HomeMy WebLinkAbout2014.02.13 PC MinutesMINUTES
HUGO PLANNING COMMISSION
February 13, 2014
Call to Order
Chairman Gwynn called the meeting to order at 7:00 pm.
PRESENT: Arcand, Gwynn, Kleissler, Knauss, Rosenquist
ABSENT: Lessard, McRoberts
ALSO PRESENT: Bryan Bear, City Administrator
Rachel Juba, Planner
Anna Wobse, Accounting Clerk
Approval of Minutes
Knauss made motion, Arcand seconded, to approve the Planning Commission minutes of
January 9, 2014.
All Ayes, motion carried.
Preliminary Plat for Fox Meadows — Meridian Land Company
City Planner, Rachel Juba, presented to the Planning Commission a request from Meridian Land
Company for a preliminary plat approval for 57 lots (single family homes) on 21.97 acres to be
known as Fox Meadows, which would be located off of 125th Street, east of Highway 61 and
south of the Beaver Ponds development. The applicant is also requesting approval of an interim
use permit for a temporary off-site directional sign for the residential development.
Juba explained that the City's discretion in approving or denying a preliminary plat and an
interim use permit is limited to whether or not the proposed application meets the standards
outlined in the Comprehensive Land Use Regulations.
Juba shared with the Commission that the applicant has stated that the development would be
completed in two phases. Phase 1 is proposed to include 34 lots and the street connections north
to the Beaver Ponds development and to 125th Street. Phase 2 will include the remaining lots
and will connect the street loop within the development.
With the proposed preliminary plat the applicant has met the lot size, setback, landscaping,
lighting, drainage, grading, wetlands, utilities, street access, parking, building height and park
dedication guidelines. The applicant has also meet all of the standards relating to an interim use
permit for a temporary off-site directional sign.
Planning Commission Minutes — February 13, 2014
Page 2
Staff feels that the development is consistent with the comprehensive land use regulations and
the subdivision regulations necessary to approve a preliminary plat and interim use permit. Staff
recommends approval of the preliminary plat and interim use permit subject to meeting the
conditions necessary for final plat approval.
Knauss questioned the location of the nearest park. Juba explained that the development would
use the park located in the Beaver Ponds development. Knauss also questioned if the property to
the east of this proposed development was platted, which streets those residents would use to
access that development. Juba explained that they would enter off Goodview and not go through
Fox Meadows. Rick Murray, Senior Vice President of Meridian Land Company, also shared
with Commissioner Knauss that the property to the east is mainly wetland and it is not probable
or practical to be developed.
Chairman Gwynn opened the Public Hearing.
Paul Neutkens (12425 Fiona Avenue) expressed his concerns for the traffic that this proposed
development would put on Fiona Avenue, especially in the mornings. He asked Staff if there are
plans to improve Fiona Avenue because of the wear and tear that this additional traffic would put
on Fiona, and if there are plans in place do they include additional maintenance of the gravel
road or paving? He was also concerned as to who would be responsible if any upgrades were
made. Paul additionally stated his worries for resident safety because of the 50 miles per hour
speed limit and the blind driveways. He questioned who and what would be the deciding factors
for a road improvement project and what steps he could take to make a road improvement project
on Fiona Avenue a possibility.
Mike Gallivan (12493 Forest Boulevard) also shared his concerns about the traffic coming off of
125th Street without a controlled intersection. He would like to see a controlled intersection in
place to help with the safety issues of the added traffic.
Chairman Gwynn closed the Public Hearing.
Juba shared that Staff understands that residents will use Fiona Avenue, but that there are also
two other paved routes to access the controlled intersection. As traffic grows, Staff will monitor
and evaluate Fiona Avenue. At this point Fiona is not included in the five year Capital
Improvement Plan, but the CIP is reassessed every year and Fiona Avenue could be included,
especially if the residents in the neighborhood wanted to see the road upgraded. Road
improvement projects typically include assessments to the homeowners.
City Administrator, Bryan Bear, added that the City pays very close attention to traffic increases
and that would absolutely change the maintenance schedule of a gravel road. If traffic increases,
the City will monitor that growth and make adjustments to the maintenance schedule. He also
reminded Paul that the City does respond to requests by residents. Bear shared that speed limits
are set by state statute and there is a process to follow to get a speed limit changed.
Planning Commission Minutes — February 13, 2014
Page 3
Arcand made a motion, Kleissler seconded, to approve the preliminary plat for Fox Meadows as
presented with the conditions outlined. Staff will present at the March 3, 2014 City Council
Meeting for final approval.
All Ayes, motion carried.
Arcand made a motion, Kleissler seconded, to approve the interim use permit for a temporary
off-site directional sign as presented with the conditions outlined. Staff will present at the March
3, 2014 City Council Meeting for final approval.
All Ayes, motion carried.
Conditional Use Permit Amendment — Randy Nugent
City Planner, Rachel Juba, presented to the Planning Commission a request from Randy Nugent
for a Conditional Use Permit (CUP) Amendment to allow a motor vehicle repair business on the
property located at 15183 Freeland Avenue North.
Juba explained to the Commission that Staff received a complaint that there may be an illegal
business being operated on the property. Staff inspected the property and found that the motor
vehicle repair business was located in the building. Juba indicated to the Commission that a
motor vehicle repair business is allowed on the property with a conditional use permit. Staff
contacted the applicant and he stated he was unaware that the business required CUP approval
from the City and agreed to apply for a CUP amendment to allow the business to operate on the
property. The applicant currently has a CUP for exterior storage on the property and is
requesting to amend the current CUP to allow a motor vehicle repair business on the property.
Juba clarified that the City's discretion in approving or denying a conditional use permit is
limited to whether or not the proposed application meets the standards outlined in the City's
Comprehensive Land Use Regulations. Those standards include being permissible by law,
keeping with the spirit and intent of the ordinance, being compatible with the character of the
surrounding area, adequate drainage and utilities, adequate road access, floodplain and wetland
impacts, adequate screening and obtaining all state and local permits. Staff used the standards
outlined to review the application and found that the request meets all applicable standards.
When Staff conducted inspections, they found that many items needed for the CUP Amendment
were already completed because of the original CUP.
Staff feels that the application meets all the necessary criteria to approve a conditional use permit
amendment to allow a motor vehicle repair business on the property. Staff recommends
approval of the conditional use permit amendment application to allow a motor vehicle repair
business on the property located at 15183 Freeland Avenue North.
Knauss questioned how long the business has been operating on the site. The representative for
the business informed the Commission that the business has been operating for two months on
Planning Commission Minutes — February 13, 2014
Page 4
the property. Gwynn also questioned what measures were in place to prevent contamination of
the adjoining properties from oil and antifreeze leaks when the vehicles were in the outside
storage area. Juba stated that curbs and gutters are in place on the property to prevent
contamination.
Chairman Gwynn opened the Public Hearing.
No Comments.
Chairman Gwynn closed the Public Hearing.
Knauss discussed with the Planning Commission the idea of establishing administrative fines or
a policy for code violations. City Administrator, Bryan Bear, stated that Staff works hard to
develop good relationships with the businesses in the City and chooses to work with those
businesses to rectify situations like these.
Rosenquist made a motion, Arcand seconded, to approve the conditional use permit amendment
as presented to allow a motor vehicle repair business on the property located at 15183 Freeland
Avenue North. Staff will present at the March 3, 2014 City Council Meeting for final approval.
All Ayes, motion carried.
Adjournment
Rosenquist motioned, Kleissler seconded, to adjourn at 7:55 pm.
All Ayes, motion carried.
Meeting adjourned.
Anna Wobse
Accounting Clerk