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HomeMy WebLinkAbout2001.06.27 PC MinutesMINUTES HUGO PLANNING COMMISSION JUNE 27, 2001 P -Al in nerinr Chairperson Schumann called the meeting to order at 7:00 p.m. PRESENT: Kleissler, Malaski, Rooney, Schumann ABSENT: McRoberts, Peltier, Rosenquist ALSO PRESENT: John Rask, Community Development Director Dave Mitchell, City Engineer Michele Lindau, Planning Commission Secretary Minutes for May 23, 2001 Rooney made motion, Kleissler seconded, to approve the minutes for May 23, 2001 as submitted. All Ayes. Motion carried. Minutes for June 14, 2001 Malaski made motion, Rooney seconded, to approve the minutes for June 14, 2001 as submitted. All Ayes. Motion carried. Zoning Ordinance Update On May 23, 2001, the Planning Commission held a public hearing on the revised zoning ordinance and tabled action to permit an opportunity for staff to provide additional notice, including an article in the City's newsletter. The June issue of the City's Newsletter included a feature article on the proposed zoning ordinance updates. This newsletter was mailed to all residences the week of June 11`h. Staff made the revisions to the zoning ordinance that were discussed at the last Planning Commission workshop held on June 14, 2001. Of particular importance were the suggested changes to the previously identified Future Development District, which has now been renamed as Urban Reserve. The Planning Commission had received a revised copy of the draft zoning ordinance and continued the public hearing this evening. Arnie Triemert, 15220 Everton Avenue asked about the changes to the zoning in the Everton Avenue neighborhood and was told by the Community Development Director that any future rezoning would be consistent with the Everton Avenue Plan. Joe Crain, 4655 146`h Street, commented on the zoning of his property and buffering between districts. Planning Commission Meeting June 27, 2001- page 2 Jerry Hauble, 5460 125`h Street, asked how it affects vacant property. The Community Development Director said the proposed ordinance maintained the minimum lot sizes of 10, 400 square feet, while also establishing some larger lot size districts to preserve some of the existing larger lot subdivisions. Schumann closed the public hearing. Malaski made motion, Kleissler seconded, to table action until the July 25, 2001 Planning Commission meeting. All Ayes. Motion carried. City Hall -Redevelopment Plan Planning Commission considered whether the proposed Redevelopment Plan for the city hall project was consistent with the City's Comprehensive Plan, including the City's Redevelopment Strategy for Downtown Hugo. The redevelopment area would include the property south of 147`h Street, west of Highway 61, east of Fitzgerald, and north of 146`h Street. The City's Economic Development Authority (EDA) proposes to establish a Redevelopment Project Area in connection with construction of a new city hall. The City of Hugo would lease the city hall from the EDA with an option to purchase. The EDA would sell revenue bonds to finance the redevelopment project costs. The revenue bonds will be secured by the payments to be made by the City under the lease with an option to purchase agreement. In the remainder of the Redevelopment Area, the EDA proposed to facilitate, as appropriate, private development by acquiring land and preparing it for private development and by constructing public infrastructure improvements. It was noted that establishment of the Redevelopment Area would not commit the EDA to future redevelopment efforts, including acquiring land or naking infrastructure improvements. Also noted was that establishing the Redevelopment Area would not make it any easier for the City to acquire land through eminent domain. Rooney made motion, Malaski seconded, to recommend approval of the resolution with the finding that the proposed Redevelopment Plan is consistent with the City's Comprehensive Plan. Ayes: Malaski, Rooney, Schumann Abstain: Kleissler (Kleissler did not received the background material on the Redevelopment Plan in time to review it.) Motion carried. CUP for Trailer Sales - Lutz & Loken On May 23, 2001, the Planning Commission held a public hearing and tabled action on the request of Glenn Lutz, 5317 Eagle Street, White Bear Lake, for a conditional use permit to allow the retail sale of trailers on property located at 5795-165`h Street. The Planning Commission had directed staff to inspect the building for building code compliance. On June 15`h, the City's Building Official inspected the subject building, and recommended that the exposed sheathing be replaced prior to siding the building. The Building Official also said the applicant would need to apply for a building permit for interior improvements at which time the City would review the plans and building for compliance with applicable building codes. )wner of the property, Larry Loken, 1017-36`h Avenue NE, Minneapolis, was at the meeting and said he would replace the deteriorated wood on the building and fix the siding. Planning Commission Meeting June 27, 2001- page 3 The requested conditional use permit also included the outside storage of trailers in a defined area located west of the existing buildings. The outside storage area is approximately 1,344 square feet in size. Loken said he would like to keep some of his cars stored on the site because he was restoring them. He said he had approximately 30 cars on the property, six of them were not driveable and the others were licensed. The Community Development Director told Loken that the site plan approval Loken received in 1988 permitted him to construct the 40' X 78' building on the site for industrial use; however outside storage would require a conditional use permit. Kathy and Rick Suess, 5725 165`h Street, were concerned about the fence and requested it be constructed along the entire length of the building. Also of concern was the length of time Loken would be allowed to complete the required maintenance on the building and requested a deadline be specified. There were no other comments and Schumann closed the public hearing. Rooney made motion, Malaski seconded, to recommend approval of the conditional use permit with the conditions as stated in the draft resolution in addition to hours of operation, a requirement to construct a fence along the west property line, and a condition requiring certain improvements be made prior to beginning the sales operation. All Ayes. Motion carried. Amendment to Comprehensive Plan Regarding MUSA Line — Bramstedt On May 23, 2001, the Planning Commission held a public hearing to consider the request of Gor-Em LLC, 1875 Commercial Boulevard, Andover, MN, for a Comprehensive Plan Amendment to include approximately 59 acres in the Metropolitan Urban Service Area (MUSA). The Planning Commission had tabled the request to provide the applicant with an opportunity to present the proposal to the Parks Commission for consideration on the need for a neighborhood park. Further, the Commission wanted additional time to allow the City to continue with the charrette/visioning process. On June 13, 2001, the applicant presented the proposal to the Parks Commission. The Parks Commission indicated a desire to consider accepting some of the property for a public park. The Parks Commission did not make any formal recommendation and the Commission members stated that they would study the issue further if the property was included in the MUSA. The Planning Commission had received a letter from Ken W. Anderson, 13875 Goodview Ave who stated that should they improve Goodview Avenue, he would like to have his property included in the MUSA as well. He also asked that drainage be looked at closely considering the high water table in Hugo. The Community Development Director informed him that to include his property in the MUSA would require a separate application. The Commission also received a letter from Hugo Resident Bob Rogers who applauded the applicants on an environmentally sensitive development plan but felt the City lacked adequate water flow, and felt the transportation system needed to be reviewed and incorporated in the decision making process for all land use applications. Rogers also felt they would be setting a precedent to other land owners wanting to include their property in the MUSA. Schumann continued the public hearing from May 23rd. Florence Meyer, 5368 145`h Street, said she was opposed to development east of Goodview Avenue and would Planning Commission Meeting June 27, 2001- page 4 like the property to maintain its current use. Meyer stated there were traffic issues that needed to be addressed and felt there were too many homes proposed per acre. Jerry Hauble, 5460 125`h Street, asked if there was adequate sewer capacity. The City Engineer said the capacity was there and the lift station was adequate. There were no other comments and Schumann closed the public hearing. Mike Gair, Site & Planning Consultant, and Mike Quigley from McCombs Frank Roos Associates, Inc., were present and agreed that urban reserve was an important issue, and they recognized the road dilemma. Rooney was opposed to including the property in the MUSA saying there was ample land in the MUSA already. Bronwen said the developers showed very creative thinking but it was a "plan before its time". Malaski said it was a unique piece of land and like the proposed development as opposed to gridlocked 10 -acre parcels but she was concerned with the transportation issues. Schumann felt the plan was well thought out but water pressure and transportation were big issues, and the improvements to Goodview Avenue would be a great burden on the property owners. Malaski made motion, Rooney seconded, to recommend denial of the request for a Comprehensive Plan Amendment to include the property in the MUSA. All ayes. Motion carried. Preliminary Plat — Victor Gardens The Planning Commission held a public hearing to consider the request of Pratt-Arnt-Oakwood, LLC and Contractor Property Developers for preliminary plat approval for Phase I of Victor Gardens consisting of 82 detached single family lots located south of Co. Rd. 8 (Frenchman Road) and east of existing Elmcrest Blvd. The proposed subdivision would include 41 "traditional' single-family lots and 41 "cottage home" lots on approximately 27 acres of land. All 82 lots would be located south of CSAH 8 and north of 140`h Street (Elmcrest Avenue). The net density of the plat would be 3.04 units per acre. This phase is part of the Planned Unit Development Concept Plan approved by the City Council on November 20, 2000, which included 670 housing units and 185,000 square feet of commercial/institutional buildings on the 220 -acre property. Len Pratt, Homer Thompkins, and John Peterson, all members of the development team, were present to answer questions from the Planning Commission. Schumann opened the public hearing. Joe Crane, 4655 146`h Street, questioned whether 146`h Street would be abandoned or made a through street, and was told that there were no plans at this time since the future of County Road 8 was undecided. There were no other comments so Schumann closed the public hearing. Malaski was impressed with the landscaping plan proposed for the property. Planning Commission Meeting June 27, 2001- page 5 Kleissler said it was an interesting concept but the 35 foot minimum lot width was too small. The developers said that 35' was the minimum for cottages homes in the PUD; however, they currently proposed to have 55' lot widths. Rooney said he felt the road widths were not clearly stated, and he would like to have seen more berming to shield the property from the industrial park to the west. Pratt explained the home and garages were laid out in such a way that the garages would create a buffer as well as the proposed landscaping. Schumann approved of the preliminary plat but said there were details that needed to be addressed in the final plat. Malaski made motion, Kleissler seconded, to recommend approval of the preliminary plat to be known as Victor Gardens, Phase 1, subject to the conditions provided in the draft resolution, with the provision that a landscape plan is submitted and approved for the final plat. Ayes: Kleissler, Malaski, Schumann Nay: Rooney Motion carried. Pratt thanked the Planning Commission and City for their support. Rezoning to Multi -Family and Site Plan for Pineview Meadows 2"d Addition The Planning Commission held a public hearing to consider the request of Sedona Homes, Inc., 4910 Highway 61, White Bear Lake for rezoning and preliminary plat for Pineview Meadows Second Addition located south of Co. Rd. 8A and east of Highway 61, directly south of the existing Pineview Meadows Development. Sedona Homes is requesting to rezone from Urban Residential to Multi -Family Residential and requesting preliminary plat approval for 66 townhome lots at a net density of 7.5 units per acre. Staff had found that the City's sewer, water, and transportation system could accommodate the increase in density that would result from the proposed rezoning. Staff also found that the proposed multi -family zoning development would help the City achieve its housing goals. Paul Keleher and Scott Montgomery from Sedona Homes were present at the meeting to answer questions. Rooney was concerned about the overflow parking and described the street parking as haphazard. Keleher said "No Parking" signs were being erected. Schumann opened the public hearing. Matt Langer, 13920 Flay Avenue, who lives in Pineview Meadows, was concerned about the amount of traffic on Flay Avenue. Troy Charpentier, 13825 Forest Boulevard, wants signs posted on their private drive identifying it as such. The )rivate drive is to be used as an emergency access only, with a gate across it. Montgomery said they hoped 'ineView Meadows Second Addition would some day be connected to 137`h Street to the south. Planning Commission Meeting June 27, 2001- page 6 There were no other comments and Schumann closed the public hearing. ✓Ialaski made motion, Kleissler seconded, to recommend approval of the rezoning from Urban Residential to Multi -Family for Pineview Meadows Second Addition. All Ayes. Motion carried. Malaski made motion, Rooney seconded, to recommend approval of the preliminary plat for Pineview Meadows Second Addition. All Ayes. Motion carried. CUP for and Site Plan for Greenhouses - Wagner Greenhouses The Planning Commission held a public hearing to consider the application of Wagner Partners Limited Partnership, 6024 Penn Avenue South, Minneapolis, for a conditional use permit to construct wholesale greenhouses at 4860 Frenchman Road. The property consists of approximately 42 acres located in the General Business Zoning District where wholesale greenhouses are allowed as a conditional use. As proposed, construction would be done in 4 phases and would occur over a five to 10 year period depending on market conditions. The proposed project included impacts to the floodplain and wetlands located on the site. The Rice Creek Watershed District had reviewed the plans and found them acceptable. The City's Water Resources Engineer had eviewed the mitigation plan and recommended approval. Staff was not in favor of approving the entire project given the length of time proposed for the phasing of the project. Staff had recommended approval of a conditional use permit to include only the first three phases of the project to be completed by 2003 with the fourth phase requiring a separate conditional use permit. Andy Jacobson, representing Wagner partnership, was at the meeting and proposed an alternate phasing plan consisting of five phases with the first four phases substantially complete by December 31, 2007 and the fifth phase requiring a separate conditional use permit. The applicant proposed a 350 -foot front yard setback from CSAH 8 to provide for future development opportunities. Schumann opened the public hearing but there were no comments. Malaski said that she had a problem with approving something to take place by 2007. She also was not impressed with the landscaping plan. Kleissler was concerned with the time frame since utilities would be available by 2004 and would change the use of the land. She also felt the landscaping plan was very limited. Rooney said this was an inappropriate use in the area because he felt greenhouse were an industrial use. Jacobson referred to Wagner's greenhouses on Penn Avenue in Minneapolis, indicating the greenhouses were in a commercial area with adjoining residential development and they were very compatible. Planning Commission Meeting June 27, 2001- page 7 Schumann said he didn't feel there was a compatibility problem. Malaski made motion, Schumann seconded, to recommend approval of the conditional use permit with the condition the phases be completed by 2006. Aye: Malaski, Schumann Nay: Kleissler, Rooney The request for a Conditional Use Permit will go to the City Council without a recommendation. Concept Review — Schuneman Property The Planning Commission considered a concept plan presented by Jeff Boch, Land Holding Group, Inc. to subdivide an 81.29 acre parcel located east of Goodview Avenue and south of 130`h Street under the cluster housing portion of the City's ordinance. Under the proposed design, the developer proposed to dedicate all unplatted property as a permanent conservation easement, which would be over 45 acres. Schumann recalled past applications to subdivide this property and recalled there were problems with the emergency access and length of the cul-de-sac. Rooney was not in favor of the clustering and felt they should remain 10 -acre lots. Kleissler said they had satisfied the problem of the emergency access. Malaski said she thought this was a good use of the land. Meeting Dates The Planning Commission discussed whether it was necessary to establish an ending time for the Planning Commission meetings and whether it was necessary to meet twice a month. Because there were three Commission members absent, they decided to continue the discussion at the next meeting. Adiournment Malaski made motion, Kleissler seconded, to adjourn at 11:32 pm. All Ayes. Motion carried. Michele Lindau, Secretary Hugo Planning Commission