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HomeMy WebLinkAbout2003.07.10 PC MinutesMINUTES HUGO PLANNING COMMISSION July 10, 2003 Call to Order Chairperson Schumann called the meeting to order at 7:00 p.m. PRESENT: Bailly, Kleissler, Malaski, McRoberts, Rosenquist, Schumann ABSENT: Peltier ALSO PRESENT: John Rask, Community Development Director Michele Lindau, Planning Commission Secretary Minutes of June 26, 2003 McRoberts made motion, Bailly seconded, to approve of the minutes of June 26, 2003 as submitted. All Ayes. Motion carried Solid Ground Development Plat and CUP for Former Legion Site The Commission continued the public hearing to consider the request of Solid Ground Development, 4756 Banning Avenue, White Bear Lake, for a conditional use permit, a variance, and preliminary plat for 10 townhome lots on property located east of Highway 61 between 1471' and 148th Street (the American Legion Property). The Planning Commission had tabled the application at their June 26 meeting. The CD Director explained that a conditional use permit was necessary to allow townhomes in a CR -3 zoning district and the variance was necessary for detached garages because the zoning ordinance requires each townhome unit to have a single car attached garage as a minimum. The proposed plat would have a detached two -car garage for each unit. Staff found that constructing the home with attached garages would detract from the architecture of the building and provide less parking and storage. Rosenquist felt the resolution should contain language to ensure recreational vehicles are not stored it the driveway. Bailly felt additional parking would be necessary. McRoberts questioned whether there would be access via sidewalks from the street and the CD Planning Commission Meeting July 10, 2003- page 2 Director said the City was considering a future trail along 147th Street North. Rosenquist suggested additional parking on the north and south side of the garages. He asked if the Fire Department had reviewed the plan and the CD Director said they had and requested additional hydrants be installed. McRoberts said that access to the units off 147th Street was important and there should be no parking in front of the garages due to fire concerns. Raymond Pruban, Solid Ground Development, said the site was approximately 100' X 400' which made it challenging to develop. He showed the Commission pictures of the apartment building and mini -mall to the north, residential and commercial to the west, residential to the east, and apartments and residential to the south. He explained how he felt the townhomes would make good use of this transitional piece of property. He also indicated on the plat where pine trees would be planted as buffering to the east, indicating it had been discussed with the property owners at a recent meeting. Pruban said they had partnered with Avalon Homes to build the townhomes. McRoberts asked about walkout access to the streets and Pruban said it seemed reasonable and logical but they had not given it much thought. Rosenquist asked how more parking could be created, and Pruban said he was unsure because they had not calculated the amount of impervious surface. Schumann reconvened the public hearing. Aaron Hass, 14786 Foxhill Avenue North, asked what the minimum height of the trees to be planted would be. Spencer Grundhofer, 14754 Foxhill Avenue North, said he would like to see an eight -foot fence constructed all along the east side of the property. McRoberts asked whose property the fence would be on and Grunhofer said that was still in question. Keith Greenwalt, 6421 165th Street North, said he would be disappointed if the Planning Commission recommended approval of the plat when there was a dispute about the property line. Greenwalt said the issue should be resolved first. Ray Pruban introduced the surveyor, Jason Rud, from E.G. Rud and Sons, Inc., and explained the due process involved in clearing up property line disputes. Pruban said the County acknowledges the overlap based on the legal descriptions and the property would need to be quit claimed to the homeowners to the east. The homeowners have fences on the property in question. Jason Rud explained how they used Washington County's boundary corner monuments and not the descriptions of adjacent property owners when surveying the property. Rud said it was not uncommon to have property line disputes since the equipment used today is much more accurate than past methods of surveying. Planning Commission Meeting July 10, 2003- page 3 Pruban said that the Legion had informed him that they (the Legion) did not install the fences. Jody Needham, 14740 Foxhill Avenue North, said the fence was there when they moved in and they recently received a letter from the American Legion that stated they (the Legion) had installed the fence in 1962. Needham said the property owners were requesting a unified eight - foot fence along all the properties to block the two story buildings Pruban was proposing. She indicated that the existing fence was in poor condition. The CD Director explained that eight -foot fences are permitted if they are setback six feet from the property line. The property owners agreed that a six-foot fence would be okay. Mr. Grundhofer asked who would maintain the fence. Pruban said they had financial concerns about building a six-foot high fence that was 400 feet long. He said he also felt the fence would create a long narrow tunnel affect that would be unappealing to the future townhome residents. McRoberts asked Pruban what they would do with the fences if the property owners did not accept the property they were proposing to quit claim deed to them. Purban said they would leave the fences up, some only temporarily. Pruban preferred landscaping to fencing as a screen, and said he believed the City could approve the plat with the questionable property plated as an outlot that would be maintained by the homeowners association should the adjacent property owners decide they did not want it. Larry LeMay, 14770 Foxhill Avenue North, said he would like to see a new fence built on the Legion property line and then deeded to the property owners. Aaron Hass asked what the plan was for stormwater and if there were any plans for a sidewalk along 148th Street North. Schumann responded saying that storm sewer was available in the area and a sidewalk is being considered along 147th Street. Malaski asked if there were plans for a monument sign, and Pruban said they were not planning on having one. Malaski if there was any landscaping planned on the north and south side of the buildings. Pruban said they could put in additional foundation plantings. Keith Greenwalt agreed with LeMay in that the developers should construct a fence. Rosenquist explained that the City could not require them to do so since all properties would have residential uses. There were no other comments so Schumann closed the public hearing. Bailly said she liked the way the units look and would like to see more plantings along the streets. She said she appreciated their attempt to buffer the east property with spruce trees and appreciated Planning Commission Meeting July 10, 2003- page 4 their willingness to quit claim the property to the adjoining landowners. She also said she would like to see additional parking. McRoberts was concerned about the questionable property line and buffering with six-foot spruces that will take years before they provide adequate screening. He said he would like to see the owner replace the fence though he knows it cannot be enforced. Kleissler felt there should be buffering and landscaping along the west side and a low buffer along the east side where the plat showed no trees. She said she was concerned about emergency access. Rosenquist said there should be no parking on the street or in front of the garages to allow for emergency access. He said they could leave spaces between garage 7 and 12 open for parking. Malaski was concerned about the landscaping since it was in the downtown area and said she had a hard time approving the plan as shown. She asked the developer to provide an updated landscape to the City Council when the request goes before them. She said she would like to see better landscaping plans in the future and Rosenquist agreed. Pruban said the distance along the streets to the north and south would only permit enough space to plant two trees. He said he would work with staff on additional landscaping and provide it to the Council. Schumann asked if there were any play areas for children. Pruban said it would be possible to create an area for children where the Commission is requesting additional parking. He said he would need to evaluate the impervious surface. McRoberts asked if they would be willing to share the expense of the fence and Pruban said they might be able to do so. Rosenquist made motion to recommend approval of the request for the plat for the former Legion property as recommended by staff adding the condition that the developer work with staff to create extra parking, revise the landscape plan, and leave the space between garages 7 and 12 open for parking. McRoberts seconded the motion given the developer indicated their willingness to share in the expense of the fence between the street and garages. All Ayes. Motion carried. Cancellation of September 25th Meeting The Community Development Director explained to the Commission that he would be unable to attended the second regularly scheduled meeting in September and asked the Commission if they would like to cancel or reschedule the meeting. The Commission decided to wait until the first meeting in September to determine if the second meeting needed to be held. Planning Commission Meeting July 10, 2003- page 5 Miscellaneous Malaski expressed her desire to continue work on the downtown plan and suggested a joint meeting with the City Council. Members of the Commission agreed the downtown plan needed to be done so the City could be proactive in development. Malaski asked if the Council wanted to consider an ordinance pertaining to "meth" lab cleanup. The Community Development Director said the City Attorney was drafting an ordinance. McRoberts initiated a discussion on incomplete applications put before the Commission, especially those applications lacking complete landscape plans. The Commission requested staff require complete landscape plans prior to forwarding the applications to the Commission for consideration and suggested a set of guidelines be created to provide some direction to the applicant. Adjournment Ron made motion, Schumann seconded, to adjourn at 9:03 pm. All Ayes. Motion carried. Michele Lindau, Secretary Planning Commission