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HomeMy WebLinkAbout2005.08.25 PC MinutesMINUTES HUGO PLANNING COMMISSION August 25, 2005 Call to Order Chairman Schumann called the meeting to order at 7: 10 p.m. PRESENT: Bailly, Hoffbeck, Kleissler, Rosenquist, Schumann, Weidt ABSENT: McRoberts ALSO PRESENT: Bryan Bear, Community Development Director (CDD) Michele Lindau, Community Development Assistant Andrew Gitzlaff, Community Development Intern Minutes of July 14. 2005 Weidt made motion, Kleissler seconded, to approve the Planning Commission minutes of July 14, 2005 as submitted. All Ayes. Motion carried. Joseph & Marcia Wolkerstorfer CUP for Accessory Building The Commission held a public hearing to consider the application of Joseph and Marcia Wolkerstorfer, 16780 Jeffrey Avenue North, for a conditional use permit to construct a 1,440 square foot accessory building on a vacant 22 acre parcel prior to the construction of the home on the property. The applicant would like to use the building to store items and equipment from their existing home, which is located on the adjacent parcel to the north, to prepare for the sale of the home. The applicant intends to construct a new home on the parcel once the existing home is for sale. The CDD reviewed the draft conditional use permit with the Commission. Staff recommended approval of the permit with the conditions that a $5,000 escrow is submitted to the City to ensure a building permit for the home is applied for within one year, the building is used for agricultural and personal storage only, and the applicant obtain a driveway permit from Washington County. Schumann opened the public hearing. The applicants were present and indicated that they agreed with the conditions proposed. Mr. Wolkerstorfer stated that he had already obtained the driveway permit from Washington County and he presented a copy of the permit to the Commission Secretary. There were no other comments and Schumann closed the public hearing. The Commission agreed that the request met the criteria for a conditional use permit. Planning Commission Minutes - August 25, 2005 Page 4 of 5 Rosenquist made motion, Weidt seconded, to recommend approval of the conditional use permit as drafted. All Ayes. Motion carried-. Granger Inc. Rezoning from CR -3 to C-1 The Commission considered the request of Granger's Inc, 5725 14S1h Street North, to rezone from Central Residential (CR -3) to Central Business (C-1). The property is 0.7 acres in size and located east of Highway 61 and south of 147th Street. The applicant currently owns the property and the auto body repair business on the site. Community Development Intern Gitzlaff explained that the current use of the property of an auto repair business is not a permitted use in the Central Residential District but Granger's Auto Body Repair is allowed to operate as a legal non -conforming use. However, the development potential of the property is limited because a legal non -conforming use cannot be enlarged, expanded, or operated in a different manner than as it existed the day the use became non -conforming. The applicant is requesting the rezoning in order to obtain the ability to expand the business or redevelop the site into another commercial use at a later date if desired. The CDD explained there was a City wide zoning change in the late 1990's and it was then that the property was rezoned to residential. He indicated that it is unknown whether it was intentional or not. Schumann opened the public hearing. Dan Granger. 5624 14151 Street North, said they were unaware that there was a zoning change and recently found out it was zoned residential. There was no one else present who wished to speak on the request and Schumann closed the public hearing. Weidt made motion, Bailly seconded, to recommend approval of the rezoning of the property from Central Residential (CR -3) to Central Business (C-1). All Ayes. Motion carried. John & Kim Granger CUP for Twinhome The Commission held a public hearing to consider the request of John and Kim Granger for a conditional use permit to allow the construction of a twinhome on the south end of their property located at 5757 147th Street North which consists of .45 acres. Intern Gitzlaff explained that the parcel consist of .45 acres and was located in the central residential zoning district where twinhomes were permitted subject to the approval of a conditional use permit. There was an existing house on the property which the applicant would demolish. The twinhome as proposed would meet all building setbacks. Gitzlaff showed the proposed elevations and indicated that staff felt changes to the design and architectural elements could improve the look of the twinhome. Planning Commission Minutes - August 25, 2005 Page 4 of 5 Staff had received three letters from neighboring property owners stating objection to the twinhome. The letters had been forwarded to the Planning Commissioners. Three more letters from other neighbors who were unable to attend the meeting were forwarded to the Commissioners at the meeting. Kleissler asked how soon the road (147th Street) would be widened. The CDD said the City would be applying to MN DOT for funding and it could happen in late 2006 or in 2007. Weidt asked about the area of discrepancy shown on the plat. Schumann opened the public hearing. Tom Lenhart, 5775 Lower 147th Street North, stated that the lot size appeared inadequate for a twinhome, 147th Street would not provide safe access, and Lower 147th was a dead end street where there were many children walking and biking. He said that the owner of the property knew that it was a single family home when he purchased it and that the home was currently dilapidated. Lenhart said he felt it was not compliant with the character of the surrounding neighborhood and it appeared that the north half of the parcel could be subdivided off in the future. Holly Parsons, 14720 Foxhill Avenue North, asked the Commission if any of them had driven down 147th Street. Children ride their bikes on the street. She was concerned that there would be parking on the street which was already too narrow for the garbage trucks. She asked why the driveways could not be longer and come off of 147th Street. The CDD said that under the current zoning, another twinhome could not be constructed. Zach Wilson, 5801 1471h Street North, was concerned about the traffic. He said that the garbage trucks needed to back down the street because it was too narrow and there is a duplex on the end of the street where a lot of cars park. The proposed twinhome does not fit in the neighborhood and the proposed site has an abandoned van parked on the property. Richard Thomas Rodriguez, 5725 Lower 147th Street North, told the Commission that he had raised his family there and the children used to ride their bikes on the street. He said the owner was only trying to make a profit. Hoffbeck asked if the homes were owner occupied or rental, and Rodriquez said they were owner occupied. Davy Lenhart, 5775 Lower 147th Street North, showed the Commission pictures of the property and the abandoned van on it. He said it would not fit in with the surrounding houses and neighborhood. Tony Parsons, 14720 Foxhill Avenue North, said he seconded everyone's opinions. He said he was a life resident of Hugo and was upset that the townhomes on the north side of 147tb Street, former Legion property, were to be owner occupied but are now for rent and there were many cars always parked there. John and Kim Marie Granger, applicants, said the twinhome would be consistent with the neighborhood and they complied with the existing setbacks. They had concerns about backing Planning Commission Minutes - August 25, 2005 Page 4 of 5 out onto 147th Street and put the driveway on Lower 147th Street because they felt it would be safer. John Granger said he would not build until one half of the twinhome was sold. There were no other comments and Schumann closed the public hearing. Weidt said he was concerned about the neighborhood and would like the applicant to rethink the plan and situate the twinhome towards 147th Street. Bailly agreed with Weidt. Lower 147th was too narrow and there would not be enough parking spaces. Kleissler said a twinhome did not seem appropriate there and she agreed with the others' comments. Rosenquist asked the CDD if there was any legal reason they could not deny the request. The CDD said they could deny it if it did not meet all the criteria such as compatibility with surrounding character. Hoffbeck said that because of neighborhood response, building the twinhome as is would be difficult and if they denied it, it would be because it did not meet all the criteria. She suggested the applicant consider a single family home on the site. Schumann said the applicant could try to compromise with the neighbors and suggested a neighborhood meeting before it came back to the Planning Commission. Kim Granger asked why the plan was considered to be so different and not consistent with what was already in the neighborhood. She felt it would beautify the neighborhood and said they were only trying to improve on what was there and be consistent with the neighborhood. The applicants indicated they would like to submit a new plan. Schumann said his preference would be to talk with the neighbors since there was room for discussion. . Rosenquist made motion, Kleissler seconded, to recommend denial of the conditional use permit for John and Kim Marie Granger. All Ayes. Motion carried. Bailly added that if they were going to resubmit something, it would be preferable to see more house than garage on the plan. Adjournment Rosenquist made motion, Kleissler seconded to adjourn at 8:15 p.m. All Ayes. Motion carried. Michele Lindau, Secretary Planning Commission