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HomeMy WebLinkAbout2007.05.24 PC MinutesMINUTES HUGO PLANNING COMMISSION May 24, 2007 Call to Order Chairman Schumann called the meeting to order at 7:00 p.m. PRESENT: Bailly, Kleissler, McRoberts, Moore, Schumann, Weidt ABSENT: Rosenquist ALSO PRESENT: Bryan Bear, Community Development Director (CDD) Kendra Lindahl, Planner Michele Lindau, Secretary Approval of Minutes of May 10, 2007 Schumann made motion, Bailly seconded, to approve the Planning Commission minutes of May 10, 2007 as amended. Ayes: Bailly, McRoberts, Moore, Schumann Abstain: Kleissler, Weidt Motion carried. FJT Properties for Oneka Square -Preliminary Plat, Rezoning, PUD General Plan The Commission held a public hearing to consider the application of FJT Properties, 4495 Lake Avenue South, White Bear Lake, for a Rezoning from Residential Service (RS) to Planned Unit Development (PUD), PUD General Plan, and a Preliminary Plat to be known as Oneka Square consisting of 11,671 square feet of retail and restaurant space located on the northeast corner of Highway 61 and 120th Street (County Road J). The retail center would consist of 9,934 square foot multi -tenant building and a 1,737 -square foot drive-thru restaurant/coffee shop building. The Planner explained the applicant was requesting to subdivide a 25.22 acre site into a 13.14 acre parcel and one outlot. The 13.14 acre parcel would be the location of the retail center and would need to be rezoned to PUD to allow ordinance flexibility to permit signage at a zero foot setback where a 30 foot setback is required, to allow 52 parking stalls where 74 are required, and allow a farmer's market to be located within the Highway 61 easement area. In exchange, the developer would dedicate an additional 39 feet of future right-of-way easement for Highway 61 and would include "Welcome to Hugo" on their monument sign. The Commission had reviewed a concept plan for the site on May 11, 2006. The applicant had since revised the plan to eliminate the office planned for the southeast corner of the site, relocate the access from Highway 61 to 1201h Street, and change the building architecture. Planning Commission Minutes — May 24, 2007 Page 2 A joint powers agreement with White Bear Township would be necessary for services from the Township, and the agreement would require the developer connect to services from Hugo when they became available. Schumann pointed out the City did have joint powers agreements with Lino Lakes for a different development and asked if anyone had spoken to the Township. The CDD stated he was still working on the details, but the Township seemed agreeable; they had several joint power agreements with others. Schumann asked if there were any engineering concerns with the 0 -setback on the sign. The Planner said it would be out of the sight line visibility triangle and would not be an issue. Schumann asked about parking and if some of the spaces could be size specific. The Planner said size specific parking spaces would not make up enough of the difference. Bailly asked about the future of Highway 61, the right-of-way, and future easements. The planner said it would not extend all the way to the right-of-way. The developers, Jason Brown and Terry Thompson from FJT Properties, LLC, and Jason Letourneau, architect on the project, were present to answer questions from the Commission. Schumann asked if it was possible to squeeze in more parking. Thompson stated that they would gain approximately 3-4 additional stalls with compact parking spaces. The CDD said it was not typically used for retail settings. Schumann commented the east elevation could use different coloring; something to `dress it up'. Jason talked about the landscape plan and indicated they could look at coloring. Moore asked about how much of the building was visible from the east. Jason said the trees on 1201h would hide most of the building and would be preserved because it was in the wetland. Weidt said he thought the trees would block the view, and questioned whether changing the colors on the back would be consistent with what was on front. Schumann asked about roof top screening and trash enclosures for the coffee shop. Thompson said the roof top equipment would be screened by a parapet wall, and they would be addressing the screening for the trash enclosures. Schumann asked about the schedule for improvements for the widening of TH61. Planning Commission Minutes — May 24, 2007 Page 3 The CDD said they had been having conservations with MNDOT and it was not on the 20 -year plan for improvements. Jason indicated there was little that would need to be dealt with within the 39 -foot setback and the Planner pointed out that it was mostly trees in the ROW. Bailly had concerns with the proposed farmer's market and parking of vehicles. Thompson said they were trying to provide something unique to the site. Schumann opened the public hearing. Mike Gallivan, 12493 Forest Boulevard, asked about the size of the pond, and said there needed to be more retail in town. Tim Igo, from Suntide Commercial, said he was working with two national coffee companies, a dry cleaner, sandwich shop, and hair salon. The building would be tenant occupied and would have 4-7 small units of approximately 1,400 square feet. Thompson said the pond would be approximately 7,000 square feet and about 700 feet from the property line. Gallivan asked about the timing of the project. Igo projected the Spring, 2008. Craig Tracy, 12440 Fiona Road North, asked if there had been any environmental studies on the area from TH61 west to Fiona; a lot of wildlife moved through that area. The CDD said he was not aware of any environmental studies that had been done on that area. Tracy had concerns about the entrance from the Holiday store, how it would align with the entrance to the new retail, and concerns about the traffic moving safely across 120th Street. There were no other comments and Schumann closed the public hearing. Kleissler asked if the Parks Commission had reviewed it. The Planner said they had during the concept plan review but did not make any recommendations on a trail or sidewalk. The CDD added that at the Comp Plan Workshops, there had been talk about the City being more socially orientated, pedestrian friendly. Schumann asked about trail ROW from TH61 to the golf course. The Planner explained that because of the wetland, any trail would be a road trail, and there was no trail planned for this site. McRoberts said he liked the plan but felt the applicants were requesting significant deviation from the ordinance, and what was being offered in exchange was not enough for what they were asking. Planning Commission Minutes — May 24, 2007 Page 4 Bailly talked about an on -the -road trail and a connection to it to make the plan more bike and pedestrian friendly. She said she saw the farmer's market area as a big area of pavement and would prefer to see grass and trees there and perhaps tables for the future coffee shop. She said they should keep parking in consideration and she was not bothered by the setback for the sign. She thought it was a big improvement; the driveway was brought back and there was more green in front. Schumann said it was a tough site to work with, and a south gateway would be a plus. It would provide aesthetics, as well as economic tax base. He would like to see more parking, a backup plan for landscaping should the road be widened, and access to trails for hiking and biking. Kleissler asked if there had been any thought to having entrances on the west side, and she suggested ice skating on the pond. The CDD said staff and the developers did discuss entrances on both sides and were not comfortable with it. Staff believed the building could be made more interesting on both sides. Schumann agreed the back side of the building did look plain. Kleissler agreed there should be adequate landscaping to accommodate the future widening of the road. Schumann suggested it be added to the approval, as well as pedestrian access to the site. Weidt made motion, Bailly seconded, to recommended approval of the Rezoning to PUD, PUD General Plan, and Preliminary Plat for Oneka Square, adding the conditions that sidewalks be constructed to connect to any future trail on 120th Street and landscaping be done to accommodate the future widening of the road. All Ayes. Motion carried. Rural Preservation Program Ordinance Revisions The Commission continued discussion of the Rural Preservation Program Ordinance, which had been tabled at a previous meeting. The CDD provided the Commission background on previous meetings where the Commission had discussed it. The Council had approved an extension until June 15, 2007 for the Commission to complete the recommendations, and had directed the Commission to focus on density bonuses, community well and septic systems, buildable acres, conservation easements, and the title of the ordinance. The CDD reminded the Commission they had already made recommendations on revisions to some of these items. Bailly made motion, Moore seconded, to bring the item off the table. Aye: Bailly, Moore, Weidt Nay: Kleissler, McRoberts Planning Commission Minutes — May 24, 2007 Page 5 Motion Carried. McRoberts questioned the Commission's level of enthusiasm. Weidt made motion, McRoberts seconded, to delete the bonus for dedication of a portion of a conservation easement to an easement holder, in addition to the City, and make it a requirement. All Ayes. Motion carried. The Commission talked about community wells and whether they were friendlier to the environment and whether it would be practical in all instances? Kleissler made motion, Schumann seconded, to remove the bonus for construction of a community well. All Ayes. Motion carried. Bailly made motion, Schumann seconded, to recommend approval of the section of the ordinance on Density Bonuses as discussed. Ron said a "yes" vote should not be construed as approval of the density bonuses but as a sentiment the Council will do as they wish. Kleissler said they should eliminate the bonus for preserving 15 % open space and change the provision for preserving 25% open space to preserving 20% open space. Schumann wondered if they should be left in to allow for extra land. Bailly agreed with Schumann. The Commission voted on the motion made by Bailly. Ayes: Bailly, Moore, Schumann Nay: Kleissler, Weidt, McRoberts Motion failed. Weidt made motion, Bailly seconded, to forward the ordinance to Council with the revisions made by the Commission. Aye: Bailly, Moore, Schumann, Weidt Nay: Kleissler Abstain: McRoberts Motion carried. Planning Commission Minutes — May 24, 2007 Page 6 Miscellaneous COMPREHENSIVE PLAN WORKSHOP The CDD thanked those who attended the Comprehensive Plan Workshop on May 23, 2007 and informed them the Council scheduled the next workshop for June 20, 2007. Adiournment Weidt made motion, Kleissler seconded, to adjourn at 8:55 p.m. All Ayes. Motion carried. Michele Lindau, Secretary Planning Commission