HomeMy WebLinkAbout2005.03.10 PC MinutesMINUTES
HUGO PLANNING COMMISSION
March 10, 2005
Call to Order
Chairman Schumann called the meeting to order at 7:00 p.m.
Oath of Office
Tom Weidt took the Oath of Office. Weidt was appointed by the City Council to fill the vacancy
created by the expiration of Sandy Malaski's term and her decision to resign from the
Commission.
PRESENT: Bailly, Hoffbeck, Kleissler, Rosenquist, Schumann, Weidt
ABSENT: McRoberts
ALSO PRESENT: Bryan Bear, Community Development Director
Michele Lindau, Community Development Assistant
Minutes of February 10, 2005
Bailly made motion, Hoffbeck seconded, to approve the minutes of February 10, 2005 as
submitted.
All Ayes. Motion carried.
Lutz CUP for Home Occupation
The Commission held a public hearing to consider the application of Vince and Julie Lutz, 15118
Irish Avenue North, for a Conditional Use Permit to allow a home occupation on their property
which is approximately 28 acres in size and located in the Agricultural Zoning District. The
home occupation would consist of an auto repair business conducted in an existing accessory
building. Hugo City Code Chapter 320, Section 1195-330.1, requires a Conditional Use Permit
to conduct a home occupation inside an accessory building. Staff recommended approval of the
Permit with conditions.
Chair Schumann opened the public hearing. There were no comments and Schumann closed the
public hearing.
Planning Commission Minutes — March 10, 2005
Kleissler made motion, Hoffbeck seconded, to recommend approval of the Conditional Use
Permit, adding that there should be no signage on the property, and the hours of operation, 8 a.m.
to 6 p.m., should be added as a condition in the permit.
All ayes. Motion carried.
Rural Preservation Ordinance
The Commission held a public hearing to consider a Rural Preservation Ordinance. The
Community Development Director provided background to the Commission. Over two years
ago, the City Council appointed a Rural and Open Space Committee with the stated goal of
recommending methods to allow development in rural areas, while maintaining rural character
and establishing permanent, meaningful open spaces. The Committee held 18 meetings over a
two year period and discussed a variety of methods to achieve the committee's goal. The
Committee's final recommendation was to replace the current cluster housing ordinance with a
rural preservation program focused at providing a meaningful alternative to development of 10 -
acre lots in the rural areas of the City while still meeting the City's objectives of preserving rural
character and open space. The Rural Preservation Program Ordinance would replace the existing
Cluster Housing Ordinance (Section 1195-15001).
Chair Schumann opened the public hearing.
James Gregoire, 16720 Henna Avenue North, asked the Commission to keep an open mind
regarding landowners of smaller parcels in the rural areas so they would fall within the criteria to
be able to subdivide. Commissioner Schumann said that it had been emphasized that staff and
Council would exercise a lot of flexibility with parcels under 40 acres in size.
There were no other comments and Schumann closed the public hearing.
The Commission discussed openspace areas and how they would be zoned, taxed, and
developed. They considered the high cost of maintenance and liability to a Homeowners
Association that would consist of very few members. Also discussed was a means of
maintaining community wells and septics. The Commission agreed that the language in the draft
ordinance should be changed to make it clear that it is not mandatory to have a Homeowners'
Association; other means for managing the property could be utilized.
There was discussion on what constitutes "rural" character and whether the ordinance was
maintaining or actually changing the existing character of the land.
The draft ordinance provided an option for the City to acquire certain areas, such as shorelines, to
be included as preserved open space. The Commission felt it should be a request of the City and
not a requirement.
Planning Commission Minutes — March 10, 2005
The Commission discussed the minimum parcel size for a cluster development and some felt
developers would probably not find it profitable to invest in anything less than forty acres. The
draft ordinance provided an option for the Council to waive the minimum lot size requirement
and the Commission felt the wording should be changed to make it clear that smaller parcels
would be considered.
Kleissler felt the total density stated in the draft ordinance should be reduced to ten lots per forty
acres. Other members felt it should remain at twelve to make it viable for developers and to
reduce the creation of `stovepipe' lots.
The Commission discussed accessory structures and what would be allowed and not be allowed.
Accessory structures would be discussed as part of the approval and the Commission felt it
should be clarified in the ordinance.
The Commission considered the impact of development and agreed there should be more focus
on neighboring homeowners. The Commission felt there should be a provision in the ordinance
that if there were no natural features buffering the properties, the development must provide
reasonable screening to adjacent areas.
Potential road improvements were discussed and how existing homeowners and developers
would be assessed. The Commission agreed that it should be addressed with each individual
project.
Rosenquist made motion, Hoffbeck seconded, to recommend approval of the draft ordinance
with the following changes and comments:
Minimum parcel size to be 40 acres with the Council having right to waive this
requirement. Also, it should be clear in the ordinance that smaller parcels will work.
Total number of lots to remain at twelve per forty acres.
Change language in the ordinance to make it clear that a Homeowners Association is not
mandatory.
Potential road improvements and assessing for them would be addressed with each
project.
Change language regarding use of shoreland and other desirable openspace to allow the
City to request it, not require it, to be preserved openspace.
Clarify accessory structures, what is allowed and what is not.
Require developers to provide reasonable screening and buffering to adjacent areas if
there are no natural features available.
All Ayes. Motion carried.
Planning Commission Minutes — March 10, 2005
March 24, 2004 Planning Commission Meeting
The Commission discussed the agenda for the Board of Zoning Adjustment meeting at 6:30 on
March 24 and concluded that the Planning Commission meeting should start at 7:30 instead of
7:00 p.m.
Adjournment
Hoffbeck made motion, Kleissler seconded, to adjourn at 9:06 p.m.
All Ayes. Motion carried.
Michele Lindau, Secretary
Planning Commission