HomeMy WebLinkAbout2002.02.28 PC MinutesMINUTES
HUGO PLANNING COMMISSION
FEBRUARY 28, 2002
Call to Order
Chairperson Schumann called the meeting to order at 7:00 p.m.
PRESENT: Kleissler, Malaski, McRoberts, Peltier, Rooney, Rosenquist, Schumann
ALSO PRESENT: John Rask, Community Development Director
Kendra Lindahl, Planner
Michele Lindau, Planning Commission Secretary
Minutes for Planning Commission Meeting January 23, 2002
Rosenquist made motion, Malaski seconded, to approve the minutes for January 23, 2002 as submitted.
Ayes: Kleissler, Malaski, McRoberts, Rooney, Rosenquist, Schumann
Abstain: Peltier
Motion carried.
Introduction of Kendra Lindahl
On January 7, 2002, the City Council appointed Kendra Lindahl as a contract employee to assist in the review of
development applications. John Rask introduced Kendra to the Planning Commission saying she would be
primarily responsible for reviewing residential subdivisions, and her time would be billed to the developer.
Kendra is employed by Landform. Landform consists of a number of professional groups, including Planners,
Civil Engineers, Land Surveyors, Architects, and Landscape Architects. Kendra is the Planning Director for
Landform. Kendra has worked for several municipalities in the Twin Cities, and has extensive experience in the
review and design of residential subdivisions and commercial site plans.
The Commission welcomed Kendra Lindahl.
Wilderness View Preliminary Plat (Kel-Mont LLC)
The Planning Commission held a public hearing to consider the request of Kel-Mont, LLC, 4910 Highway 621,
White Bear Lake, for preliminary plat approval for eleven single-family lots on a 104.33 acre parcel located
south of 130`h Street, west of Goodview Avenue and east of Foxhill Avenue to be known as "Wilderness
View". The gross density of the project would be 1.8 units per acre and the net density would be approximately
2.4 units per acre. The proposed plat would include a 98 -acre outlot that is planned as a future phase of this
development with single- family homes and townhomes. The second phase would be accessed from Goodview
Avenue.
Planning Commission Meeting February 28, 2002- page 2
The subject plat would be located east of the Beaver Ponds 5`h Addition development on 1281h Street. The
eveloper proposed to extend 128`h Street into the development and provide two cul-de- sacs for individual
driveway access. Staff recommended that the developer reduce the radius of the two cul-de-sacs from 50 feet to
45 feet and reduce the width of the proposed north/south street from 34 feet to 30 feet (back of curb to back of
curb) because of the limited amount of traffic that would use the proposed roads and the reduction of
impervious surface. The right-of-way width would remain at 60 feet. The City Engineer and Public Works
Director reviewed the suggested changes and found them acceptable. The Planning Commission requested the
road and cul-de-sac be approved by the Fire Chief.
The City had identified the need for a trail through this project to provide access to the City park located in the
Beaver Pond development. Staff recommended a trail be constructed by the developer to City standards and be
extended to the east property line of the Wilderness View plat, across the large wetlands to Goodview Avenue
as part of phase H of this development.
The developer would fill 1,836 square feet of wetland. This would comply with the Wetland Conservation Act
standards, which allows landowners to fill 2,000 square feet of wetland without mitigation. The developer
would need to apply for a permit from the Rice Creek Watershed District prior to filling these wetlands.
Schumann opened the public hearing.
A resident from Beaver Ponds was concerned about the common lot line saying he felt it would result in
erosion. Paul Keleher, Project Manager, said he would work with the resident to determine what the issue was
.nd how to correct it.
A resident at 12883 Foxhill Avenue North said that erosion was a big problem in the area and had concerns
about the slope in their back yard.
Craig Hanson, 5795 128`h St. N., asked if there were plans to fill the site to bring it up to the grade of the
existing adjacent lots. The developer said it would be approximately eight feet lower than the lots in the Beaver
Ponds development.
Mike Vingers, 12889 Foxhill Avenue North, said he wanted the wetland to remain wet and asked what the
City's policy was on wetland fill. He was told that the developer could not fill more than 2000 square feet
without mitigation. Further, a permit would need to be issued by the Rice Creek Watershed District.
Jim Engstrom, owner of approximately nine acres on the northeast corner of Goodview Avenue and 128`h Street,
asked how utilities would be assessed. He was told by the Community Development Director that the
improvements would be constructed at the developer's expense.
There were no further comments and Schumann closed the public hearing.
Commission members said the City needed assurance that the soil was suitable for construction of homes and
the homes were positioned on the lots to allow for decks without requiring variances from setbacks. Members
also requested that the lowest floor elevations be carefully considered.
Planning Commission Meeting February 28, 2002- page 3
Chuck Plowe from Plowe Engineers said the Rice Creek Watershed District had considered their application
and found no problem with the layout of the lots; however, they tabled it because they wanted a mitigation plan.
The Commission said it was important that future homeowners understand that they can not alter wetlands and
requested that future owners receive notice of this.
Malaski made motion, Rosenquist seconded, to recommend approval of the resolution approving the plat for
Wilderness View adding a condition that the developers work with homeowners to control erosion, soil borings
be performed on questionable lots, and each home site be in compliance with lowest floor elevations.
Ayes: Kleissler, Malaski, McRoberts, Rooney, Rosenquist, Schumann
Abstain: Peltier
Motion Carried.
Lametti & Sons, Inc. Site Plan
Lametti & Sons, Inc, 16028 Forest Boulevard North, requested site plan approval to construct a 7,350 square
foot office building and 28 parking stalls on the south end of their property. The proposed site improvements
would include construction of a new parking lot and the removal of the existing office building. The existing
office building consists of a renovated single family home.
On February 7, 2000, the City Council had issued a conditional use permit for this site to allow exterior and
interior storage of materials and equipment, processing of cured -in-place pipe, and modular office space. This
conditional use permit was approved subject to 13 conditions.
Staff found that the building addition would comply with all applicable requirements relating to setbacks,
parking, building materials, and building height and coverage. The site plan was found to also comply with the
amount of allowable impervious surface; however, a large portion of the site contained outside storage of
equipment and materials. The existing permit allowed storage on 40 percent of the site.
The applicant did not submit a landscaping plan with the application. In review of the site, staff noted
violations of the existing conditional use permit. The permit allowed storage in a single contiguous location not
exceeding 40 percent, to be fenced and screened from view of adjacent properties and public streets. Staff
found that the outside storage appeared to exceed 40 percent of the lot area and was not completely screened
from view.
Randy Newberg from Rust Morrison Walijarvi Architects, was there to represent Lametti and Sons, Inc., and
said they intended to remove an old building and construct a new one in an effort to clean up the property.
Rooney made motion, McRoberts seconded, to table the request of Lametti and Sons, Inc. until such time they
come into compliance with their current conditional use permit.
Ayes: Kleissler, Malaski, McRoberts, Rooney
Nay: Peltier, Rosenquist, Schumann
Motion carried.
Planning Commission Meeting February 28, 2002- page 4
Fhe Planning Commission took a five-minute break.
Oneka Ponds Sketch Plan
Fegowi Development, Inc. appeared before the Planning Commission to solicit informal comments on a sketch plan
for a proposed single-family housing development that would include 79 single-family lots on a 41.3 -acre parcel
located north of the Sweet Grass Meadows development (north of Oneka Lake Boulevard, east of Highway 61, and
west of Oneka Lake).
The Planning Commission was asked to review and discuss the sketch plan and provided Fegowi Development
with informal comments.
The Commission felt that the development would be impacted by the industrial park adjacent to the northwest
corner of the development. There were also concerns regarding the increase in traffic on 147`" and Oneka Lake
Boulevard, available parkland, and impacts on Oneka Lake. The Commission expressed a strong desire for the
applicant to work with developers to the north of the subject property to develop a regional plan for the area.
Zoning Ordinance Update
The City Council had adopted the revised Hugo Zoning Ordinance, Chapter 320, Comprehensive Land Use
Regulations, on February 4, 2002. It was decided by the Council to remove the portion of the draft ordinance
regarding buffer yards and the revised portion regarding home occupations. The Council felt these items needed
'urther discussion and revision. The Planning Commission directed staff to schedule a public hearing on buffer
yards and home occupations.
McRoberts wanted the record to show that in previous discussions regarding buffering, he intended his
comments to focus on land use as opposed to zoning districts. McRoberts said he felt buffering should be
address between different types of land uses such as agriculture, residential service, and commercial/industrial,
not between different types of residential zoning districts. Members of the Commission agreed that land use did
not always comply with the zoning district.
The Commission had received a copy of a letter submitted by Ann Thompson, 13755 Elmcrest Avenue North,
requesting to conduct a small production business producing screen printed textiles for sportswear. The
Thompsons wish to run the business from a pole building on their property. The current ordinance does not
allow a home base business to be conducted from an accessory structure.
Revisions to the land use ordinance being considered include the separation of actual home occupations from
home-based business. Home based businesses could be treated as an interim use that would allow the issuance
of a permit for the temporary use of a property until a particular date, occurrence of a particular event, or until
zoning regulations no longer permit it.
John Rask indicated that Mayor Miron offered to attend the next meeting of the Planning Commission to
discuss these issues with the Commission as well as the goals of the City Council.
Planning Commission Meeting February 28, 2002- page 5
Adiournment
Rosenquist made motion, Malaski seconded, to adjourn at 9:50 p.m.
All Ayes. Motion carried.
Michele Lindau, Secretary
Planning Commission