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HomeMy WebLinkAbout2004.05.13 PC MinutesMINUTES HUGO PLANNING COMMISSION May 13, 2004 Call to Order Chairman Schumann called the meeting to order at 7:04 p.m. PRESENT: Bailly, Hoffbeck, Kleissler, Malaski, McRoberts, Rosenquist, Schumann ABSENT: None ALSO PRESENT: Bryan Bear, Community Development Director Kendra Lindahl, City Planner Michele Lindau, Secretary Introduction of Bryan Bear Chair Schumann introduced and welcomed the new Community Development Director Bryan Bear to the City of Hugo. Bear began his position with the City of Hugo on Monday, May 3, 2004. Minutes of April 27, 2004 Malaski made motion, Kleissler seconded, to approve the minutes of April 27, 2004 as submitted. All Ayes. Motion carried. Wagners Greenhouse — CUP Amendment The Commission held a public hearing to consider the request of Wagners Limited Partnership, 6024 Penn Avenue, Minneapolis, for a Conditional Use Permit Amendment to extend the expiration date of the construction of Phases 2 and 3 which would consist of additional greenhouses on their property at 4860 Frenchman Road (CASH 8). The Planner explained that according to the applicant, because of the poor economic conditions of the past two years, it has not been feasible to expand the business at the anticipated pace. The applicant is currently working on the wetland fill necessary to facilitate the construction of Phases 2 and 3. However, these phases will not be complete by December 31, 2004, as required in the original CUP. The applicant requested that the CUP be amended to allow until December 31, 2006 to complete Phase 2 and 3. The applicant's original intent was to construct a retail garden center on the subject property when sewer and water became available. Chairman Schumann opened the public hearing. BE Planning Commission Minutes — May 13, 2004 Scott Wagner, Wagner Greenhouses, thanked the City for considering the CUP application amendment and offered to answer any questions. Commissioner McRoberts asked if Phases 4 and 5 would be pushed back as well. Wagner said they would. Chair Schumann asked what, if anything was contingent on having sewer and water available. Wagner said the southwest corner of the property was waiting for utilities. There were no other comments and Schumann closed the public hearing. Malaski made motion, Bailly seconded, to recommend approval of the Conditional Use Permit Amendment for Wagners Greenhouses. All Ayes. Motion carried. Tom LaCasse — Minor Subdivision The Commission held a public hearing to consider the application of Tom LaCasse, 13375 Elmcrest Avenue North, to subdivide his 10 acre parcel into two parcels. The existing home would remain on an 8.75 acre parcel and the remaining 1.26 acre parcel would be a new home site. The Planner explained that the property was within the MUSA but not served by municipal utilities. The parcel containing the existing home is serviced by a private well and septic and the future site has space suitable for a septic system. The applicant requested the City waive the requirement that all lots within the MUSA to be served by municipal sewer and water. Staff included a condition in the attached resolution to require the applicant to either pay a cash escrow for the future road and utility improvements, or enter into an assessment agreement for the future improvements which would require the property owner to waive all rights to appeal any future assessments. Chair Schumann opened the public hearing. Tom LaCasse, the applicant, explained that he considered bringing utilities to his property but it was too costly. Commission members agreed that it made no sense to bring sewer and water service to his property until surrounding properties were being developed. There were no other comments from the public. Chair Schumann closed the public hearing. Malaski made motion, Bailly seconded, to approve the minor subdivision with the conditions as stated in the draft resolution. -2- Planning Commission Minutes — May 13, 2004 All Ayes. Motion carried. Eric Olson — Minor Subdivision The Commission held a public hearing to consider the request of Eric Olson, 5030 165th Street North for a minor subdivision to create two 10 -acre parcels from his 20 -acre parcel. The Planner explained that Hardwood Creek runs east to west through the center of both sites and a large wetland extends north from 165th Street to the Creek. A home is located on the west parcel. The current driveway access crosses the wetlands located on the east parcel. The proposed location for a new home on Parcel B would use the current driveway but would not cross the wetlands. The current home would need a new driveway location off 165th Street and a permit to cross the wetlands located along 165th Street. The applicant would need to apply to the City for the necessary permits. Rosenquist made motion, Malaski seconded, to recommend approval of the minor subdivision for Eric Olson. All Ayes. Motion carried. E & G Development — Diamond Point West The Planning Commission held a public hearing to consider the application of Emmerich Development Corporation, 1875 Station Parkway, Andover. The Planner explained that the applicant was applying for a PUD amendment to add approximately 19 acres to the project formerly known as "Diamond Point West" and a preliminary plat for Diamond Point West 2nd Addition and Diamond Point West Yd Addition. Diamond Point West 2nd Addition included 39 units and Diamond Point West Yd Addition included 7 units. She explained that there were no significant changes to the preliminary plat and PUD beyond the addition of the 19 -acres south of the original Diamond Point West plat. Dee Pastorious, 6074 Egg Lake Road North, expressed concern over the water level in the area saying her yard was already flooded. She made reference to the Judicial Ditch 2 project and said that 13 years ago when improvements were made to Egg Lake Road (CSAH8) she was guaranteed by the City that elevations would be taken care of but her house is sinking. Chair Schumann acknowledged that there were numerous drainage issues within the City. He said that prior to issuing Certificates of Occupancy, elevation standards are met and drainage issues are addressed. The Planner pointed out that there were limited wetlands on the property being developed and more that half of the land would be preserved with conservation easements. Developer cannot finalize the design of the ditch improvements until the development is approved. -3- Planning Commission Minutes — May 13, 2004 Dean Zerwas, 6732 Egg Lake Road, said when Diamond Point was first approved it was agreed that the road would be improved prior to further development, and it was premature to construct the road prior to determining the elevation of Rice Lake. Zerwas said the felt the road should be finished and the culverts set prior to the building of homes. The Planner explained that the road improvements did not begin last winter because the design was not finalized in time. Changes in City staff hampered the ability to work out design issues. Ken Anderson, 13875 Goodview Avenue North, said that Goodview was nearly flooded now. He talked about road construction and difficulties caused by the freeze/thaw cycle. Mike Quigley, Developer, pointed out that they were not building on any wetlands and impervious surface would be offset by eliminating the road connection to the north. Holding ponds in the development would retain runoff from the site. Commissioner Hoffbeck noted that it was obvious that people were having trouble with water and, since there were no guarantees the problems would be fixed, the addition of seven more lots would not help the matter. Commissioner Malaski asked that homes in the Yd Addition not be constructed until Goodview was completed and that a condition be added to the resolution regarding the parkland dedication fee. Commissioner Bailly was concerned about the traffic traveling through the Rice Lake Meadows subdivision, specifically Geneva Avenue North because of the lack of sidewalks. Commissioner Malaski suggested the City investigate options for slowing down the traffic on Geneva, possibility installing a speed bump. Commissioner Rosenquist expressed concern about the condition of Goodview and construction traffic. He asked that the developer work with the City Engineer to determine the feasibility of putting down the first lift of bituminous this year. Quigley indicated he would comply with the City Engineer's recommendation. The developers would benefit from the upgraded road as well. Malaski made motion, Bailly seconded, to recommend approval of the PUD amendment and preliminary plat for Diamond Point West 2nd and 3rd Addition with all the conditions of the draft resolution and adding a condition specifying the parkland dedication fee and a recommendation the developer work with the City Engineer to proceed with improvements to Goodview. All Ayes. Motion carried. -4- Planning Commission Minutes — May 13, 2004 Miscellaneous The Commission discussed how to ensure meetings did not extend past 10:00 p.m. The Community Development Director provided several options to the Commission. The Commission asked that staff explore those options and report back to them. Adiournment McRoberts made motion, Malaski seconded, to adjourn at 9:20 p.m. All Ayes. Motion carried. Michele Lindau, Secretary Planning Commission -5-