HomeMy WebLinkAbout2006.10.26 PC MinutesMINUTES
HUGO PLANNING COMMISSION
October 26, 2006
Call to Order
Chairman Schumann called the meeting to order at 7:00 p.m.
PRESENT: Hoffbeck, Kleissler, McRoberts, Rosenquist, Schumann, Weidt
ABSENT: Bailly
ALSO PRESENT: Bryan Bear, Community Development Director (CDD)
Michele Lindau, Planning Commission Secretary
Rachel Simone, Community Development Intern
Minutes of October 12, 2006
Weidt made motion, Kleissler seconded, to approve the Planning Commission minutes of October 12,
2006 as submitted.
All Ayes.
Motion Carried.
Grundhofer Old Fashion Meats CUP, Variance, and Site Plan for Meat Market
The Commission held a public hearing to consider the application of Spencer Grundhofer and Kian Jalali
for site plan, conditional use permit, and variance approval to operate a meat market and meat processing
facility in an existing building located at 15449 Forest Boulevard North.
The CD Intern explained the applicant planned to renovate the existing 2,808 square foot building
located directly in front of Just Two Bikes for the meat market and meat processing facility. The
property was currently zoned General Business (C-2) and a meat market was a permitted use in the
ordinance, but the meat processing portion was only allowed as an accessory use with a conditional use
permit. The applicant had also applied for a variance to allow 15 parking spaces where 26 were required
by ordinance.
Hoffbeck asked about the location of the trash receptacles which were shown to be located on the
opposite side of the driveway as the building. She also asked about venison processing.
Jalali explained the trash receptacles would be approximately 20 feet away from the side door and would
be removed once a week and more often in the summer.
Grundhofer added that the barrels with the bones would be stored in containers in the cooler until picked
up. He also explained how the processing worked. Deer would be skinned outside the building in a
staging area and stored in coolers and processed inside.
Planning Commission Minutes —October 26, 2006
Page 2
Schumann asked Grundhofer to provide some background on his experience.
Grundhofer said he had worked at Nadeaus Meat Market in Hugo for 17 years and was currently a meat
cutter at Festival Foods.
Schumann asked the CDD if there had ever been any complaints with Nadeaus.
The CDD replied there had been complaints regarding the odors from the trash on the warmer days.
The applicant committed to address it (the odors from the trash) if it became an issue.
Schumann opened the public hearing.
Greg Bernier, 15409 Forest Boulevard, said he was the owner of two properties to the south of the site
and he had no problem with the market but had a few items he wanted to see in the CUP. Bernier said he
would like to see the skinning of deer only be allowed until 10 o'clock at night and the lights to be on a
timer to shut off an hour after the business closes.
Schumann asked about the accommodations to store deer.
Grundhofer responded that there would be no animals left in the staging area, and they would only be
working until around 9 o'clock.
Jalali added the lights would be on a timer and everything would shut off approximately one hour after
closing. There would be security lights on the north side of the building.
Leo Lutz, 7776 157th Street North, said he owned Lutz Cutz and there was a need for Grundhofer's
services. There was a lot of demand for processing and he supported the idea.
Rosenquist said he had no problem with the request as long as they complied with the lighting and hours
of operation.
Weidt said he was fine with it.
McRoberts had no problem with the CUP but questioned how the criteria for granting a variance was
being met and what was staff's basis for the opinion that the parking was adequate. He asked if
Grundhofer owned the property.
Grundhofer said he was leasing the property.
The CDD explained the building and parking currently existed on the property. With the changing of the
use, they would need to comply with the parking for the retail use. The ordinance based the required
parking on the entire square footage of the building business as being retail. The actual market would be
in only half of the building and the parking would be adequate for that.
Kleissler asked for an explanation on the traffic pattern and pointed out that individuals have different
sensitivities to odors.
Jalali explained pick-up orders do not take much time and there would be no semi's coming in.
Planning Commission Minutes —October 26, 2006
Page 3
Grundhofer added that pick-up orders would be taken through the front of the store but would not
conflict with the retail business. He said that if the temperature was below 40 degrees, there would be no
odors and if the temperature was higher than 40, trash would be removed as needed. In the summer, it is
stored in the freezer.
Kleissler asked if a new CUP would be required if it all became retail.
The CDD said a change in use would require a new site plan and parking requirements would be
addressed then.
McRoberts made motion, Rosenquist seconded, to approve the CUP, variance, and site plan for
Grundhofer's Old -Fashion Meats with a provision for closing time and lighting added to the CUP.
All Ayes. Motion carried.
Miscellaneous
RURAL PRESERVATION PROGRAM ORDINANCE AMENDMENT DISCUSSION
McRoberts suggested taking the motion off the table which was made at the previous meeting. The
motion was to table discussion on the Rural Preservation Ordinance Amendment until obtaining
clarification from the Met Council regarding Rural Preservation.
Schumann disagreed saying it was not published on the agenda and it did not make sense to discuss it
without Met Council shedding some light on the issue.
The CDD stated the Met Council had a rural task force committee that would be meeting to discuss the
issue of rural preservation and it would be beneficial to wait until the Committee had completed its work.
Hoffbeck said going against the system statement could cause problems by allowing only one home per
ten acres on average, and with the existing homes, the limit could be reached which would prevent some
landowners from subdividing. With no moratorium on it or discussions in the near future, it could be too
late. The ordinance was created prior to getting all the facts, and the City could be up for litigation.
McRoberts suggested getting accurate details on how much land is in the rural area and how many
homes were located there. Based on discussions with the Met Council, it is not clear or forthcoming
where we stand in regard to the system statement.
Rosenquist suggested having the City Attorney research the legal end of it.
Schumann said that if there was something eminent about the ordinance, it would have been addressed
by now. They needed to know the Met Council's general plan.
Weidt pointed out there were other properties in the rural areas of the city that were developed with more
than one home per ten acres and there had been no lawsuits. He said there were guidelines that had been
violated, not rules; there was no penalty clearly written. He thought the Commission should be able to
come to an agreement to proceed with the ordinance amendment so everyone could move forward. He
wanted it taken off the table and a decision should be made to move forward.
Planning Commission Minutes —October 26, 2006
Page 4
Schumann said if they revisited the issue now, it would be under the understanding it was one home per
ten acres, and they were not ready to make that assumption.
McRoberts made motion, Weidt seconded, to bring it off the table to discuss at the next meeting, prior to
getting the Met Council's opinion.
All Ayes. Motion carried.
MEETING SCHEDULE
The CDD pointed out the next regular scheduled meeting fell on the Thanksgiving Day holiday and the
following Thursday was the holiday party.
Weidt made motion, McRoberts seconded, to cancel the November 23, 2006 meeting.
All Ayes. Motion carried.
Adiournment
McRoberts made motion, Hoffbeck seconded, to adjourn at 8:20.
All Ayes. Motion carried.
Michele Lindau, Secretary
Planning Commission