricultural zone, 320-42 (14), which defines shoreland as the property located within 1,000' of the ordinary highwater mark of a lake, pond or flowage, 320-44, Subd. A (1) which specifies for natural environment waters such as Rice Lake, that the water frontage and lot width at the building line shall be 200'. Staff believes that a variance of 5 acres or 50% is excessive. If Mr. Berger wishes to pursue the subdivision as proposed a rezoning for the 5 acre parcel should be requested. As an alternative Mr. Berger has presented a plan to subdivide the property into two ten acre parcels. Staff review of the alternative proposal indicates that this action is within the letter of the City's zoning ordinance. Staff has concerns that the parcels as proposed create an undesired gerrymandering of the property by creating a 115' X 1903' finger from the 10 acre parcel located on Homestead Ave. which would be of very little use, except for possible access to DNR property located adjacent to Rice Lake. This 115' finger also leads to concern for potential conflict with City ordinances requiring 200' lake frontage at the building setback line. In effect the 115' finger would be unbuildable under the City's zoning ordinance. If the Planning Commission wishes to recommend approval Mr. Berger's subdivision request or the alternative, staff recommends it be subject to special conditions. Mr. Berger stated that the property is currently being used as a tree farm. With the drop in the market for pine trees, the purchase of the property has become more of a financial burden on Mr. Berger than expected. The Berger's are anxious to maintain ownership of the property and are willing to look at any suggestions the Planning Commission may have regarding an improved subdivision plan for the 20 acre parcel.