HomeMy WebLinkAbout2001.07.17 RESO 2001-0038CITY OF HUGO
RESOLUTION 2001- 38
APPROVING CONDITIONAL USE PERMIT FOR WAGNER PARTNERS LIMITED
PARTNERSHIP FOR WHOLESALE GREENHOUSES ON PROPERTY LOCATED
AT 4860 FRENCHMAN ROAD
WHEREAS, Wagner Partners has requested approval of a conditional use permit for
wholesale greenhouses on property legally described as follows:
SEE EXHIBIT A (ATTACHED)
WHEREAS, the Planning Commission has reviewed said conditional use permit at a duly
called public hearing and recommends approval of the conditional use permit, and;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the
conditional use permit for Wagner Partners on property located at 4860 Frenchman Road.
The conditional use permit shall be subject to the following conditions:
1. A conditional use permit is approved for wholesale greenhouses as indicated on the
application and site plan received by the City on June 1, 2001, except as amended by
this resolution.
2. The conditional use permit allows the construction of the greenhouses shown as
phases one, two, and three, which amounts to approximately 5.1 acres of greenhouse
space.
3. The first three (3) phases must be completed prior to December 31, 2001. If all three
(3) phases are not completed prior thereto, then a separate Conditional Use Permit
must be applied for and approved prior to commencing or continuing construction on
any phase not completed prior to December 31, 2004. Provided, however, that a
failure of the Permit holder to complete construction prior to the December 31, 2004
deadline shall not operate as or be construed as a violation of any condition of this
Permit relating to any previously completed phase, and any such previously
completed phase shall be permitted to continue subject to all other conditions of this
Permit.
4. A separate Conditional Use Permit application must be applied for and approved prior
to constructing the greenhouses identified as phases 4 and 5.
5. On site storage and use of pesticides and fertilizers shall meet the standards of the
Minnesota Department of Agriculture. A chemical storage plan shall be provided to
the City prior to construction the greenhouse buildings. The storage plan shall
indicate the location, type, amount, and storage method of pesticides, chemicals, and
fertilizers kept on the site.
6. The applicant shall submit a landscaping plan for review and approval by the
Planning Commission prior to constructing the buildings. The landscape plan shall
be designed to provide visual relief from the large greenhouse structures as viewed
from the adjacent residential property and Frenchman Road.
Resolution 2001- 38
Page 2
be designed to provide visual relief from the large greenhouse structures as viewed
from the adjacent residential property and Frenchman Road.
7. The applicant shall obtain all necessary state and local permits, and said permits are
not abrogated by the issuance of the conditional use permit.
8. The conditional use permit is approved based on the finding that the greenhouse
buildings comply with the standards provided in Section 8.8 c. of the Comprehensive
Land Use Regulations. More specifically, the City Council finds the following:
a) The proposed use is permissible by law. Wholesale greenhouses are allowed
in General Business zoning district subject to the approval of a conditional use
permit.
b) The proposed use is keeping with the spirit and intent of the ordinance. The
proposed wholesale greenhouses are consistent with the commercial zoning of
the property.
c) The proposed use is compatible with the City's Comprehensive Plan, and the
character of the surrounding area. The conditional use permit is compatible
with the City's Comprehensive Plan and the general character of the
surrounding area.
d) The proposed use has adequate drainage, water supply, electrical, gas, and
sewage treatment facilities. The site has adequate utilities to serve the
greenhouse buildings.
e) The proposed use has adequate road access. The subject property has
relatively direct access to CSAH 8 via Everton Avenue. While Everton
Avenue is a gravel road, the wholesale greenhouses proposed for the first
three phases of the development would not generate a significant amount of
traffic as compared to other potential commercial uses of the property. If the
applicant wishes to construct the remaining phases of the project, the City
would need to further examine the amount of traffic with regard to its impact
on Everton Avenue.
f) Technical Evaluation of Floodplain. The applicant is proposing to impact a
portion of the floodplain located on the property. The Rice Creek Watershed
District and the City's Water Resources Engineer has reviewed the mitigation
plan is recommending approval.
g) The proposed use should not increase the potential for flood damage. The
floodplain located on the property currently contains 103 acre-feet of flood
storage. The proposed floodplain mitigation plan would include 127 acre-feet
of storage. As a result, the proposed floodplain impacts would not increase
the potential of flooding in the area.
Resolution 2001- 38
Page 3
h) The proposed use will not damage or reduce the benefits the public receives
from public waters. The proposed use would not damage or reduce the
benefits from any public waters.
i) The use of watercraft on public waters. The proposed greenhouse buildings
would not involve the use of watercraft.
j) All structures shall be screened from view of public waters. The proposed
greenhouses would not be visible from public waters.
k) Wetland impacts. The proposed improvements would impact 2.8 acres of
wetland. The applicant is proposing to mitigate the wetland impacts on site by
creating 2.9 acres of additional wetlands. Further, the applicant would create
wetland buffers and storm water ponds, which would provide an additional
2.85 acres of Public Value Credits. Rice Creek Watershed District has
reviewed the wetland mitigation plan and is recommending approval.
1) All state and local permits shall be acquired for the conditional use. The
applicant will be responsible for obtaining all state and local permits.
M) Adequate screening and buffering from non -compatible uses and public
rights-of-way. The applicant is required to submit a landscaping plan to
insure that the proposed use provides adequate screening from adjacent uses.
ADOPTED by the City Council this 17th day of July2001.
STATE OF MINNESOTA)
COUNTY OF WASHINGTON) SS
The undersigned, being the duly qualified and appointed City Clerk of the City of Hugo,
Minnesota, certifies that I compared the foregoing resolution adopted at a meeting of the
Hugo City Council on July 17, 2001, with the original thereof on file in my office, and
the same is a correct transcription thereof.
WITNESS my hand o ially as such City Clerk and the Corporate Seal of the City this
30 day of 112001.
61 City Clerk
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That part of Parcels 1 and 2 described below lying westerly of the East Line of the West half of
the Northeast Quarter of Section 19, Township 31, Range 21, Washington County, Minnesota.
' 11
All that part of the Northeast Quarter of Section 19, Township 31, Range 21, Washington
County, Minnesota, bounded as follows, viz: Beginning at the Northwest comer of the
South Half of said Northeast Quarter of said Section 19 running thence East along the
North line of the South Half of said Northeast Quarter of said Section, 1320 feet to the
Northeast comer of the Southwest Quarter of the Northeast Quarter of said Section 19;
naming thence North 18 feet to a point; running thence -North 8807' East, 592 feet to a
point in the center line of Branch No. 3 of Judicial Ditch No. 3, Washington and Anoka
Counties, Minnesota, as laid out and opened through and across said Section; running
thence South 470 West along the center line of said Branch of said Ditch, 839.6 feet;
running thence South 21040' West along said center line of said Branch of said Ditch,
314.2 feet to the center line of the Hugo and Centerville Road, so-called; thence running
North 80048' West along said center line of said road, 699.5 feet to a point; naming
thence North 7504T West along said center line of said road, 491 feet to a point in the
West line of the Northeast Quarter of said Section 19; running thence North along said
West line of the Northeast Quarter of said Section 19, 598.4 feet to the point of
beginning.
Parcel 2
All that part of the Northeast Quarter of Section 19, Township 31, Range 21 West,
Washington County, Minnesota, described as follows: Beginning at a point located by
naming from the quarter section comer between Sections 19 and 20, Township and
Range aforesaid, North on the Section line, 326 feet; thence West at right angles 300 feet
to the point of beginning; thence North 8055' East, 900 -feet; thence North 73047' West,
600 feet to the middle line of Branch No. 3 of Judicial Ditch No. 3, Washington and
Anoka Counties, Minnesota, as laid out and established on said tract; thence along the
middle line of said Branch No. 3 as follows, to -wit: South 50020' West, 700 feet; thence
South 45° West, 100 feet; thence South 27° West, 324 feet to the northern boundary line
of the Hugo and Centerville Road, so-called, as the same is now traveled and laid out
over said Section; thence South 790 East on said northern boundary line, 1216.5 feet to
the place of beginning, excepting therefrom, however,
M
All that part of the South Half of the Northeast Quarter of Section 19,
M Township 31, Range 21, described as follows: Beginning at a point
located by running fi+om the quarter section comer between Sections 19
2 and 20, Township and Range aforesaid, North on the Section line, 326
n feet; thence West at right angles 300 feet to the point of beginning of the
ca property to be described; thence North 8055' East 250 feet; thence North
rR 81°5' West, a distance of 60 feet; thence South 8055' West, a distance of
5 250 feet to the Hugo and Centerville Road, so-called; thence •East along
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the North line of said Hugo and Centerville Road, so-called, a distance of
60 feet, more or less, to the point of beginning.
All according to the U.S. Government Survey thereof on file and of record in the office of
the County Recorder, Washington County, Minnesota.
The South Half of the Northwest Quarter of the Northeast Quarter of Section 19,
Township 31, Range 21, Washington County, Minnesota, excepting therefrom the
following part thereof, viz: Beginning at a point in the West line of the Northwest
Quarter of the Northeast Quarter of Section 19, 700 feet South from the Northwest corner
thereof, thence nursing East 208 feet to a point; thence running South 208 feet to a point;
thence running West 208 feet to the West line of said tract, and thence North 208 feet
along the said West line of said tract, to the place of beginning.
ENTERED IN TRANSFER RECORD
WASHINGTON COUNTY, MINNESOTA
..1uada.L Z '40"'1GINIA R. ERDA L, AUDITOR -TREASURER
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