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HomeMy WebLinkAbout2006.06.22 PC MinutesMINUTES HUGO PLANNING COMMISSION JUNE 22, 2006 Call to Order Chairman Schumann called the meeting to order at 7:00 p.m. PRESENT: Bailly, McRoberts, Rosenquist, Schumann, Weidt ABSENT: Hoffbeck, Kleissler ALSO PRESENT: Bryan Bear, Community Development Director (CDD) Michele Lindau, Community Development Assistant Minutes of June 8, 2006 Weidt made motion, Rosenquist seconded, to approve the Planning Commission minutes of June 8, 2006, as submitted. All Ayes. Motion carried. Wilderness View 3ra Addition Preliminary Plat The Commission held a public hearing to consider the Application of K -G Incorporated, 3050 Echo Lake Avenue, Mahtomedi, for preliminary plat for Wilderness View 3rd Addition. The plat would consist of 60 single family homes on 27.14 acres. The property is located east of Highway 61 and north of 125th Street and Zoned Single Family Detached Residential (R-3) where the minimum lots size for single family homes is 10,400 square feet. The CDD explained that in December of 2005, the Planning Commission and City Council had reviewed a sketch plan for 52 homes on the eastern 19.69 -acre portion of this site (Mulcahy Property). The CDD presented the revised plat to the Commission which included the Hauble property to the west. The proposed lots met all R-3 requirements for lot size, width and depth and all building setback. The plans included a 20 -foot -wide outlot (Outlot A) with a 20 -foot -wide access easement between Lot 4, Block 3 and Lot 1, Block 4 to allow access to the stormwater pond on the east end of the site. Staff was concerned that the outlot would not be properly maintained because there was no homeowners' association for this development. Staff recommended that the applicant remove the outlot but retain the 20 -foot -wide access easement for access to the pond. Fences, landscaping, and other structures would not be allowed in the easement. Water and sanitary services would be available. Sanitary service would utilize the existing system in the Beaver Ponds South development to the north and the applicant would be required to contribute to the cost of the lift station. The existing sewer system had adequate capacity to serve this development but additional development to the south and west could not be served by this sewer system. Schumann referred to a letter from ERA Muskie that questioned the potential road to the south and he asked if their concerns had been addressed. The CDD explained that there were no plans to construct a Planning Commission Minutes — June 22, 2006 Page 2 road to the south at this time. McRoberts asked what the size of the Hauble property was and if certain types of actives would be prohibited on it if platted. The size of the Hauble property was 7.20 acres and the eastern 2.26 acres would be included in the plat. The CDD said the zoning of the property would remain the same (R-3). Weidt asked about the property to the north of the Hauble site and the CDD explained there were no plans to develop it that at the time. Bailly questioned the change of Outlot A to an easement; would fences be permitted there and did it need to be as wide as shown on the plat. The CDD explained that no fences were allowed in the easement and it needed to be 20 feet for access. Schumann opened the public hearing. Debra Neutkens, 12455 Fiona Road, said it was already difficult to access Highway 61 from 125th Street and she was concerned that the traffic would increase on Fiona Road. She questioned if there were plans for the pond south of the project. The CDD said there were no plans for the pond. Jim Bruggeman, 5259 125th Street North, agreed that traffic was a problem and asked if there were any intentions of improving Fiona. The CDD said there were no plans for that and explained the normal policy would be for property owners to request the improvements, the City would discuss it with them and they would be assessed for any improvements done. Bruggeman said the developer would benefit from the improvements to Fiona and questioned why there was no provision to require them to do so. The CDD informed him developers were not required to make off site improvements. Improvements would be done on Highway 61 in the form of turn lanes. Traffic counts would need to be higher to warrant a signal. Bruggeman asked about dust control on the road and the CDD suggested he contact the Public Works Department. Bruggeman said the taxes increased when they changed from Agricultural to SF and there should be a provision for existing homeowners. Schumann said if the roads were paved, there would be more traffic. McRoberts agreed citing Elmcrest Avenue before and after the paving of it. Bruggeman said when the townhomes went in on 125th Street (Northern Pines), they were going to mow down a bunch of trees but instead lowered the road three feet and there was no problem. When improvements were done, extra land was dedicated to the City to the north and the center of the street easement came into his property. He asked if the City would utilize the ten feet; he did not want his trees removed. The CDD informed him the road would transition to the north when approaching Highway 61. Bruggeman asked if there was any way developers would pay for or be involved in dust control. Gerald Hauble, 5460 125th Street north, said the developer of Northern Pines owned the property along the road and he moved the right-of-way to the north. Hauble did not want the road to continue like that. Planning Commission Minutes — June 22, 2006 Page 3 Schumann suggested the developers and adjacent landowners meet with staff to discuss it. Anthony Rochelle from Passe Engineering introduced himself. Mike Gallivan, 12493 125th Street North, had concerns about 125th at Fiona because the water table was high in the springtime. He asked about the size of the homes and the price. Rochelle said the homes would be similar to the ones in Beaver Pond South, and he was unsure of the price. Gallivan asked about improvements to 125th Street at Highway 61. The CDD said it would be the construction of turn lanes. Gallivan asked when the project would start. Rochell answered probably within the next year. Deb Neutkens asked about future development of their property and what their options would be for connecting to the sewer line. The CDD explained how the sewer plan was broken into sewer districts and systems were designed only for certain capacity. Because of that and elevations of the area, properties south of 125th would need to go to the south and it would make sense to put a lift station on 1201h but that could change. Neutkens agreed with Gallivan that the corner of Fiona and 125th Street was a challenge in the spring because of the mud. Schumann suggested talking to the Public Works Department to see if they could put some gravel on it. There were no other comment and Schumann closed the public hearing. Rosenquist asked the developer to have a meeting with the property owners to address their concerns. Bailly said she like the project overall as long as the concerns on 125th Street could be dealt with. McRoberts had no issues with the project. Weidt made motion, Bailly seconded, to approve the preliminary plat for Wilderness View Yd Addtition. All Ayes. Motion carried. Update on Code Enforcement At the Commission meeting of June 8, 2006, the Commission talked about the best way to proceed with changes to the ordinance relating to code enforcement. At that time, the Commission agreed to wait until all members of the Commission were present to decide how to move forward on addressing amendments to the ordinance. Schumann said it would be a good idea to have City Attorney Dave Snyder present at the next meeting where the ordinance should be reviewed to determine what needed to be addressed. Planning Commission Minutes — June 22, 2006 Page 4 The Commission had concerns that the Council was not supportive of changing the ordinance and the Commission was hesitant to commit to spending considerable time on drafting revisions if the Council was not going to adopt them. Schumann suggested a meeting with the entire Commission and Council Member Petryk where they could identify issues in the ordinance that needed amending and create subcommittees to address individual items. Schumann made motion, Weidt seconded, to schedule a meeting for July 20, 2006 at 7:00 p.m. All Ayes. Motion carried. Miscellaneous NON CONFORMING USES Schumann asked for an updated on the expansion of non -conforming uses. The CDD informed the Commission that the Council had directed staff to prepare an ordinance amendment which would allow expansion of non -conforming uses with a Conditional Use Permit. A public hearing would be scheduled for the Planning Commission. COMMERCIAL LAND ON HIGHWAY 61 Rosenquist pointed out there was commercial land for sale on the east side of Highway 61, north of County Road 4. WORKSHOP The CDD reminded the Commission of the workshop scheduled for Monday, June 26, 2006 at 7:00 p.m. with the City Council to discuss rural and openspace. Adiournment Rosenquist made motion, McRoberts second, to adjourn at 8:43 p.m. All Ayes. Motion carried. Michele Lindau, Secretary Planning Commission