2017.04.17 CC Minutes - Laserfiche WebLink

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Hugo City Council Meeting Minutes for April 17,2017 Page 6 of 9 Planner Rachel Juba explained the Excelsior Group, LLC, was proposing to develop 216.6 acres of property, consisting of seven parcels, into 319 single family residential lots and ten outlots to be known as "Adelaide Landing". The Planned Unit Development general plan proposed to rezone the property from Single Family Detached Residential(R-3) to Planned Unit Development (PUD), which would allow flexibility on lot sizes and setbacks. The property included wetlands and floodplain for a total buildable acreage of 146.2 acres. Juba explained that the minimum threshold for a mandatory Environmental Assessment Worksheet (EAW)per MN State Statute is 250 units, therefore, an EAW was required. The developer had worked with City staff to prepare an EAW, which is a document that analyzes, at a preliminary level, the effects a development has on the environment in regards to land use, geology, water resources, wildlife, air, noise, and transportation. The EAW had been sent out for public comment with a 30-day comment period, which ended on March 29, 2017. The Planning Commission held a public hearing on the EAW at its March 23, 2017, meeting, and staff drafted responses to all comments on the EAW, which was sent to all the agencies and others who had commented. The EAW identified areas where potential environmental effects exist and appropriate mitigation measure had been incorporated into the project plan. Staff had analyzed the EAW and plan as it relates to State Rules and found the project did not have the potential for significant environmental impacts; therefore, recommended the City Council approve the findings of fact and conclusions and the resolution approving the issuance of a negative declaration for the need of an Environmental Impact Statement (EIS). In addition, the proposed project included a proposal to fill 1.32 acres of wetlands associated with the construction of a single family development. The applicant proposed to purchase wetland bank credits at a 2:1 mitigation ratio in-advance of the proposed wetland impacts. The wetland delineation was approved by City staff in 2014 and 2016. The wetland replacement plan application was deemed complete on March 8, 2017, and public notice was sent on March 25, 2017, with an April 10, 2017, deadline to receive comments. Rachel explained the applicant's response to the public comment received was compared to the proposed plans/application and found satisfactory by City staff in fulfilling the replacement standards under MN Rules 8420. Ben Schmidt, representing the Excelsior Group, was in attendance and he provided price ranges of the homes and spoke about the positive economic impact to local builders. Council asked questions about the ponds, water reuse, street lighting, road easements, and the buffer on the west side of the pond. Juba clarified the buffer was City owned property and could be used for a future trail connection. Mayor Weidt invited the audience to comment. Bob Creager, 5214 141" Street North, said he was concerned about the lot sizes, water overflowing in the ditches, and an increase in taxes. Lisa Berger 5485 134th Street North, stated she was directly affected by the proposed pond, and asked to keep a large buffer because of standing water on their property when it rains. She was also concerned that water would flow into their property when they build the lots up. She talked