Loading...
HomeMy WebLinkAbout2007.05.10 PC MinutesMINUTES HUGO PLANNING COMMISSION May 10, 2007 Call to Order Chairman Schumann called the meeting to order at 7:05 p.m. PRESENT: Bailly, McRoberts, Moore, Schumann ABSENT: Kleissler, Rosenquist, Weidt ALSO PRESENT: Bryan Bear, Community Development Director (CDD) Kendra Lindahl, Planner Rachel Simone, Associate Planner Michele Lindau, Secretary Approval of Minutes of April 12, 2007 Schumann made motion, Moore seconded, to approve the Planning Commission minutes of April 12, 2007 as submitted. Ayes: Schumann, McRoberts, Moore Abstain: Bailly Motion carried. Mark LaNasa — CUP for a Shared Driveway The Commission held a public hearing to consider the request of Mark and Joan LaNasa, 6515 175th Street North, for a Conditional Use Permit to allow construction of a shared driveway on a City road and utility easement. The Associate Planner explained the applicant owns a 17 acre parcel with an existing home and a vacant five -acre landlocked parcel to the north. There is a 33 -foot wide public road and utility easement on the eastern portion of the property. The applicant was requesting approval to construct the shared driveway on the easement. In addition to the CUP, the City Council would need to approve an encroachment agreement to allow the use of the easement. The applicant wanted to construct a new home on the land locked parcel. Bailly asked if the current driveway was going to be vacated. The Associate Planner explained the current driveway would still be used to access the existing home. The proposed driveway would be for access to the landlocked parcel and is considered shared because it would cross over the other parcel. Schumann opened the public hearing. No one but the applicant was present to speak on the request. Schumann closed the public hearing. Bailly made motion, Moore seconded, to approve the CUP for LaNasa for a shared driveway. Planning Commission Minutes — May 10, 2007 Page 2 All Ayes, Motion carried. Victor Gardens North Village 4L—" Addition — Preliminary Plat and PUD Amendment The Commission held a public hearing to consider the request of United Properties Investment, LLC., 3500 American Blvd, Bloomington, for a preliminary plat and PUD amendment for "Victor Gardens North Village 4th Addition" for a restaurant and bank on property located at the northeast corner of Frenchmen Road (CSAR 8) and Victor Hugo Boulevard. The Planner explained the applicant was seeking approval of a preliminary plat and PUD amendment for a replat of the Victor Marketplace lot and existing outlot to create 3 lots on the 10.54 acre site: one lot for the existing Victor Marketplace (Festival Foods), one lot for an 8,100 -square foot restaurant called the "Blue Heron Grill" and one for a 4,910 -square foot future bank. The applicant had requested PUD flexibility to allow shared parking between the grocery/retail building, the bank and the restaurant and flexibility to allow a reduced setback. The applicant believed the parking was adequate to support the proposed uses. The Planner noted that the bank purchase and plans had not yet been finalized, and explained that in order for the reduced parking to work, the eastern building must be a bank or other user with similar small parking demand to off -set the restaurant parking demand. The proposed building complied with the 30 foot setback except the north side which was approximately 20.5 feet from the property line. The Planner explained it was an internal setback from the private drive. The existing pond to the east of the restaurant had been sized to accommodate the development. The applicant proposed to construct a deck that would extend over the pond which would require a license agreement from the City to encroach into the drainage and utility easement over the pond. There were also concerns regarding the wrought iron fence shown on the plan and the exterior construction materials proposed for the building. Bruce Carlson, President of Retail Development for United Properties, was present and introduced Paul Nolan, Senior Project Engineer for R.J. Marco, and Ryan Edstrom , Civil Engineer for Westwood. Carlson acknowledged they would need a complementary user for the site such as a bank because of the hours of operation. They had no purchase agreement with the bank yet but there had been a high demand on the corner for a bank. Any agreement would have a site plan attached to it, and he was confident of the parking situation. He said United Properties supported the elevations and concept of the Blue Heron Grill. Schumann asked if they were committing themselves to a use that would comply with the parking. Carlson said there was already cross -parking agreements, and they would require the bank to leave the isles and access open so parking would not be cut off. Nolan showed the elevations and said they could comply with the request to bring the block exterior up on the building. He showed the Commission the materials proposed for the building Planning Commission Minutes — May 10, 2007 Page 3 and said he planned to take the plans to the Architectural Review Committee for review. Schumann asked what type of restaurant the Blue Heron would be, and asked about the hours of operation. Carlson compared it to an Axels Bonfire Grill or a Champs, and said they would likely open at 11:00 a.m. The CDD explained the bar could be open until 1:00 a.m., 2:00 a.m. with Council approval. Schumann asked about the age group. Carlson said it would be a family oriented establishment and they would sponsor local sports teams as they currently did at their Millers on Main establishment. McRoberts said he had a hard time seeing these establishments as being family restaurants and did not find a compelling reason for the reduced setback. Carlson explained that the size of the building allowed a separation of the bar and restaurant. It was not equal to Millers on Main; it would be welcoming to the family and have an upscale feel. The applicants explained the setback was from an internal property line and they needed to configure the building to incorporate all the kitchen equipment and activities. Schumann asked for staff's opinion on the parking. The CDD said a bank would be a very compatible use and staff would not be comfortable with another restaurant on the corner site. Schumann opened the public hearing. There were no comments and Schumann closed the public hearing. Moore said it would be a great addition to the area, and typically, if a lot is full, patrons would go somewhere else. Bailly asked about the seating. The applicants explained there would be approximately 200 seats inside the building and 80-110 in the oustide seating area. McRoberts had concerns about the bar/game room being bigger than the dining area and had a hard time seeing it as a family restaurant. He said he found no compelling reason for the reduced setbacks. He had problems with the parking and traffic congestion from those leaving a drinking establishment. Carlson said they have clearly shown the setback does not create a problem, and pointed out that they could move the property line if necessary. He thought the use at the corner was a great response to the parking issue and a restaurant would be a great amenity to the area. He said he was not sure whether any traffic design would help reduce DWI's. McRoberts pointed out that people going to the developments to the north would have to drive through to get to Elmcrest Avenue, and he felt they could meet the setback if they reduced the bar size. It was the wrong location for that type of bar. Planning Commission Minutes — May 10, 2007 Page 4 Schumann asked if there was anything in the ordinance regarding this type of use. The CDD responded that it was a permitted use in retail areas. Bailly asked about the intersection of Elmcrest and C.S.A.H. 8 and the future of it. The CDD explained that when the property in Lino Lakes develops to the west of Elmcrest Avenue, Elmcrest would move further to the west and there would be a full access point on the County Road. Schumann made motion, Bailly seconded, to recommend approval of the draft resolutions approving the PUD general plan and preliminary plat, subject to the conditions listed in the resolutions. Ayes: Bailly, Moore, Schumann Abstain: McRoberts Motion carried. Comprehensive Plan Amendment for Sewer Staging Plan The Commission held a public hearing to consider an amendment to the 1998 Comprehensive Plan to change the current sewer staging plan to combine the 1 st stage 2000-2010 and 2nd stage 2010-2020 to make one staging area within the (Municipal Urban Service Area) MUSA. In lieu of the sewer staging plan, the City would manage its growth by limiting the number of sewer connections consistent with the Metropolitan Council's system statement for Hugo. The Associate Planner explained that the City has created and adopted a sewer staging plan map only because it was required by the Metropolitan Council so the City could gain approval of its 1998 Comprehensive Plan. The Met Council had previously used sewer staging plans primarily as a way to manage growth, to project demand for sanitary sewer service, and to plan for the timing of sewer improvements. The sewer staging plan map divided the area within the MUSA into two staged districts. Land within the first stage was projected to receive sewer service prior to 2010, and land within the second stage was projected to receive sewer service between 2010 and 2020. The Met Council had agreed to allow communities to manage growth by planning for an absolute number of connections to the sewer system in lieu of a sewer staging plan. Schumann opened the public hearing. There was no one present to speak on the request. Schumann closed the public hearing. Schumann said there had been informal discussions on not having a MUSA boundary, instead providing sewer connection on an orderly progression. Bailly pointed out that some areas had been developed without being in the right area designated on the map. The CDD commented that the Met Council had required the plan and used sewer flow projections to manage growth. He was unsure how much thought had really gone into the map. Schumann made motion, Bailly seconded, to recommend approval of the Comprehensive Plan Amendment. Planning Commission Minutes — May 10, 2007 Page 5 All Ayes. Motion carried. Miscellaneous The CDD reminded the Commission of the 2008 Comprehensive Plan Workshop scheduled for 7:00 p.m. on Wednesday, May 23, 2007. Adiournment Schumann made motion, Bailly seconded, to adjourn at 8:25 p.m. All Ayes. Motion carried. Michele Lindau, Secretary Planning Commission