Loading...
HomeMy WebLinkAbout2004.06.24 PC MinutesMINUTES HUGO PLANNING COMMISSION JUNE 24, 2004 Call to Order Chairman Schumann called the meeting to order at 7:00 p.m. PRESENT: Bailly, Hoffbeck, Kleissler, Malaski, McRoberts, Schumann ABSENT: Rosenquist ALSO PRESENT: Bryan Bear, Community Development Director (CDD) Michele Lindau, Secretary Minutes of June 10, 2004 Malaski made motion, Kleissler seconded, to approve the minutes of June 10, 2004 as amended. All Ayes Motion carried. Jim Leroux Minor Subdivision The Commission held a public hearing to consider the application of Jim Leroux, 4360 165th Street North, for a minor subdivision with a variance from the minimum lot size to subdivide 38.77 acres into three lots. The property is located at the southwest corner of 165th Street and Everton Avenue North. One parcel would be 20 acres in size and was not planned for development. The remaining property would be split into an 8.6 acre and 10 acre lot. Hugo City Code requires a minimum lot size of 10 acres in the Future Urban Service Area; therefore, the 8.6 acre parcel required a variance. The CDD explained that the twenty acre parcel was not sited to be built on at this time but was likely to develop when sewer and water became available to the property. Because of the location of Hardwood Creek on the proposed twenty acre parcel, the applicant had shifted the property lines to the east to allow access to that parcel from 165th Street. The applicant had also shifted the property lines to allow the existing detached accessory building to be located on a single parcel, rather than being split by the current property line. As part of the subdivision, the applicant had agreed to dedicate a 33 -foot wide right-of-way easement for the existing 165th Street roadway and a 100 -foot wide right-of-way easement for Everton Avenue. The result was one parcel narrower than usual, requiring the variance. The applicant would be dedicating right-of-way in lieu of -1- Planning Commission Minutes — June 24, 2004 paying parkland dedication fee. The applicant, Jim Leroux, was at the meeting and stated his intentions to provide for the future of his children by subdividing the property so they may build and continue to live in Hugo. Other than the applicant, there was no one else present who wished to speak on the request. Malaski made motion, McRoberts seconded, to recommend approval of the minor subdivision and the variance for the Leroux property. All Ayes. Motion carried. Victor Gardens South Village The Commission held a public hearing to consider the request of POA -Scherer, LLC, 3030 Centre Point Drive, Roseville, for a PUD amendment and preliminary plat for "Victor Gardens South Village" consisting of 14 townhome units and approximately 56,000 square feet of retail/office space on 12.62 -acres located south of Frenchmen Road (CR 8) and west of Everton Avenue North. The CDD explained the plat was a small part of a much larger project. The original PUD included 670 housing units and 185,000 square feet of commercial space. In February 2004, twenty-three acres were added to the PUD which included two commercial lots and 92 townhome units. The original PUD showed 46 apartment units where the townhome units will be built. The apartments were omitted in response to market changes and soil conditions on the proposed site. The applicant was requesting flexibility from the original PUD to allow a 24 -foot setback from CSAH 8 for a portion of the large retail buildings, no visible entries from the street, detached trash enclosures where the PUD required enclosures to be internal, and 80 -square foot monument signs where 40 -feet is the maximum sign area allowed by ordinance. Staff found the request was consistent with the original PUD The plat would include a bank building approximately 5,000 square feet, two retail buildings approximately 13,000 square feet each, a smaller retail building and coffee shop with a drive- through lane, and a daycare/office building. The CDD noted that the drive through lane was tight and said he would like to continue to work with the developer on the design of it. Color renditions of the proposed buildings were available showing a high level of architectural design. Chair Schumann opened up the public hearing. David Hemple, Contractors Property Developers Company, introduced the Developer Len Pratt; Sherri Ahrens, Westwood Professional Services; Matt Alexander, Contractor Property Developers; and Bill Wittlock from RSP Architects. Hemple showed how the traffic would flow to and from the retail sites. -2- Planning Commission Minutes — June 24, 2004 The Commission indicated they liked the right -in and right -out on CSAH 8 and Elmcrest Avenue North. They discussed the location of the monument signs and landscaping in the parking lot. Hemple stated that they wanted the visibility from CSAH 8 and were proposing to landscape with a short Alpine Current hedge along that side of the parking lot. The Commission discussed the location of the outdoor eating area and whether the design was unique or modeled after an existing plat. Hemple assured them it was a unique design and would be pedestrian friendly. The Commission asked if it was going to be done in phases and Pratt said they would likely be constructing them concurrently and hoped to begin construction at the end of this year. McRoberts asked if the loss of the residential homes on the south side of CSAH 8 would be transferred to the north side. Hemple stated that the total unit count would not exceed the 670 units approved with the original PUD. They were still proposing 200-220 townhome units on the north side. McRoberts also encouraged them to keep the shrubs along CSAH 8 as high as possible to screen the parking lots. The Commission discussed the decorative planters on the sidewalks along the retail buildings, saying it should be done in a controlled fashion. The developers agreed it should be addressed in the covenants. Matt Alexander presented the lighting plan and showed the design of the street lamps along the sidewalks. Alexander presented a photometric study showing that all parking areas would receive light. The Commission was concerned that the proposed coffee shop could become a fast food business. Alexander stated that space constraints would not allow for it. The Commission complimented the developers on the plat and said it would be a nice addition to the area. Schumann closed the public hearing. Malaski made motion, Bailly seconded, to recommend approval of the PUD amendment and preliminary plat for Victor Gardens South Village with the condition that staff continue to work with the developer on the drive through lane. All Ayes. Motion carried. -3- Planning Commission Minutes — June 24, 2004 Miscellaneous The CDD reminded the Commission about the joint workshop with the City Council on June 28, 2004 at 7 PM at Hugo City Hall to discuss CSAH 8 and the downtown plan. Malaski said she felt the tree ordinance need to be revised to provide a condition they put money into a tree fund if they were not able to meet the requirement to plant trees. This item will be put on a future agenda for discussion. Hoffbeck cautioned on the safety of children in public areas that are heavily wooded. Adjournment Malaski made motion, Kleissler seconded, to adjourn at 8:50 pm. All Ayes. Motion carried. Michele Lindau, Secretary Planning Commission -4-