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HomeMy WebLinkAbout2001.02.28 PC MinutesMINUTES HUGO PLANNING COMMISSION FEBRUARY 28, 2001 Call to Order Chairperson Schumann called the meeting of the Hugo Planning Commission of February 28, 2001 to order at 7:15 p.m. PRESENT: Kleissler, Malaski, McRoberts, Peltier, Rooney, Rosenquist, Schumann ALSO PRESENT: Community Development Director, John Rask Secretary, Michele Lindau Minutes of February 28, 2001 Malaski made motion, Peltier seconded, to approve the Planning Commission minutes of February 13, 2001, as submitted. AYES: Malaski, McRoberts, Peltier, Rooney, Rosenquist, Schumann ABSTAIN: Kleissler vlotion carried. CUP for Communication Tower (American Tower) The Planning Commission held a public hearing to consider the request of American Tower, 11600 96th St. N., Maple Grove, MN, for a Conditional Use Permit to construct and operate a 199' self supporting wireless lattice tower for the purpose of wireless communication to be located at 17205 Forest Boulevard. Staff reviewed the application, keeping in mind the City's discretion is limited by federal law. Chapter 35 of Hugo City Code provides standards and criteria for the construction and placement of wireless communication equipment, including towers and similar support structures. Staff found that the applicant had not demonstrated compliance with the applicable provisions by failing to show the tower is needed to meet the providers frequency resue and spacing requirements. Jason Hall, Sr. Zoning Representative for American Tower, was at the meeting to answer question from the Planning Commission. He explained the need for a tower was to accommodate AT&T Wireless since AT&T does not have significant coverage in this area, and the proposed lattice tower would allow other carries to co - locate on the tower. When asked why AT&T couldn't co -locate on the existing tower on the property, Hall said the next available height on that tower is 120', which would not be sufficient to accommodate AT&T. Hall quickly agreed that he needed to provide additional information to the Planning Commission to show the Planning Commission Meeting February 28, 2001- page 2 need for a tower in the area, and said he would be providing the results of studies being done by two engineering 'inns that had not yet been completed. Schumann opened the public hearing but there were no comments. The Commission was in agreement that the issue should be tabled and the hearing should be kept open. Rooney made motion, McRoberts seconded to table the request for a Conditional Use Permit for American Tower until the Planning Commission meeting of March 28, 2001. All ayes. Motion carried. Site Plan (Woody's Bar & Grill) The Planning Commission considered the application of Brad Smith, 611 South Holcombe Street, Stillwater, for site plan approval to construct a 2,060 square foot building addition to Woody's Bar and Grill, 12010 Keystone Avenue. Prior to the Planning Commission meeting this evening, the Board of Adjustments and Appeals considered Smith's variance request for a seven -foot side yard setback where 10 feet is required, as well as a variance from the 40 -stall parking requirement to 28 parking stalls. The Board recommended the City Council deny the variance for the side -yard setback, and because the parking variance was closely tied to the site plan, the Board chose to pass it on to the Council without a recommendation. Smith proposed to construct the addition on the west side of the building on an existing foundation that was from a storage building that was removed from the site. At a seven -foot setback, the addition would be in line with the existing building, which is non -conforming. Also present is a garage/shed on the north side of the building that is encroaching on the property line, which would leave less than seven feet between the two buildings. Staff had concerns regarding their current septic system, the condition of the existing foundation, and the change in building and fire code requirements should the square footage and capacity of Woody's Bar & Grill increase. Schumann opened the public hearing but there were no comments, so he adjourned the public hearing. Smith said he was speaking to Washington County about moving and updating his septic system, and was making arrangements to purchase the other two parcels to the west, which would allow more room for parking. However, the plans before the Commission did not reflect this. Smith said there was a total of seven separate parcels, some of them in Grant Township. Schumann's opinion was that, should Smith purchase additional parcels, these parcels should be combined. McRoberts said he felt the parking was inadequate and felt there were several safety concerns that needed to be addressed should the building be constructed as proposed. Malaski expressed concerns regarding the parking and lack of landscaping, and said she'd prefer to see the building set back three additional feet to bring it into compliance. Malaski also said she does not see a hardship, which is a requirement to granting a variance. Kleissler said she felt the traffic going in and out of the parking area was a hazard because there was no Planning Commission Meeting February 28, 2001- page 3 designated entrance or exit. Rosenquist was concerned that, should the site plan be approved, Smith would be stopped by building code issues. Rosenquist also questioned what occupied the top floor of the structure, and Smith said it was an apartment that would be eliminated because the proposed plan had higher ceilings. Schumann said the bar & grill was an amenity to the City and would, in no way, discourage the improvements to it; however, he had the same concerns as other members of the Planning Commission. Schumann made motion, Malaski seconded, to table the request for site plan approval and extend the time deadline for 90 days. Aye: Kleissler, Malaski, Rosenquist, Schumann Nay: Peltier, Rooney Abstain: McRoberts Motion carried. Zoning Code Text Amendment (Wagner Greenhouses) The Planning Commission considered the application of Scott Wagner, Wagner Partners Limited Partnership, 6024 Penn Avenue South, Mpls., MN 55419 for a zoning ordinance text amendment to allow wholesale and retail plant nurseries as a conditional use in the General Business zoning district. Currently, Wagner has a greenhouse operation located at the northeast corner of Everton Avenue and County Road 8 and is considered a lawfully existing non -conforming use that was established prior to the adoption of the City's current zoning regulations. The property is zoned General Business, which does not allow wholesale greenhouses but does allow retail nurseries as an accessory use. Currently, the Comprehensive Land Use Regulations only allows wholesale greenhouses in the Agricultural and Rural Residential zoning districts. Wagners would like to expand their operation to retail sales when sewer and water becomes available to the site, and the wholesale greenhouses would remain on the site to support the planned retail garden center. Andrew Jacobson from Maslon, Edelman, Borman & Brand was there with Scott Wagner. They explained to the Commission their desire to expand their present business and develop the property, but realized there were infrastructure, road, and significant wetland issues to deal with. They also said they felt that, though there was not yet the market demand, the portion along County Road 8 would someday be prime commercial property. Schumann opened the public hearing but there were no comments. Malaski and Rosenquist questioned why the minimum lot size was proposed to be 10 acres, since many greenhouse operations were located on much smaller lots, and felt a size requirement should be eliminated. Some members on the Commission felt there should be some minimum parcel size specified. Schumann suggested that there be required road frontage instead of lot size. Schumann opened the public hearing for Frank Puleo, 16155 Forest Boulevard, who said that the ordinance they were considering should not be so stringent that it prohibits smaller operations. Puleo said most gardens shops Planning Commission Meeting February 28, 2001- page 4 must be growers, retailers, and wholesalers to exist. Puleo's opinion was that, though general business would ie the proper zoning classification, the lot size and setback requirements were not appropriate. The proposed set back of 350' was in response to the City's concern that the property along Frenchman Road was becoming more of a `gateway' to the City, and greenhouses should not be fronting the road. Rooney made motion, Rosenquist seconded, to recommend adoption of the ordinance as presented. Ayes: Kleissler, McRoberts, Rooney, Rosenquist, Schumann Nays: Malaski, Peltier Motion carried. Site Plan for Coating Solutions The Planning Commission considered the application of Dan Northrop, Northrop Development, 9701 Girard Avenue South, for site plan approval to construct a 42,000 square foot building on Lot 1, Block 1, Bald Eagle Industrial Park 3rd Addition. The proposed building would be constructed in two phases. Phase one would consist of 30,0000 square feet and be constructed this spring. Phase two would provide expansion space for the proposed business and would be constructed sometime in the future. Dan Northrop is the president of Coatings Solutions and was at the meeting with his wife and his daughter who is the general manager. Coating Solutions is a family owned and operated business that provides industrial coatings, including non-stick release (Teflon) and chemical resistant coatings. In addition to the coating business, Mr. Northrop also operates a warehouse business that would be located in the proposed building. The Community Development Director and the City's Fire Chief visited Mr. Northrop's existing business in Bloomington to see first hand what type of processes and chemicals are used in the coating business. In review of the operation, storage, and chemical data sheets, staff observed that the business only stores and uses small quantities of chemicals. The coating process includes applying various coatings with a spray gun, and then curing the coatings in high temperature ovens. This process generates a very small amount of waste. Further, the majority of the chemicals are water based. Lastly, staff toured both the inside and outside of the building to determine if the coating process produced any detectable odors. During the tour of the building and property, the coating process was in progress and staff could not detect any strong odors. The warehouse portion of the building is for the temporary storage of various products. The majority of the products warehoused at the current location in Bloomington are there for extended periods of time. Mr. Northrop does not operate a distribution center where products are brought in and shipped out within a short time period. Rooney made motion, Malaski seconded, to recommend approval of the site plan for Northrop Development to construct a 42,000 square foot building on Lot 1, Block 1, Bald Eagle Industrial Park Id Addition. All Ayes. Motion carried. Planning Commission Meeting February 28, 2001- page 5 Organizational Changes to the Planning Commission On January 24, 2001, the Commission voted to recommend approval of an ordinance amendment to change a quorum from three to four members. The Commission stated they believed that a majority of the Commission should be present in order to have a quorum. In review of this matter, the City Council concurred with the Commission's recommendation. However, the Council found that the ordinance amendment to change the quorum should be re -advertised and discussed at a separate public hearing. The Planning Commission held a public hearing to consider an amendment to the zoning code to change the quorum of the Planning Commission, and an amendment to allow the Planning Commission to review variances associated with site plans, conditional use permits, and plats. Schumann opened the public hearing but there were no comments. Malaski made motion, Rosenquist seconded, to recommend approval of the draft ordinance, as written, changing the quorum from three voting members to four voting members and giving the Planning Commission authority to review and make recommendations on variances associated with site plans, preliminary plats, and conditional use permits. All Ayes. Motion carried. Zoning Ordinance Update Dennis Rosemark, Rosemark Consulting, gave the Planning Commission a brief update on the status of proposed changes to the zoning ordinance. Rosemark provided of an overview of the business and industrial districts. Rosemark said he will be distributing more information for discussion at the Planning Commission meeting of March 13, 2001. Adiournment Peltier made motion, Kleissler seconded, to adjourn at 10:40. All Ayes. Motion carried. Michele Lindau, Secretary Planning Commisison