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HomeMy WebLinkAbout2002.10.24 PC Minutes0NUTES HUGO )P! A` NN1NG COMMISSION OCTOBIER 24,2002 Call to Order Chairperson Schumann called the meeting to order at 7:00 p.m. PRESENT: Bailly, Kleissler, Malaski, McRoberts, Peltier, Rosenquist, Schumann ALSO PRESENT: John Rask, Community Development Kendra Lindahl, Planner Michele Lindau, Planning Commission Secretary Minutes of October 10, 2002 Peltier made motion, Bailly seconded, to recommend approval of the minutes for October 10, 2002. Ayes: Bailly, Kleissler, McRoberts, Peltier, Rosenquist, Schumann Abstain: Malaski Motion carried. Jim LeMoine — Final Plat and Variance The Commission held a public hearing to consider the application of Jim LeMoine, 14451 Homestead Avenue North, for final plat approval for Outlot A, Evergreen Hills 2nd Addition located north of CSAH 8 on Homestead Avenue. Also considered was a variance to permit the construction of a home on 4.3 acres where 10 acres minimum lot size is required in the Rural Residential Zoning District. Staff had reviewed the subdivision file for Evergreen Hills 2nd Addition and found that Outlot A appeared to have been created to satisfy parkland dedication requirements. In 1973 the City Council required the applicant to grant a scenic easement over Outlot A. In exchange for the easement, the Council reduced the parkland dedication fees by $1,100. Staff found no record of the easement or the payment or nonpayment of the park fees. In 1992, the City completed improvements to Homestead Avenue. The City did not assess this property for the road improvements because it was believed that property was not developable. The applicant had signed an agreement stating that the property was non -buildable because of the geographic, geological, and hydrological conditions of the property. Recently, the applicant submitted soil tests showing that the property is suitable for an on-site septic system and a site plan demonstrating that a home could be constructed on the property without the need for variances. The Community Development Director informed the Commission that not all property owners within 350 feet of the site had been notified; however, many were informed of the application by their neighbors. Planning Commission Meeting October 24, 2002- page 2 Schumann opened the public hearing. Len Kijenski, 14244 Hyde Ave. N., was one of the property owners who did not receive notice of LeMoine's request and said he did not have adequate time to consider it but felt the lot was unbuildable. Charles Schwaab, 14278 Hyde Ave. N., said he felt there was not enough information to justify approving it as a buildable lot. Don Waller, son of Margaret Waller, 14310 Homestead Ave. N., had concerns regarding the culvert, forested areas, water runoff, and assessments that were not paid at the time the improvements were constructed. Waller questioned what the hardship was to justify the granting of a variance. John Waller, 14010 Homestead Ave. N., recalled an agreement that was made declaring Outlot A as a scenic overlook and since the park fee was never paid; the agreement should still be in effect. Waller was concerned about the increased impervious surface and that LeMoine should not benefit from the ditch since he had not paid for improvements. Kleissler asked what the City Attorney's opinion was and the Community Development Director replied that the Commission should consider what the original of intent of Outlot A was. Peltier, who was on the Commission at the time of the original plat, said she didn't remember the circumstances. Bailly said she was against it because it was granted as a scenic easement and there was a non - development agreement made. Kleissler said it was unfortunate the easement was never recorded but felt there was enough evidence to deem it a scenic site. She also said there was no evidence of a hardship. Malaski said she believed it was the Council's intent at the time to leave the Outlot as open space and it was consistent with keeping the rural atmosphere in Hugo. She also said there was no hardship to justify granting the variance and a home on the property would block the view of the lake and possibly create water problems on neighboring properties. Rosenquist said he couldn't see the hardship and found nothing that showed the lot as being buildable. There were no other comments and Schumann closed the public hearing. Malaski made motion, Rosenquist seconded, to recommend denial of the variance and final plat of Outlot A because it was the City's intent at the time the property was platted for Outlot A remain as open space, and a variance from 10 acre minimum to 4 acres was too great. All Ayes. Motion carried. Planning Commission Meeting October 24, 2002- page 3 The Community Development Director said all property owners within 350 feet would be notified of the City Council meeting and the Planning Commissions recommendation. City of Hugo and American Legion — Text Amendment, Variance, and Site Plan. The Commission held a public hearing to consider the request of Hugo American Legion Post 620 and the City of Hugo for a Zoning Ordinance Text Amendment to allow public and private clubs in the Residential Service Zoning District. The Legion also requested site plan approval for a 7,500 square foot private club, including lounge, kitchen and banquet facilities, and offices for the American Legion, and a variance to permit a 10 -foot side yard setback along the west property line, where 30 feet is required by ordinance. The property at 5383 140th Street North was owned by the City of Hugo. The City intended to sell the property to the American Legion and assist the Legion in providing the necessary parking on either the Rick's Liquor or Fire Hall property. John Thommas, Commander of Legion Post 620, provided background on the organization saying the were founded in 1947, constructed their building in 1962, expanded the building in 1982, and lost their building to fire in 2002. Thommas explained the reasons for their organization and said they gave approximately $49,000 to the community, mostly in support of community youth organizations. Thommas said most of the money was raised by charitable gambling. Schumann opened the public hearing but there were no comments. Schumann closed the public hearing. Malaski said she felt private clubs were an appropriate use in the Residential Service district. McRoberts said he was not comfortable with the 10 -foot variance and was appreciative of the constraints they proposed to put on parking. Peltier said she had no problem with the proposed variance. Bailly and Kleissler expressed their preference to see a parking agreement made with Rick's Liquor instead of permitting parking on the Fire Department property. Thommas explained the Fire Department site had 85 feet of grass behind the Fire Hall parking that could be used as public parking for the Legion, which would be separate from the Fire Department's. The Legion's goal was to ensure there was no parking on streets in the residential area. McRoberts made motion, Malaski seconded, to recommend approval of the Zoning Ordinance text amendment, variance, and site plan with the condition an agreement be made with Rick's Liquor for parking and constraints be made to prevent overflow parking on the Fire Department site. All Ayes. Motion carried. The Commission took a short break and reconvened at 8:50 pm. Planning Commission Meeting October 24, 2002- page 4 Pulte Homes (Waters Edge North) — Rezone to PUD, Plat Approval, and Site Plan The Planning Commission held a public hearing to consider the request of Pulte Homes of Minnesota, 815 Northwest Parkway, Suite 140, Egan, MN, for a rezoning to PUD, PUD general plan and preliminary plat for "Waters Edge North" consisting of 578 homes on the 186 -acre parcel located east of Everton Avenue in the northeast quadrant of Section 18. The Developer also proposed to provide a 16.36 -acre site for a future school. Planner Kendra Lindahl reviewed the plat with the Commission and recommended tabling the application until the November 14th Planning Commission meeting to allow the applicant time to submit additional information and for staff to have additional time to complete review of this proj ect. Dennis Griswold, Director of Land for Pulte Homes, explained to the Commission Pulte's desire to create a development that would meet life cycle housing needs. Griswold said he felt the site was ideal for a Planned Unit Development because of its natural features. Paul Moser, 15890 Fenway Ave. N., was concerned about the existence of the greenway corridor proposed in Everton Avenue Study and the natural wildlife corridor that is connected through Lino Lakes. Kurt Grainger, 15790 Fenway Ave. N., asked about lot size saying three lots would be abutting his one lot. Grainger said he feels his property will be devalued by the proposed homes. Linda Maleitzke, 15786 Fenway Circle, was concerned about greenway space and property values. She said she assumed the higher priced homes would be adjacent to the existing Creekview Preserve Development, and there were too many houses as proposed. Grainger said the northeast section of the site was very low and he anticipated there would be water problems. Blaksy stated there were no parks in Creekview and they thought there was to be a park at the water tower site. Schumann recessed the public hearing. Griswold said they appreciated their comments and would look at changes. McRoberts made motion, Peltier seconded, to table the request until the Commission meeting of November 14, 2002. Al Ayes. Motion carried. Planning Commission Meeting October 24, 2002- page 5 Meeting Dates The Commission discussed the meetings schedule for November and December Malaski made motion, Peltier seconded, to cancel the meetings of November 28 and December 26 due to the Thanksgiving and Christmas Holidays. All Ayes. Motion carried. Downtown Redevelopment McRoberts initiated a discussion on the future of Hugo's downtown district. McRoberts said the City should be proactive and not reactive in the development and preservation of Hugo's downtown district. The Commission agreed the whole downtown area needed to be carefully considered in the near future. Adjournment Malaski made motion, McRoberts seconded, to adjourn at 9:43 p.m. All Ayes. Motion carried. Michele Lindau, Secretary Planning Commission