HomeMy WebLinkAbout2003.10.23 PC MinutesMINUTES
HUGO PLANNING COMMISSION
OCTOBER 23, 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 September 11, 2003
Malaski made motion, Bailly seconded, to approve of the minutes of September 11, 2003 as
submitted.
Ayes: Bailly, Kleissler, Malaski, Rosenquist, Schumann
Abstain: McRoberts,
Masterpiece Home PUD for Senior Housing
The Commission had scheduled a public hearing to consider the application of Masterpiece Homes,
Inc, 651 LaBore Road, Little Canada, for a rezoning to PUD, PUD general plan and preliminary plat
for "Northern Pines" consisting of 38 twinhomes on a 12.3 -acre parcel located east of Highway 61
and north of 125th Street.
The Community Development Director explained that the applicant had requested that the Planning
Commission table this item until the November 13th Planning Commission meeting to allow him to
complete a review of a possible wetland on the property, and for staff to have additional time to
review any new information. Because this public hearing was noticed, staff recommended that the
Planning Commission open the public hearing, take public comments and then continue this item to
the next Commission meeting.
Chairman Schumann opened the public hearing. There were no comments. Schumann recessed the
public hearing until November 13, 2003.
Planning Commission Meeting October 23, 2003 - page 2
Rosenquist made motion, Malaski seconded, to table the request until the meeting on November 13,
2003.
All Ayes. Motion carried.
Edmund Tschida Rezone From AG to Long Term AG
The Commission held a public hearing to consider the request of Edmund Tschida, 9822 152nd
Street North, to rezone his property from Agricultural to Long -Term Agricultural. The property
is located north of Co. Rd. 57 and east of Jeffery Avenue North. This would allow the property
to be included in the Metropolitan Agricultural Preservation Program. The program provides tax
relief for agricultural and conservation land.
The Community Development Director explained that to participate in the program, the land
must be at least 40 acres in size and zoned for long-term agricultural. Landowners must commit
to leaving the property in long-term agricultural for a minimum of eight years. In addition, the
landowner must give the City notice eight years in advance of removing the land from the
program.
Chairman Schumann opened the public hearing.
Chuck Haas, 15500 Keystone Avenue North, explained that he lives next to the property and
lends his support to the request. Haas explained that he was the head of the Rural Preservation
Committee, which encourages the preservation of open space.
Malaski made motion, McRoberts seconded, to recommend approval of the request to rezone the
property from Agricultural to Long Term Agricultural.
All Ayes. Motion carried.
Karen Nelson - Minor Subdivision
The Commission held a public hearing to consider the request of Karen Nelson, 6831 137th Street
North, for a minor subdivision to split the 20 acre parcel at the above address into two 10 -acre lots.
The westerly lot would contain the existing home site. The easterly lot would be sold for a future
home site. The property is located in the Rural Residential Zoning District where the minimum lot
size is 10 acres.
The applicant had submitted a soil test indicating that the new parcel is suitable for a septic
system. However, because of the distance from the home to the septic soil test area, staff
recommended the applicant submit an acceptable design of the septic system prior to the
recording of the subdivision.
Planning Commission Meeting October 23, 2003 - page 3
Chairman Schumann opened the public hearing.
Ali Giarushi, 6720 132nd Street, asked what type of septic system would be permitted.
Schumann explained that 1,000 feet of force main was necessary to pump from the home to the
system, and a design would need to be provided to the City to show how it would be done.
Rosenquist made motion, Malaski seconded, to recommend approval of the minor subdivision,
emphasizing the requirement that the septic design be provided to the City prior to recording.
All Ayes. Motion carried.
American Tower CUP for Monopole and Equipment Cabinets
The Commission had scheduled a public hearing to consider the request of American Tower,
11600 96th Avenue North, Maple Grove, for a Conditional Use Permit to construct a 190 -foot
high monopole on the Brandt property located at 15380 Keystone Avenue North.
On October 23, 2003, the City received a letter from American Tower withdrawing their
application.
McRoberts made motion, Malaski seconded, to accept the withdrawal of the application.
All Ayes. Motion carried.
Comforts of Home
The Commission had scheduled a public hearing to consider the request of the City of Hugo and
Comforts of Home, 3252 Rice Street, St. Paul, for a preliminary plat, variances, and conditional
use permit for a 24 -bed senior assisted housing project on property located west of Highway 61
and south of 150th Street (south of the post office). The property is zoned CR -3, Central
Residential.
Staff had recommended that the Planning Commission table action on the request. The Community
Development Director explained that Comforts of Home was working out some issues with regard to
the plat and the sale of the property. Because this public hearing was noticed, staff recommended
that the Planning Commission open the public hearing, take public comments and then continue this
item to the next Commission meeting.
Jim Faulkner, Faulkner Construction, introduced Brian Winges and Bill Bisek. They provided a
brief presentation on the project. The building, as proposed, would be over 14,000 square feet
with three outdoor patio areas. Floor plans and elevations were shown to the Commission.
Planning Commission Meeting October 23, 2003 - page 4
Winges explained that they have five facilities in the Wisconsin area. The building would have
an area that would accommodate residents with Alzheimer's and an area referred to as the
assisted living wing, which would have larger bedrooms.
Rosenquist asked if it was a semi -lock down facility and Winges explained that the building
would have a keypad entrance and a receptionist's desk located directly inside the front door. An
eight -foot fence would be constructed around the patio area used by the Alzheimer's residents.
Rosenquist asked where air handling units would be located, and Faulkner explained that they
would be outside in a screened area and the trash area would also be enclosed.
Winges invited the Commission out to see their facilities in St. Croix Falls, Baldwin, and
Chippewa Falls, Wisconsin.
Schumann asked if it would be staffed 24 hours per day, and how many visitors could be
expected per day. Winges said it would be staffed 24 hours and they typically didn't have many
visitors except on holidays, so they were only requesting 12 parking spaces. None of the
residents would drive. Winges said he felt it would be a low traffic, low impact use of the site.
McRoberts asked what the cost was, and Winges said it ran from $2,800 to $3,200 per month
dependent of the required care. He said they hoped to enter a contract with Washington County
for affordable housing.
Malaski said she would like to see it nicely landscaped since it was visible from Highway 61 and
in the downtown area. Winges said it would be well landscaped with some small ponds.
Malaski asked if there was a chapel area, and Winges said it was something that was never found
to be necessary in the other facilities and residents are invited to hold chapel services in the
activity area.
Chairman Schumann opened the public hearing.
Darrell Granger, 14830 Flay Avenue North, asked if all traffic would come from the north
instead of Flay Avenue, the Community Development Director said that Flay Avenue was to
remain as it was.
Jeff Mairer, 14792 Flay Avenue North, said that he thought it was a very nice plan and would be
compatible with the neighborhood.
Chairman Schumann recessed the public hearing until November 13, 2003.
Malaski asked if there was any type of sign planned and Winges said he would like to construct a
monument at the entrance near the cul-de-sac on 150th Street North.
Malaski made motion, McRoberts seconded, to table the request until the meeting of November
Planning Commission Meeting October 23, 2003 - page 5
13, 2003.
All Ayes. Motion carried.
Change/Cancel Meeting November 27, 2003 (Thanksgiving)
Malaski made motion, Bailly seconded, to cancel the regularly scheduled meeting on November
27th due to the Thanksgiving Holiday.
All Ayes. Motion carried.
Adjournment
Malaski made motion, Rosenquist seconded, to adjourn at 7:45 pm.
All Ayes. Motion carried.
Michele Lindau, Secretary
Planning Commission