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HomeMy WebLinkAbout2001.09.26 PC MinutesMINUTES HUGO PLANNING COMMISSION September 26, 2001 Call to Order Chairperson Schumann called the meeting to order at 7:00 p.m. PRESENT: Malaski, McRoberts, Peltier, Rosenquist, Schumann Kleissler arrived at 7:03, after roll call. ALSO PRESENT: John Rask, Community Development Director Michele Lindau, Planning Commission Secretary Minutes for August 22, 2001 Schumann made motion, Malaski seconded, to approve the minutes for August 22, 2001 as amended. All Ayes. Motion carried. Hidden Hills PUD -Solid Ground Development The Planning Commission held a public hearing to consider the request of McCombs Frank Roos & Associates, Inc. (MFRA), 15050 23rd Street North, Plymouth, and Solid Ground Development, 4756 Banning Avenue, White Bear Lake, for a PUD cluster housing plan approval and a preliminary plat for Hidden Hills Preserve consisting of 12 single family lots located east of Goodview, south of 130th Street, and north of 125th Street. The property consists of 82.35 acres and is zoned Rural Residential. Community Development Director John Rask reviewed his staff report with the Planning Commission, focusing on the conditions of Cluster Housing as required in Section 6.13 of the Comprehensive Land Use Regulations. Jeff Elliot, Engineer for MFRA, and Ray Pruban, representative for Solid Ground Development, presented the Plat for the proposed Hidden Hills Preserve and answered questions from the Planning Commission. As indicated on the proposed plat of the development, the lots would range in size from 2.5 to 3.4 acres and would meet all setback requirements. Section 6.13 requires the depth of the lots in a cluster development to not exceed three times its width. The proposed lots were shown to meet this requirement with the exception of Lot 5, which was required in the draft resolution to be revised prior to submittal of the final plat. The proposed development would receive access off an extension of 130th Street from Goodview Avenue. This roadway would exceed the maximum allowed length, which is 1,320 feet, but as Planning Commission Meeting September 26, 2001- page 2 noted by Elliot, should 130th be extended to the east, the road south into their development would be in compliance. Further, there would be a secondary means of access for emergency vehicles in the southwest corner of the development. The City's Fire Chief has reviewed the access and recommended approval. Elliot asked the Planning Commission to consider allowing the emergency access road to be gravel instead of bituminous as required in the draft resolution for the reason that gravel would be low visibility and blend in better with its surroundings. The Community Development Director said it would need to be discussed with the Fire Chief. Schumann felt the main concern is that the road remains in good, visible condition all year, and Kleissler said gravel is hard to plow and maintain. The homes were proposed to be located in the center part of the site, which is mostly open land, to minimizes the impacts of large stands of significant trees. Elliot explained that all lots would be custom graded and the draft resolution required a survey be submitted with each building application showing the grading contours and tree preservation/natural areas. Elliot said there would be a homeowner's restriction requiring approximately 50% of the lot be left in its natural state, and that, with the addition of the green/open space corridor surrounding the site, would result in a buffer of approximately 300' behind the homes. The continuous corridor encircling the development would contain a private trail for the use of the residents in the development. Schumann opened the public hearing. Judy Fluger, 6570 125th Street North, questioned the buffer between her lot and the proposed lot that would be adjoining the north side of her property (lot 6). Fluger was concerned that the buffer would be gone because of the proposed location of the septic system. Fluger also questioned the ownership and maintenance of the proposed trail, and was told by the developers it would be owned and maintained by the homeowner's association. Jean Melancon, 6480 125th Street, representing family and neighbors, questioned the ownership of Outlot C, which was shown to surround the development. The developers said it would remain a permanent conservation easement, owned jointly by the homeowners in Hidden Hills, and the taxes on the property would be the responsibility of those homeowners. Melancon questioned what would prevent others from using the private trail and asked that it somehow be restricted to the use of the homeowners in Hidden Hills. Another concern of Melancon's was the use and look of pole buildings that may be constructed on the lots, saying the zoning ordinance allows 2 additional outbuildings with a total of 2,050 square feet. Schumann explained that the ordinance also requires that they resemble the principle building on the lot, and the ordinance and homeowner's association could have some control over the use of the building. Melancon asked how the builders were selected and if a method was proposed that would protect the property values of the existing homes in the area. Pruden said the lots alone would sell for Planning Commission Meeting September 26, 2001- page 3 approximately $100,000 and they would be selecting an exclusive builder for the development. It was noted that the City could not impose price guidelines on development. Melancon asked that existing property values be maintained. Tom Drewery, 12674 Hilo Avenue North, representing the Bald Eagle Sportsman Association, asked that the existence of the Sportsman Association be disclosed to all potential buyers of the homes in Hidden Hills. The developers stated they had no problem with disclosing that information. Steve Fluger, 6570 125th Street North, stated that the trail would be approximately 80' from the corner of his home, which has many windows, and he felt there was not a sufficient buffer zone to protect their privacy. Cliff Axelson, 12317 Goodview Avenue North, owns the 40 -acre parcel that borders the north side of the development. Axelson said he would be granting an easement for the road (130th St.) along the southwest corner of his property and understands the culvert would be on his property. He said he felt the road should be constructed to continue further to the east before it curved south into Hidden Hills, so it would be easier to connect with it should he develop his property in the future. Schumann asked that staff work with the City engineer and keep Axelson informed on this matter. Kurt Melancon, 6480 125th Street North, said he was an advocate of 1 home per 10 -acres and questioned the probability of 10 -acre lots when cluster housing was an option. The Community Development Director invited him and all those in attendance to participate in the town meeting to be held November 1, 2001, to discuss the future of Hugo's rural area and the concept of cluster housing. Steve Fluger asked who was involved in drawing up the development covenants and if the neighboring landowners would have a chance to review them. The Community Development Director said the City reviews them to ensure they are meeting City standards; however, land prices and the cost of homes could not be dictated by the City. There were no other comments and Schumann closed the public hearing. Malaski said she preferred a bituminous emergency access road over gravel; there should be a condition that natural vegetation around wetlands be left in its natural state; a variety of trees should be planted verses all the same species; significant trees (12 inches or larger in diameter) should be removed for roads only, not for homes; and berming should be done around the trails to make it more pleasant for the neighbors. Malaski felt the plan was unique and approved of the condition that the existence of BESA be disclosed to potential buyers. Rosenquist said he felt the emergency access road would be easier to maintain if it was bituminous, the outlots should be considered conservation, and he questioned if the trail around the development was really necessary. Peltier agreed with Malaski and Rosenquist. Planning Commission Meeting September 26, 2001- page 4 McRoberts said he felt undeveloped portions of commonly owned property should be easily accessible by the homeowners; however, he understood that this was difficult to do with this piece of property. McRoberts also said if the trail were to be left in, he would prefer it be interior with significant buffering. He agreed that the road should be bituminous and was concerned that snowmobilers would use it. Kleissler concurred with the others, adding that she would like to see a condition requiring that trees be planted to replace the significant trees removed, and additional screening be put between the existing parcels and homes. Malaski made motion, Peltier seconded to recommend approval of the development to be known as Hidden Hills with the following changes and additions to the plat and draft resolution: 1. The homeowners association shall maintain the emergency access road. 2. A tree of the size required in the Land Use Regulations shall replace significant trees removed, and plantings within the development will be of a variety verses one type of species. 3. The plat will not contain a trail encircling the homes. 4. The developer shall disclose the location of the Bald Eagle Sportsman Association to potential buyers. All Ayes. Motion carried. Rezoning to Industrial-Tschida & Molitor Properties The Planning Commission held a public hearing to consider a Comprehensive Plan amendment and rezoning for property located west of Fenway Boulevard, south of 140`" Street, and north of the Bald Eagle Townhomes. The City Council directed the Planning Commission to hold this public hearing to consider rezoning approximately 116 acres from Urban Residential and Multi - Family to General Industrial. Cheeta Properties, 20th North Lake Street, Forest Lake, owns the southern parcel consisting of 47.9 acres and Roy Molitor, 13676 Fenway Avenue, owns the northern parcel consisting of 68.5 acres. The City's Comprehensive Land Use Plan designates the subject property as Urban Development. As such, in order to consider a rezoning of the property to General Industrial, the Planning Commission must first consider a land use guide plan amendment (Comprehensive Plan Amendment) from Urban Development to Commercial/Industrial. State law requires consistency between a city's land use plan and zoning ordinance. Over the past year, several Council and Planning Commission members have indicated a desire to examine the City's supply of industrial land, which helps provide employment opportunities and a diversified tax base. Currently, the City has approximately 160 net acres of industrial zoned property, which represents approximately .06 percent of the total land area of the City. The Community Development Director presented four rezoning options to the Commission and explained the advantages and disadvantages of each. Options were to rezone both parcels to Planning Commission Meeting September 26, 2001- page 5 Industrial; rezone the north parcel Industrial and the south parcel Multi -Family; rezone the north parcel to Industrial, the east portion of the south parcel to Industrial, and the west portion of the south parcel to multifamily; or keep the current zoning of both parcels. The City had received three letters commenting on the proposed rezoning. One letter was from Jennifer Spears, 5346 1401h Street North, stating she felt rezoning the land from residential to general industrial was not in the best interest of the residents of Hugo because of the nature of the businesses that may occupy the land and the danger of the increase in traffic. Spears also requested in her letter that the City implement a noise ordinance should the property be rezoned to Industrial. Another letter received was from Dave Schwinghammer, manager of Como Lube, 13575 Fenway Boulevard, stating he was in favor of rezoning both parcels to general industrial. The final letter was from Steve Ach, Land Development Manager for Centex Homes, stating Centex Homes had recently entered into a contract with Tschida to purchase 49 acres from him for the purpose of building residential homes, and requested the property be zoned multi -family. Jim Tagleia, President of Nor -Lakes, 13615 Fenway Court North, supported rezoning the parcel west of Fenway Avenue to Industrial because the infrastructure was in place and should be utilized, industrial zoned property provides a large tax base, and to rezone residential would result in an increase of children in the area who already find his existing parking lot a place to play and skateboard, which is very dangerous with the truck traffic. Cale Konetchy, 14003 Fenway Avenue North, who was present with his fiancee Molly Loban, said he felt a 50 percent increase of industrial land within the City is excessive, and was concerned about industrial traffic and noise so close to residents. Konetchy said he was opposed to the rezoning of the land to industrial. Sean and Kathy Connor, 14005 Fenway Boulevard, were opposed to the rezoning to industrial because heavy industrial traffic is dangerous through residential areas and there was no direct access to Highway 61. Mr. Connor also said he felt the existing infrastructure would be utilized just as well by residential development, and suggested a park be put on the Molitor parcel. Connor asked the matter be tabled to allow the Planning Commission members to visit the properties before making their decision. Tom Junnila, representing Schwieter's Construction located in the existing industrial park, spoke in support of rezoning the northern property to industrial because he feels it is a continuation of a decision made a long time ago to develop this area as commercial/industrial, and it would be an asset to the City and provide jobs to Hugo residents. Junnila said the southern property would not be suitable for industrial development because of the wetlands on it. Junnila said he was not in favor of multi -family zoning because of the location of the existing industrial park, saying residents would be facing industrial property that is allowed to have exterior outside storage and lighting. Planning Commission Meeting September 26, 2001- page 6 Steve Ach, Centex Homes, agreed with Junnila saying the Tschida property had natural features and buffering to the north between the industrial park and potential multi -family homes. There were no other comments and Schumann closed the public hearing. Malaski liked the option of rezoning the northern parcel to industrial and the southern parcel to multi -family but had concerns with the traffic, feeling the traffic issue should be resolved prior to more development. Rosenquist said the decision to rezone should be made after it is determined how CR8 would be realigned. Peltier said it should remain the current zoning. McRoberts said it seemed reasonable to rezone the parcel to the north industrial but traffic was a very compelling issue. Kleissler said she had reservation about changing the zoning at this point because of the traffic issue, but if it was done, she preferred the same option as the others, rezoning the parcel to the north industrial and to the south multi -family. Schumann pointed out there was industrial property for sale in Hugo by someone other than the City, and this may not be a good time to create more industrial land. Schumann agreed with the traffic issues. Rosenquist suggested an office park be constructed on the northern parcel and asked staff to research the possibility of it. Schumann made motion, McRoberts seconded, to recommend the option to rezone the northern parcel to industrial and the southern parcel to multi -family. McRoberts made motion, Peltier seconded, to table the motion until the meeting of the Planning Commission in November. All Ayes. Motion carried. Zoning Ordinance Amendment Due to the late hour, the Planning Commission agreed to delay discussion of the Zoning Ordinance amendment until their next meeting. The Community Development Director warned that it might be necessary to schedule additional meetings to ensure the City Council has adequate time to review it and present it to the Metropolitan Council prior to the end of the year. Workshop and Town Meeting The Community Development Director reminded the Planning Commission of the upcoming Planning Commission Meeting September 26, 2001- page 7 workshop with the City Council scheduled for December 1, and the town meeting to discuss the future of Hugo's rural area scheduled for November 1. Adjournment McRoberts made motion, Kleissler seconded, to adjourn at 10:35 p.m. All Ayes. Motion carri 1Vllichele Lindau, Secretary Planning Commission