HomeMy WebLinkAbout2013.10.10 PC PacketAGENDA
HUGO PLANNING COMMISSION
THURSDAY$ OCTOBER 10, 2013
HUGO CITE' HALL
7:00 p.m.
A. ROLL CALL (Arcand, Gwynn, Kleissler, Knauss, Lessard, McRoberts, Rosenquist)
A. PLEDGE OF ALLEGIANCE
C. APPROVAL OF MINUTES
1. July 25, 2013
D. PUBLIC HEARING
1. Ellen St. Sauver — Preliminary and Final Plat for "Hopkins Acres"
2. Terry Luedeke — Interim Use Permit (IUP) Amendment for a Home Occupation
E. OLD BUSINESS
F. NEW BUSINESS
1. Update on Preliminary Metropolitan Council Forecasts for Thrive 2040
2. Reschedule November 28`", 2013, meeting to December 5, 2013 due to the Thanksgiving
Holiday
3. Reschedule the December 12', 2013, meeting to December 19'b, 2013
G. ADJOURNMENT
MINUTES
HUGO PLANNING COM USS ON
July 25, 2013
Call to Order
Chairman Gwynn called the meeting to order at 7:09 pm.
PRESENT: Arcand, Lessard, Rosenquist, McRoberts, & Gwynn
ABSENT: Knauss and Kleissler
ALSO PRESENT: Bryan Bear, City Administrator
Rachel Juba, Planner
Approval of Minutes
McRoberts made motion, Arcand seconded, to approve the Planning Commission minutes of
June 13,2013.
All Ayes, motion carried.
Ramberg = Interim Use Permft for Second Dwelling on the Property for Farm Hand Living
Quarters
Planner, Rachel Juba, Proved background on the application to the Commission. The applicant is
requesting approval of an Interim Use Permit (IUP) to allow a second dwelling on the property
for living quarters for a farmhand on property located at 5657 170'h Street North. The property is
approximately 29 acres in size and is located within the FUS zoning district.
The applicant is requesting to allow a farmhand to live in a trailer home on the property to help
with the day to day operations of the horse training and boarding facility and the events that are
hosted on the property. The trailer is proposed to be 840 square feet and located northeast of the
existing house. The trailer is proposed to meet all building setback requirements. The trailer will
be served by well and septic. The applicant is installing a new septic system, approved by
Washington County, which will serve the trailer and the barn to the north. The trailer will be
required to comply with all building code requirements. The applicant met all the approval
criteria for an IUP to allow a second dwelling on the property for farmhand living quarters.
Chairperson Gwynn opened the public hearing.
Bill Ramberg, 5657 1701h Street North, the applicant, stated that he is requesting the IUP because
he needs help on the property for the horse boarding business.
Chairperson Gwynn closed the public hearing.
Planning Commission Minutes — July 25, 2013
Page 2
McRoberts made a motion, seconded by Arcand, to approve the Interim Use Permit (IUP) to
allow a second dwelling on the property for living quarters for a farmhand on property located at
5657 170" Street North.
Adjournment
McRoberts motioned, Rosenquist seconded, to adjourn at 7:21 pm.
All Ayes, motion carried.
Meeting adjourned.
Rachel Juba
Planner
Agenda Number 0' 1
CITY OF HUGO COMMUNITY
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING
APPLICATION STAFF REPORT
TO: Hugo Planning Commission
FROM: Rachel Juba, Planner
SUBJECT: Hopkins Acres - Ellen St. Sauver. Preliminary and final plat to create two 10
acre lots and one 20 acre lot out of 40 acres.
DATE: September 30, 2013, for the Planning Commission Meeting of October 10, 2013.
ZONING: Agricultural (AG)
REVIEW DEADLINE: November 4, 2013
1. DESCRIPTION OF REQUEST:
The applicant is requesting approval of a preliminary and final plat to create 3 residential lots out
of a 3 acre outlot and a 37 acre lot located south of 170th and West of Jeffrey Avenue North. The
result of the subdivision will be two 10 acre parcels and one 20 acre parcel. The property is
located on Jeffrey Avenue/Washington County Road 57.
2. BACKGROUND:
In 2010, the City Council approved a minor subdivision of the property. The subdivision was
approved for the exact same division of the lots proposed with this application.
Any property that is platted in the rural area of the City is in the urban taxing district. The 3 acre
outlot of an existing plat (Outlot B,Wunderlich Hills) is part of the subdivision and is in the
urban taxing district. The rest of the property, 37 acres which is not platted, is in the rural taxing
district. Properties that are not in the same taxing district cannot be combined, therefore, the
subdivision could not be recorded properly. In order for the subdivision to occur properly, the
property is required to be platted, putting it into the urban taxing district.
3. CONTEXT:
A. Surrounding Land Use and Zoning
The surrounding properties are zoned Agricultural (AG) and are occupied by residential homes
and agricultural uses. The property is designated as Agricultural on the Land Use Plan.
Hopkins Acres Pre and Final Plat - 2013
B. Natural Characteristics of Site
The property has some rolling hills and three wetlands on the property. The property is currently
being used to farm hay. The applicant has delineated the wetlands and the locations have been
approved by the Technical Evaluation Panel. The applicant is not disturbing any of the wetland
with the minor subdivision. There are drainage and utility easements recorded over the wetlands.
4. ANALYSIS:
A. Level of City Discretion in Decision -Making
The City's discretion in approving or denying a preliminary plat is limited to whether or not the
proposed plat meets the standards outlined in the Comprehensive Land Use Regulations. If it
meets these standards, the City must approve the preliminary plat.
B. Consistency with Ordinance Standards
Lot Size
The Agricultural zoning district requires a minimum lot size of 10 acres with a 300 -foot
minimum width and a minimum depth of 480 feet. This request meets the minimum lot standards
for the Agricultural zoning district. The proposed building sites, which can change, meet the
setback requirements in the Agricultural zoning district.
The remaining parcel on the northern part of the property is split by a wetland. The applicant is
showing an access easement through Lot 1 to access the western portion of the property. This is
necessary to access that portion of the property. The easement document has been recorded at
Washington County. Staff is comfortable with the proposed access easement.
Utilities
The parcels are future home sites that would have a new well and septic systems. The applicant
has submitted a soil test indicating that there is sufficient space on the new parcels that is suitable
for a septic system as well as an alternative septic location. The locations have been approved by
Washington County Department of Health and Environment.
Gradin
A grading plan will have to be submitted to the City prior to the issuance of a building permit for
the proposed lot. A permit will need to be obtained from the City for the location of the new
driveways. Washington County has approved the proposed driveway locations.
Streets
The property has access from Jeffrey Avenue North, which is an existing gravel road.
Hopkins Acres Pre and Final Plat - 2013
Park Dedication and Open Space
A park dedication fee is required of all land subdivided for residential purposes. The applicant
will not be dedicating parkland with this project, and would therefore be responsible for the
parkland dedication fee, currently set at $2,400 per lot. The applicant is only responsible to pay
for the creation of 2 lots.
5. CONCLUSION:
The applicants meets all the requirements necessary for approval of a minor subdivision. The
exact home locations will be approved at the time of building permit submittal.
6. STAFF RECOMMENDATION:
Staff recommended approval of the minor subdivision to the Planning Commission.
ATTACHMENTS:
1. Resolution
2. Location Map
3. Preliminary and Final Plat
RESOLUTION 2013 -
APPROVING A PRELIMINARY PLAT FOR "HOPKINS ACRES" ON
PROPERTY LOCATED SOUTH OF 170TH STREET AND WEST OF JEFFREY
AVENUE NORTH
WHEREAS, an application has been filed by Ellen St. Sauver that requests approval of a
Preliminary Plat for property located south of 170a' Street and west of Jeffrey Avenue
North;
WHEREAS, the subject property is legally described as follows:
(See Attached)
WHEREAS, the Planning Commission has reviewed said request at a duly called Public
Hearing and recommends approval, and;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the
Preliminary Plat for Ellen St. Sauver, subject to the following conditions:
A preliminary plat is approved to allow the creation of three lots, in accordance with
the plans and application received by the City on September 5, 2013.
Prior to the issuance of a building permit:
2. The park dedication shall be cash -in -lieu of dedication for a total of $4,800 for two
lots.
3. The applicant must provide a grading plan that reflects the current topography and
proposed grading.
4. The actual lowest floor elevation shall be reviewed and approved by the City of Hugo
at the time of building permit application and shall meet the requirements outlined on
the survey.
5. A permit from Washington County shall be issued for the septic systems.
ADOPTED by the City Council on October 21, 2013
Tom Weidt, Mayor
ATTEST:
Michele Lindau, City Clerk
RESOLUTION 2013 -
APPROVING A FINAL PLAT FOR "HOPKINS ACRES" ON PROPERTY
LOCATED SOUTH OF 170' STREET AND WEST OF JEFFREY AVENUE
NORTH
WHEREAS, an application has been filed by Ellen St. Sauver that requests approval of a
Final Plat for property located south of 170'h Street and west of Jeffrey Avenue North;
WHEREAS, the subject property is legally described as follows:
(See Attached)
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the Final
Plat for Ellen St. Sauver, subject to the following conditions:
1. A final plat is approved to allow the creation of three lots, in accordance with the
plans and application received by the City on September 5, 2013.
Prior to the issuance of a building permit:
2. The park dedication shall be cash -in -lieu of dedication for ;i total of $4,800 for two
lots.
3. The applicant must provide a grading plan that reflects the current topography and
proposed grading.
4. The actual lowest floor elevation shall be reviewed and approved by the City of Hugo
at the time of building permit application and shall meet the requirements outlined on
the survey.
5. A permit from Washington County shall be issued for the septic systems.
ADOPTED by the City Council on October 21, 2013
Tom Weidt, Mayor
ATTEST:
Michele Lindau, City Clerk
Hopkins Acres Site Map
Pre and Final Plat
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Ellen St. Sauver
22010 Oldfield Ave N
Scandia MN 55073
RE: Soil Testing for Subdivision Approval
Department of Public
Health and Environment
Lowell Johnson
Director
Sue Hedlund
Deputy Director
GEO: 14-031-21-11-0001
14-031-21-12-0004
Soil testing submitted for a proposed minor subdivision West of Jeffery Avenue in Section 14 of
Hugo has been reviewed.
All three proposed parcels (Parcels A, B and Remainder) have area and soil suitable for installation of
an individual on-site sewage system.
Tested areas should be protected from traffic, fill and excavation as disturbance will void this
approval.
Sewage system permits may be issued for these parcels upon submission of a sewage system design,
specific site plan and sewage system permit application.
If you have any questions, call me at (651)430-6676.
Pete Ganzel
Senior Environmental Specialist
CCUM1191ilkor
Dale Hebeisen
Government Center • 14949 62nd Street worth — P.O. Box 6, Stillwater, Minne4ota 55082-0006
Phone: 651-430-6655 - Fax: 651-430-6730 - TTY: 651-430-6246
www.co.washington.mmus
X,
Wngtin
August 16, 2010
City of Hugo
Rachel Simone
14669 Fitzgerald Avenue North
Hugo MN 55038
Public Works Department
Donald J. Theisen, P.E.
Director/County Engineer
Wayne H. Sandberg, P.E.
Deputy Director/Assistant County Engineer
WASHINGTON COUNTY ROAD 57 (KEYSTONE AVENUE NORTH; CR 57) MINOR
SUBDIVISION WILLIAM AND ELLEN ST SAUVER
Dear Rachel,
We reviewed the minor subdivision in the City of Hugo provided by Dale Hebeisen via
email dated July 15, 2010. The proposed residential driveway locations on the
submitted plan meet the guidelines for sight/stopping distance, based on results of a
field test performed on July 15th, 2010.
An Access Permit is required for access to the County Road System when development
occurs on these new parcels of record. The exact location of the residential driveways
will be reviewed during the permit process.
Please feel free to give me a call with any questions at 651-430-4313.
Si rely,
Carol Hanson
Washington County Public Works — Permits
r: male F. Hebeisen; PLS — Hult & Hebeisen
Joe Gustafson -- Washington County Transportation Manager
Nik Costello — Washington County Assistant Traffic Engineer
Ann Pung Terwedo — Washington County Planner
11660 Myeron Road North, Stillwater, Minnesota 55082-9573
Phone: 651-430-4300 • Fax: 651-430-4350 • TTY: 651-430-6246
www.00.washington.mn.us
Equal Employment Opportunity / Affirmative Action
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VICINITY MAP
SEC. 14 T,31.. R.21.
WASHINGTON COUNTY. MINNESOTA
-..__--i -..._-. .__...
z
LEGEND 157TH Sr m i
O DENOTES 1/2 INCH BY 14 INCH IRON PIPE WITH PLASTIC CAP INSCRIBED LS 13590. S
WHICH HAS BEEN SET IN ACCORDANCE WITH MS 505.021, SUBD. 10.
KNOW ALL PERSONS BY THESE PRESENTS: That William C. SL Sauver and Sion J. SL Sauver, husband and wife. owners attire totlowing described pmperty.
Oudot 8, WUNDERLICH HILLS, Washington County, Minnesota.
And
The Northeast Quarter of the Northeast Quarter of Sedan 14, Township 31, Range 21, Washington County, Minnesota, except that part platted as WUNDERLICH
HILLS.
Have caused the same to be surveyed arid platted as HOPK NS ACRES, and do hereby dedicate the easements ereatad bythta platter drainage and utility proposes only.
In witness whereof said William C. St. Sauver and Ellen J. St. Sauver, husband and wife, have hereunto set their hands this _day of_. 20_
William C. St. Sauver
STATE OF MINNESOTA
COUNTY OF
This instrument was acknowla°lged before me on this day of
Notary Public, Mlnnesoie
My Commission Expires
Eller) J. St Sauver
,20 by William C. St Sauver and Ellen J. SL Seuver, husband and wlTB,
I Dale F. Habsisen do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that
this Phil is a correct Imiamentsflon of the boundary survey; that all mathematical data and labels are consicty designated on We plat; thatalf monuments dopkted on thio pial
have been, or will be correctly set within one year, that all )eater boundaries end wet lands, as defined in Minnesota Statues, Seaton 505.9 1, Subd.3, as of the data of this
cartfioate are shown and labeled on this pie and all public ways are shaven and labeled on this plat.
Dated this BY of . 20
Dais F. Hebeisen, Licensed Land Surveyor
Minnesota Liosnse No. 1359D
STATE OF MINNESOTA
COUNTY OF CHISAGO
The foregoing Sunmyo'e DartlFacate was acknowledged before ma this__— day of 20 by bete F. Hebelsen.
Notary Public, Minnesota
My Commission Expires 1PJ112017
CITY OF HU130, MINNESOTA
This Ot was approved by rhe City Cmncll of Hugo, Minnesota, an this _day of 20— and Ibaeby caKifias compliance with all natulranlerlts as ad forth In
Minnesota Statutes, Section 505.69, Subd. 2.
Signed
Mayor
cork
COUNTY SURVEYOR
Pursuant to Chapter 820, Laws of Minnesota, 1971, and In aomrdanc a with Minnesota StaNdes, Section 505.021, Subd. 11, the pot has [roan ravim .ed and approved thIs_day of
. 20
BY Dy
Washington Cwnty Surveyor
COUNTY AUDf rORRRF.ASU RER
Pursued to Minnesota Statutes, Section 505.021, Subd9 and Section 272.12, ta®s payable In the year 2c- on reel estate hemintafam described, have been pold; and there are no datnquant
!axes, and transfer bra been arbterad or Ws , day at„ . 26 .
By By
Washington County Auditor/Treasurer Deputy
COUNTY RECORDER
Document Number
! --
I hereby r artiy that tN1 instrument was retarded in the Office of the County Reoorderfor record an this_ day ar , 20_, at_a'dack_-M, and
was duly retarded in Washington County Remrds.
WasNnglon County Repnger Deputy
RECEIVED
SEP 0 5 2913
I DENOTES FOUND 1/2 INCH IRON PIPE UNLESS NOTED OTHERWISE 156 '— 4-"'�" NOTE yy
Q Iq
DENOTES FOUND WASHINGTON COUNTY CAST IRON MONUMENT. z �* I The Minnesota Department of Natural Resources, United States Corps of Per 1 �" �i U
`,152ND IST. N. 11F 7 unl—
Engineers 0nd other water management agencies have categorized various
wetlands, which are not acknowledged by Chapter 505.01, Subdivision 3 of giMr & HAJUSM, P,l.
Minnesota Statutes and may not be shown hereon. Development of lands 6ilR"FlIRS, x1faffK $
- containing said wetlands may be subject to special conditions or limitations. A=ffA1W SPUZILA"
PORa9TLUCa.a1N
631,4643130
NOT TO SCALE
e
5 n r
0 200
y�1010
Scale In Feet
1 INCH = 100 FEET
BEING 10 FEET IN MOTH AND ADJOINING
LINEPLAT
ISI
Orientation ofthla hewing system is
AND 5T FEET SNA WND IDTH ANDOUNDARY ADJOINING E
based on the Washington County
LOT LINES, UNLESS OTHERWISE INDICATED
coordinate system.
VICINITY MAP
SEC. 14 T,31.. R.21.
WASHINGTON COUNTY. MINNESOTA
-..__--i -..._-. .__...
z
LEGEND 157TH Sr m i
O DENOTES 1/2 INCH BY 14 INCH IRON PIPE WITH PLASTIC CAP INSCRIBED LS 13590. S
WHICH HAS BEEN SET IN ACCORDANCE WITH MS 505.021, SUBD. 10.
KNOW ALL PERSONS BY THESE PRESENTS: That William C. SL Sauver and Sion J. SL Sauver, husband and wife. owners attire totlowing described pmperty.
Oudot 8, WUNDERLICH HILLS, Washington County, Minnesota.
And
The Northeast Quarter of the Northeast Quarter of Sedan 14, Township 31, Range 21, Washington County, Minnesota, except that part platted as WUNDERLICH
HILLS.
Have caused the same to be surveyed arid platted as HOPK NS ACRES, and do hereby dedicate the easements ereatad bythta platter drainage and utility proposes only.
In witness whereof said William C. St. Sauver and Ellen J. St. Sauver, husband and wife, have hereunto set their hands this _day of_. 20_
William C. St. Sauver
STATE OF MINNESOTA
COUNTY OF
This instrument was acknowla°lged before me on this day of
Notary Public, Mlnnesoie
My Commission Expires
Eller) J. St Sauver
,20 by William C. St Sauver and Ellen J. SL Seuver, husband and wlTB,
I Dale F. Habsisen do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that
this Phil is a correct Imiamentsflon of the boundary survey; that all mathematical data and labels are consicty designated on We plat; thatalf monuments dopkted on thio pial
have been, or will be correctly set within one year, that all )eater boundaries end wet lands, as defined in Minnesota Statues, Seaton 505.9 1, Subd.3, as of the data of this
cartfioate are shown and labeled on this pie and all public ways are shaven and labeled on this plat.
Dated this BY of . 20
Dais F. Hebeisen, Licensed Land Surveyor
Minnesota Liosnse No. 1359D
STATE OF MINNESOTA
COUNTY OF CHISAGO
The foregoing Sunmyo'e DartlFacate was acknowledged before ma this__— day of 20 by bete F. Hebelsen.
Notary Public, Minnesota
My Commission Expires 1PJ112017
CITY OF HU130, MINNESOTA
This Ot was approved by rhe City Cmncll of Hugo, Minnesota, an this _day of 20— and Ibaeby caKifias compliance with all natulranlerlts as ad forth In
Minnesota Statutes, Section 505.69, Subd. 2.
Signed
Mayor
cork
COUNTY SURVEYOR
Pursuant to Chapter 820, Laws of Minnesota, 1971, and In aomrdanc a with Minnesota StaNdes, Section 505.021, Subd. 11, the pot has [roan ravim .ed and approved thIs_day of
. 20
BY Dy
Washington Cwnty Surveyor
COUNTY AUDf rORRRF.ASU RER
Pursued to Minnesota Statutes, Section 505.021, Subd9 and Section 272.12, ta®s payable In the year 2c- on reel estate hemintafam described, have been pold; and there are no datnquant
!axes, and transfer bra been arbterad or Ws , day at„ . 26 .
By By
Washington County Auditor/Treasurer Deputy
COUNTY RECORDER
Document Number
! --
I hereby r artiy that tN1 instrument was retarded in the Office of the County Reoorderfor record an this_ day ar , 20_, at_a'dack_-M, and
was duly retarded in Washington County Remrds.
WasNnglon County Repnger Deputy
RECEIVED
SEP 0 5 2913
I DENOTES FOUND 1/2 INCH IRON PIPE UNLESS NOTED OTHERWISE 156 '— 4-"'�" NOTE yy
Q Iq
DENOTES FOUND WASHINGTON COUNTY CAST IRON MONUMENT. z �* I The Minnesota Department of Natural Resources, United States Corps of Per 1 �" �i U
`,152ND IST. N. 11F 7 unl—
Engineers 0nd other water management agencies have categorized various
wetlands, which are not acknowledged by Chapter 505.01, Subdivision 3 of giMr & HAJUSM, P,l.
Minnesota Statutes and may not be shown hereon. Development of lands 6ilR"FlIRS, x1faffK $
- containing said wetlands may be subject to special conditions or limitations. A=ffA1W SPUZILA"
PORa9TLUCa.a1N
631,4643130
NOT TO SCALE
Agenda Number D a
CITY OF HUGO COMMUNITY
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING
APPLICATION STAFF REPORT
TO: Hugo Planning Commission
FROM: Rachel Juba, Planner
SUBJECT: Terry Luedeke. Interim Use Permit Amendment for a motor vehicle
repair home occupation for the property located at 17627 Henna Avenue
North.
DATE: September 30, 2013 for the Planning Commission Meeting of October 10,
2013
COMPREHENSIVE PLAN: Low Density Residential / Agricultural
ZONING: Future Urban Service (FUS)
REVIEW DEADLINE: November 9, 2013
1. DESCRIPTION OF REQUEST:
The applicant is requesting approval of an Interim Use Permit (IUP) Amendment to allow a
1,344 square foot addition to the existing accessory building on the property. The accessory
building is used for the motor vehicle repair home occupation that is allowed on the property
with an IUP. The addition is proposed to be taller than the existing accessory building. The
applicant has stated that the addition will allow the applicant to work on larger vehicles that are
currently being worked on outdoors, inside the building to further reduce the impacts of the
business on the surrounding properties.
The applicant is not proposing any text changes to the existing IUP. Exhibit A of the IUP shall be
revised in order to reflect the proposed addition, therefore, an amendment to the IUP is required.
2. LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City's discretion in approving or denying an interim use permit use permit is limited to
whether or not the permit meets the standards outlined in the Comprehensive Land Use
Regulations. If it meets these standards, the City must approve the interim use permit.
Luedeke IUP Amendment
Page 2
3. BACKGROUND:
On July 18, 2011, the City Council approved a home occupation interim use permit for an auto
repair business to be conducted on the property. On January 7, 2013, the City Council approved
the renewal of the home occupation IUP for a period of two years, with an informal review by the
City Council at one year. The renewal was based upon findings that the applicant was complying
with the conditions of the approved IUP, as well as the general standards in the home occupation
ordinance.
Over the past several months staff has reviewed and monitored the business for impacts to the
surrounding neighbors. Staff varied the day of the week, time of day, and location to make the
observations. Staff observed the possible impacts to the neighbors as a result of noise, traffic,
lights, vibrations, business operation, and condition of the shared driveway. Following each of
the off-site observations, staff visited Mr. Luedeke's property to ensure compliance with the IUP.
During the monitoring staff did not observe any excessive noise, traffic, Iights, or vibrations
related to the business. The shared driveway remained in good condition during each visit. All
the conditions listed in the IUP where met at each visit to Mr. Luedeke's property. Staff has not
received a complaint on the business in over a year. It's in staffs opinion that the application has
been doing a good job complying with the conditions in the IUP and the general standards of the
ordinance.
4. ANALYSIS:
An application for a home occupation interim use permit may only be granted upon a finding that
all the following criteria have been met:
(A) The applicant owns the property and resides at the principle residential address
associated with the horse occupation unless the Council determines that unique
conditions or circumstances warrant special arrangements.
The application owns the property and resides at the principle residential address
associated with the home occupation.
(B) The proposed home occupation is allowed as an accessory use in the respective
zoning district and conforms to the zoning ordinance.
A home occupation is allowed as an accessory use in the Future Urban Service (FUS)
zoning district.
(C) The proposed home occupation is in keeping with the spirit and intent of the
zoning ordinance.
The home occupation IUP has not had any violations of City Ordinances. The spirit and
intent of the ordinance is to allow for the operation of home occupations, as long as the
2
Luedeke 1UP Amendment
Page 3
operation of the occupation is not evident to surrounding property owners. Staff found
during the monitoring of the business that the home occupation does not have significant
impact on the surrounding neighbors. Mr. Luedeke has taken steps to help reduce the
impact on the surrounding neighbors by installing landscaping and is complying with the
f P.
It is in staff s opinion that the proposed building addition will reduce the impact on the
surrounding properties. Mr. Luedeke has stated that the business operations are not
changing or expanding, but simply work that is currently conducted outdoors will be done
inside the buiIding. No conditions in the IUP are proposed to be revised.
(D) The proposed home occupation is compatible with the present character of the
surrounding area.
This area is characterized as a rural residential setting with houses spaced apart on large
parcels of land. There are also properties in the area where agricultural operations are
occurring. The applicant is complying with the conditions of the IUP and the general
standards of the ordinance. The applicant has also taken steps to reduce the impacts of the
business on the surrounding properties. The business is not evident from the road.
It is in staffs opinion that the home occupation is compatible with the present character
of the surrounding area.
(E) The proposed home occupation shall have a set date in which the permit shall be
reviewed and extended through the renewal process or terminated.
The interim use permit shall be reviewed in one year.
(F) The home occupation will not impose additional unreasonable costs on the public.
The home occupation would not impose additional unreasonable cost to the public.
(G) The proposed home occupation shall be subject to, by agreement with the
property owner, any conditions that the City Council deems appropriate for permission
of the use.
To operate the business on the property the applicant will have to sign the amended
interim use permit and agree to the conditions outlined in the permit.
5. CONCLUSION/RECOMMENDATION:
It's in staff's opinion that the applicant has been doing a good job complying with the conditions
in the IUP and the general standards of the ordinance. Staff has not received a complaint on the
business in over a year.
Luedeke IUP Amendment
Page 4
The building addition will allow the applicant to conduct repairs inside the building that are be
conducted outdoors at this time. This will reduce the impact on the surrounding properties. When
staff was receiving complaints, some of them where related to the noise from the business being
conducted outdoors.
Staff recommends approval of the Interim Use Permit (IUP) Amendment to allow a 1,344 square
foot addition to the existing accessory building on the property.
ATTACHMENTS:
1. Location Map
2. Resolution
3. Home Occupation Ordinance
4. Building Details
5. Interim Use Permit with Exhibits
4
Site Map
17627 Henna Avenue
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RESOLUTION 2013 -
APPROVING AN AMENDMENT TO A HOME OCCUPATION INTERIM USE
PERMIT TO ALLOW FOR A BUILDING ADDITION, ON PROPERTY
LOCATED AT 17627 HENNA AVENUE NORTH
WHEREAS, Terry Luedeke has requested approval of an Interim Use Permit (IUP)
Amendment to allow a 1,344 square foot addition to the existing accessory building on
the property. on the property legally described as follows:
(See Attached)
WHEREAS, the Planning Commission has reviewed the request at a duly called Public
Hearing and recommends approval, and;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the
request by Terry Luedeke for a Interim Use Permit (IUP) Amendment to allow a 1,344
square foot addition to the existing accessory building on the property, subject to the
conditions included therein:
1. The applicant shall meet all conditions listed in Resolution 2011-20.
2. The applicant shall meet all conditions listed in the interim use permit other
than amended with this approval.
The permit shall be approved for duration of 2 years.
ADOPTED by the City Council this 21' day of October, 2013
Tom Weidt, Mayor
ATTEST:
Michele Lindau, City Clerk
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Sec. 90-232. - Home occupations.
(a) Unlawful unless conditions met. It is unlawful to conduct or operate a business from a home
in any zoning district of the city, except under the conditions contained in this chapter.
(b) purpose and intent. The purpose of this section is to maintain the character and integrity of
residential areas, prevent unfair competition with commercial districts, encourage the existing
entrepreneurial spirit in the city, and provide a means through the establishment of specific
standards and procedures by which home occupations can be conducted without jeopardizing
the health, safety, and general welfare of the surrounding neighborhood. The intent is to provide
a mechanism enabling the distinction between those home occupations having minimal or no
secondary impact, and those which have potential to adversely affect surrounding properties.
(c) General standards for all home occupations. Home occupations, which conform to all of the
following standards, may be permitted without obtaining a home occupation interim use permit:
(1) Any home occupation shall be clearly incidental and secondary to the residential use of
the premises and shall not change the residential character thereof.
(2) The existence of the home occupation shall not be apparent beyond the boundaries of
the site, except a nameplate, not to exceed two square feet in size, identifying the
business or service conducted on the premises, affixed directly to the building.
(3) All home occupations shall be conducted entirely within the principal dwelling, except that
up to 50 percent of the total floor area of accessory structures (e.g., attached garages,
detached garages, and other outbuildings) on a site may be used for the storage of
equipment, trailers, or materials related to the home occupation, provided that no
assembly, display, manufacturing, repair, or other business operations are conducted
within an accessory structure. In no event shall the storage of materials related to a
home occupation result in fewer parking spaces than required by this code.
(4) The business or occupation shall not create any radio or television interference beyond
the boundaries of the site.
(5) The area set aside for home occupations shall not exceed 25 percent of the total floor
area of such residence.
(6) No home occupation shall permit light, glare, noise, odor, smoke, dust, or vibration that
will in any way have an objectionable effect upon adjacent or nearby property owners.
(7) No home occupation shall generate customer or vehicle trips to the site earlier than 7:00
a.m. and later than 9:00 p.m., Monday through Saturday, or earlier than 8:00 a.m. and
later than 8:00 p.m. on Sunday.
(8) No commodities shall be sold on the premises except incidental materials or agriculture
products.
(9) No home occupations shall generate on average more than eight vehicle trips per day,
including no more than one delivery vehicle of a type that customarily serves a
residential area. Vehicle trips related to the home occupation from customers and clients
should generally be by appointment only.
(10) There shall be no exterior storage of business equipment, merchandise, Inventory, heavy
equipment, or other materials and miscellaneous items used in the home occupation
except for one business related automobile, truck, or van not exceeding 25 feet in length
or a gross vehicle weight rating of 9,200 pounds may be parked on the premises.
a• In addition to the above, in the Agricultural, Long Term Agricultural, Rural
Residential zoning districts, or within any urban residential district on property ten
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acres or greater in size, one additional business-related vehicle shall be allowed.
Said vehicle may exceed the weight and length limitations outlined above. One
business related trailer shall be allowed provided the trailer is attached to a
vehicle and the combined length of the vehicle and trailer does not exceed 46
feet.
(1 1) No alteration of the exterior of the dwelling or the accessory structure that changes the
residential character of the premises shall be permitted, except where required to comply
with local and state fire and police regulations.
(1 2) No more than one person, other than those who reside on the premises, shall engage in
business activities on the premises. The business may employ others only if their work
activities are performed off the premises.
(13) On -street parking facilities shall not be utilized to accommodate parking demand.
(14) No home occupation shall involve the use of hazardous materials or activities that
require a hazardous waste generator's license.
(d) Home occupations not requiring Interim use permit. The following uses, subject to the
above performance standards, are examples of home occupations that may be permitted
without a home occupation interim use permit: home office facilities, music and art studios,
tutoring services with no more than two pupils per session, dressmaking and tailoring, and
home craft production such as rug weaving and model making.
(e) Home occupation interim use permits. Home occupations which do not conform to the
above standards may be conducted by a home occupation interim use permit. The information
required and the procedure to be followed for all home occupation interim use permit
applications shall be the same as that required for a conditional use permit set forth in
subsections 90-37(a) and (b). In addition, the applicant may be required to submit
supplementary information pertaining to the nature of the home occupation, the equipment used,
days and hours that the home occupation will be conducted, and a plan showing the portion of
the dwelling or site to be used for the home occupation.
(fl Criteria for approval of a home occupation interim use permit. An application for a home
occupation interim use permit may be granted only upon a finding that all the following criteria
have been met:
(1) The applicant owns the property and resides at the principal residential address
associated with the home occupation, unless the council determines that unique
conditions or circumstances warrant special arrangements.
(2) The proposed home occupation is allowed as an accessory use in the respective zoning
district and conforms to this chapter.
(3) The proposed home occupation is in keeping with the spirit and intent of this chapter.
(4) The proposed home occupation is compatible with the present character of the
surrounding area.
(6) The proposed home occupation shall have a set date in which the permit shall be
reviewed and extended through the renewal process or terminated.
(6) The home occupation will not impose additional unreasonable costs on the public.
(7) The proposed home occupation shall be subject to, by agreement with the property
owner, any conditions that the city council deems appropriate for permission of the use.
(g) Conditions of approval. In permitting a new home occupation interim use permit or amending
an existing home occupation interim use permit, the planning commission may recommend and
the city council may impose, additional conditions and requirements to protect the health,
safety, and welfare of the surrounding area and the community at whole, mitigate unfavorable
consequences of activities resulting from issuing the permit, enforce laws and regulations, and
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ensure compliance with the conditions of the permit. These conditions may include, but are not
limited to, the following:
(1) Limitations on period of use, occupancy, and operation.
(2) Buffering and screening measures.
(3) Renewal periods between one to five years.
(h) Renewal of a home occupation interim use permit. A home occupation interim use permit
shall be issued for an initial period of up to two years, after which the permit may be renewed
for periods of up to five years each. Notice of the permit renewal application must be provided
to the property owners of record for properties located within 300 feet of the lot or parcel to
which the home occupation interim use application applies and the property owners shall be
allowed a period of ten days in which to respond. Notice of the permit renewal application
should also be provided to the planning commission and the city council. If no parties wish to be
heard at a public meeting to consider the application within ten days of the notice the
application can be approved administratively. A public hearing shall also be required if deemed
necessary by the community development director, or a majority of the planning commission or
the city council. If a public hearing is deemed necessary, the community development director
shall schedule the item for consideration by the city council and shall notify the surrounding
property owners of the hearing date. The city council shall renew an interim use permit if the
following criteria are met:
(1) The interim home occupation satisfies the performance standards for interim home
occupations and the conditions of the home occupation interim use permit.
(2) The interim home occupation has been operating without violation of city ordinances or
significant impact on surrounding neighbors.
(3) The interim home occupation is operating as the same type of business at the same
scale and intensity as originally approved. If the home occupation has significantly
changed, the applicant shall apply for a new home occupation interim use permit.
(i) Interim use permit nontransferable. Home occupation interim use permits do not run with the
land. The permit is not transferable from person-to-person, and shall expire if there is a change
in ownership of the property, unless the following conditions are met:
(1) The new permit holder must own the property and reside at the principal residential
dwelling address. In the event that the permit holder is not the owner of the property or
the principal resident, the city council may approve a transfer of the permit if unusual
conditions warrant a transfer.
(2) The transfer of the permit must be approved by the city and filed accordingly.
U) Renewal of transferred permits. Transferred permits shall be renewed within two years of the
date that the permit transfer was recorded or by the original renewal date, whichever is sooner.
If the permit expires, the current principal owner of the property may reapply for a home
occupation interim use permit and shall follow the information submittal and procedural
requirements outlined in this section.
(k) Urban residential home occupations. A home occupation interim use permit may be granted
for home occupations in the R-1, R-2, R-3, R-4, R-5, and CR -3 zoning districts that meet all the
requirements of subsection (c) of this section except subsections (c)(9), (12), or (13), provided
that the home occupations conform to the following standards:
(1) Interim home occupation may employee more than one nonresident if the applicant can
satisfactorily prove unusual or unique conditions or need for additional nonresident
assistance and that this exception would not compromise the intent of this chapter.
(2) Interim home occupations may be allowed to accommodate their parking demand through
utilization of on -street parking. In such cases where on -street parking facilities are
of 5 17
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necessary, the city council reserves the right to establish the maximum number of
on -street parking spaces permitted.
(3) Interim home occupations that generate more than eight vehicle trips on average per day
or are served by delivery vehicles which do not customarily service residential areas,
may be allowed by the council on a case-by-case basis.
(1) Home occupations for which permits may be issued. The following uses, subject to the
performance standards of this section, are examples of home occupations that are permitted
with a home occupation interim use permit. barber or beauty shops with a single chair, tutoring
services with no more than six pupils per session, domestic animal grooming, and photography
studios.
(m) Home occupations not permitted in certain zones. The following uses by the nature of the
investment or operation are not compatible with the use and value of an area zoned for
residential purposes or have a pronounced tendency, once started, to rapidly increase beyond
the limits permitted for home occupations. Therefore, the uses specified below are prohibited
home occupations in the R-1, R-2, R-3, R-4, R-5, and CR -3 zoning districts: minor or major
vehicle and engine repair and painting of vehicles, woodworking and cabinet making, medical or
dental clinics, welding or machine shops, massage or tattoo parlors, animal hospitals, rental
businesses, restaurants, and contractor's yards where construction materials and supplies
commonly used by building, excavation, roadway construction, landscaping, and similar
contractors are stored or serviced.
(n) Rural residential home occupations. A home occupation interim use permit may be granted
for home occupations within the LA, AG, and RR zoning districts, or within any urban residential
district on property greater than ten acres in size. The interim use permit must meet all the
requirements of subsection (c) of this section except subsections (c)(3), (7), (9), (10), (12), or
(13), provided that the home occupations conform to the standards for home occupation interim
use permits in any other districts and the following standards:
(1 } A home occupation may be conducted in an accessory building provided that the home
occupation is contained entirely within one building.
(2) Exterior storage of materials, equipment, and permitted vehicles used for the home
occupation may be allowed provided that the storage area is screened from the view of
adjacent property owners and public rights-of-way using fencing, landscaping, berms, or
other methods approved by the City, except that any business-related vehicles or trailers
allowed under subsection (c)(10), above may be parked on the driveway of the
residence without being screened. in no case shall the exterior storage area, on parcels
of land less than ten acres, exceed half the size of the largest accessory building on the
property. Up to 500 square feet of exterior storage area may be allowed per acre of
property on parcels of land exceeding ten acres.
(a) Home occupations, rural versus urban areas. The city recognizes that certain home
occupations in the rural area of the city are less likely to negatively impact adjacent property
owners and the character of the neighborhood than in the urban residential areas of the city.
Therefore, the following uses that are prohibited in all other residential districts as home
occupations may be permitted with a home occupation interim use permit in the LA, AG, and RR
districts, provided that the home occupations meet the above standards: minor or major vehicle
and engine repair or painting of vehicles, welding or machine shops, woodworking and cabinet
making, and contractor's yards where construction materials and supplies commonly used by
building, excavation, roadway construction, landscaping, and similar contractors are stored or
serviced. All other home occupation uses that are prohibited in the urban residential districts
shall be prohibited in the LA, AG, and RR districts.
(Prior Code, § 1195-330.1; Ord. No.2008-421, § 1(1195.330.1(Subd. 2(J)), 1(1195.330.1(Subd. 13(8)), 7-7-2008)
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INTERIM USE PERMIT
DATE OF APPROVAL:
OWNER: Terry Luedeke
DURATION: The permit shall be approved for duration of two years, subject to a one-
year review by staff. Continued review by staff of the impacts to surrounding properties
shall be conducted as recommended by the City Attorney. This permit, if not renewed,
shall expire after two years or if there is a change in ownership of the property.
ADDRESS FOR WHICH INTERIM USE PERMIT IS GRANTED: 17627 Henna
Avenue North
LEGAL DESCRIPTION: See attached
ZONING DISTRICT: Future Urban Service (FUS)
THIS INTERIM USE PERMIT ALLOWS FOR THE FOLLOWING:
A Home Occupation for the property located at 17627 Henna Avenue North subject to
the following conditions:
1. The home occupation shall operate in a manner that is consistent with Exhibit A
attached to this permit.
2. The home occupation shall be secondary to the residential use of the premises and
shall not change the character of the area.
3. The existence of the home occupation shall not be apparent beyond the boundaries of
the site.
4. The home occupation shall not create any radio or television interference beyond the
boundaries of the site.
5. The home occupation shall not permit light, glare, noise, odor, smoke, dust, or
vibration that will in any way have an objectionable effect upon adjacent or nearby
property owners.
6. No commodities shall be sold on the premises except incidental materials or
agricultural products.
7. No alterations to the exterior of the dwelling or the accessory structure that changes
the residential character of the premises shall be permitted, except where required to
comply with local and state fire and police recommendations.
8. No on street parking shall be permitted related to the home occupation.
9. The home occupation shall not involve the use of hazardous materials or the activities
that require a Hazardous Waste Generator's License.
10. There shall be no more than 16 business related vehicle trips per day. In addition,
there shall be no more than 10 delivery trips to the property per week.
11. The applicant shall provide an area for semis and large vehicles to adequately
maneuver and turn around without going north on the shared driveway.
12. No more than 1 person, other than those who reside on the premises, shall engage in
business activities from the premises.
13. Exterior Storage on the site shall be limited to one F-350 pick-up truck, a 24 foot
gooseneck trailer, a 25 foot enclosed trailer and 12 customer vehicles parked on the
property at any one time. All customer vehicles and pieces of large equipment
whether they are for personal or business use shall be stored in the exterior storage
area south of the accessory building.
14. The exterior storage area shall be fully screened from adjacent properties and the
public right-of-way. All landscaping and screening used to screen this area must be
installed prior to the ground freezing in fall of 2011. Prior to installation, all
landscaping and screening is subject to further review and approval by the staff. The
landscaping shall be maintained as shown on the landscape plan.
15. Hours of operation shall be from 8:00 am to 8:00 pm, Monday through Sunday.
16. There shall be a two square foot directional sign at the end of the applicant's
driveway. Prior installation, the sign shall be reviewed and approved by staff.
17. The business shall follow Exhibit A and B.
ADOPTED by the City Council this 21 st day of October, 2013
Tom Weidt, Mayor
STATE OF MINNESOTA
) ss.
COUNTY OF WASHINGTON)
On this day of , 2013, before me, a Notary
Public, personally appeared Tom Weidt, Mayor of the City of Hugo, a Minnesota
municipality within the State of Minnesota, and that said instrument was signed on behalf of
the City of Hugo by the authority of the City Council of the City of Hugo, and Tom Weidt
acknowledge said instrument to be the free act and deed of said City of Hugo.
Notary Public
Terry Luedeke, Owner
STATE OF MINNESOTA )
COUNTY OF WASHINGTON) ss. (Individual Notary)
On this day of , 2013, before me, a Notary Public within and
for said County, personally appeared Terry Luedeke, property owner, to me known as the
person described in and who executed the foregoing instrument, who stated that they are
the owners of the property this permit applies to, and acknowledged that they executed
the same as their free act and deed.
Notary Public
THIS INSTRUMENT WAS DRAFTED BY: THE CITY OF HUGO
14669 Fitzgerald Avenue North
Hugo, MN 55038
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.Exhibit A 47627 Henna Ave
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Agenda Number FA
CITY OFHUGO COMMUNITY
DE``ELOPMF:N,T DEP.ART1bIEN'T
]Memorandum
TO: Hugo Planning Commission
FROM: Rachel Juba, Planner
SUBJECT: Met Council's Thrive MSP 2040 - Forecasts
DATE: October 4, 2013 for the City Council meeting of October 10, 2013
1. BACKGROUND-
Thrive
ACKGROUND:
Thrive MSP 2040 is the Met Council's long-range plan for the seven county metro region. It
serves as the foundation of the Met Council's system plans and policies as we move towards the
upcoming 2040 Comprehensive Plan. During this process the Met Council develops preliminary
forecast for each city in the seven county area. The forecasts include population, households, and
employment numbers in 10 year increments. The forecasts are developed behind analysis of the
real estate market/market demand, infrastructure resources, and projections on growth in the
areas.
In September, the preliminary forecasts were released for comments to each city. The Met
Council would like comments in the forecasts by December 1, 2013. The Met Council will
finalize the forecasts in early 2014 for adoption.
2. PRELIMINARY FORECASTS:
POPULATION HOUSEHOLDS EMPLOYMENT
YEAR 2000
12010
2030 12040
2000
2010 2030
12040 2000
2010 2030.
2040
HUGO 6,363
13,332
40,000
23,200 2,125
4,990 15,600
10,300 1,917
1,973 14,500
3,500
* Columns in grey are from the 2030 forecasts for the 2030 Comprehensive Plan.
Per discussions with Hugo's Sector Representative from the Met Council, the allocations for
growth have changed since their forecast for the 2030 comprehensive planning process. The
growth has been allocated away from the developing suburbs to the inner city. The Met Council
has stated that the changes are related to their analysis of a different mix of consumers, such as
more seniors, smaller households, and the entry of the millennial generation, as well as,
consumers wanting different a type housing, such as accessibility to amenities, housing for a
place to live versus investment, and connections to transit
The distribution of growth has dramatically changed with the 2040 preliminary forecasts.
Page 2
Framework Forecasts: Household Growth, 2090-2040
Households Growth, 2000-
2030
rip Developed Area
(Central Cities +
Suburbs)
Developing
Suburbs
F,- Rural Area
6011'
3. CONCLUSION/RECOMMENDATION:
ki
The Met Council is looking for comments on the preliminary forecasts in regards to if the
numbers seem to be right, too high, or too low.
Staff recommends that the Planning Commission discuss the forecasts and provide staff with
comments.
Attachments:
1. Forecasts
2. Presentation from Met Council
2
September 11 2013
Re: Preliminary Metropolitan Council f=orecasts for Thrive MSP 2040
Dear Mr. Bear:
In preparation for next spring's adoption of Thrive MSP 2040 and the beginning of decennial Comprehensive
Plan updates, the Metropolitan Council has developed Preliminary local forecasts of population,
households and employment to 2040. Preliminary forecasts for all communities ir the region are enclosed
with this letter and are also available on the Council's website at www.mettrocouncil.org.
Before the Council adopts these forecasts alongside the adoption of Thrive MSP 2040, the Council wants to
provide the opportunity for local comment. We are particularly interested in learning about factors that
influence where growth may occur in your community — especially future planned lana use.
The Council will hold workshops across the region for local government elected officials and staff to learn
more about and provide feedback on policies proposed for Thrive MSP 2040 and local forecasts. Space is
limited; please RSVP to Council Public Information at public.info metc.state.mn.us or 651-602-1140. Space
will be allocated on a first-come, first-served basis. We invite you to attend the workshop that is most
convenient for your schedule:
Brookdale Library — Meeting Room
6125 Shingle Creek Parkway, Brooklyn Center
Oct. 24, 5:30 to 7:30 p.m.
Maplewood Library -- Meeting Room
3025 Southfawn Drive
Oct. 25,10:30 a.m. to 12:30 p.m.
Blaine City Hall — Community Room
10801 Town Square Drive
Oct. 29, 7:30 to 9:30 a.m.
Ridgedale Library — Meeting Room
12601 Ridgedale Drive, Minnetonka
Oct. 30, 10 a.m. to noon
Dakota County Northern, Service Center
Community Rooms
1 Mendota Road West, West St. Paul
Nov. 4, 1 to 3 p.m.
Scott County Association for Leadership and
Efficiency (SCALE)
4646 Dakota St. SE, Prior Lake
Nov. 8, 9 a.m. to 11 a.m.
An additional event is being planned with the
Carver County CitylCounty Planners group. More
information will be available at
www.ThriveMSP.org as the event is finalized
If you have questions or concerns about your local forecasts, please contact your Sector Representative; Lisa
Barajas, at lisa.barajas@metc.state.mn.us or 651-602-1895. The Council will accept comment on the
preliminary forecasts through December 1, 2013.
The Council will revise and finalize these forecasts in early 2014 for adoption with Thrive MSP 2040. As a
result of these revisions; some forecasts could increase, and some forecasts could decrease from the
{preliminary numbers enclosed.
Sincerely,
Susan Haigh, Chair
cc: Council Member Sandy,Rummel, District 11
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