HomeMy WebLinkAbout2001.12.19 PC MinutesMINUTES
HUGO PLANNING COMMISSION
DECEMBER 19, 2001
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
Michele Lindau, Planning Commission Secretary
Dave Mitchell, City Engineer
Minutes for Planning Commission Meeting November 28, 2001
Malaski made motion, Peltier seconded, to approve the Planning Commission meeting minutes
for November 28, 2001 as submitted.
All Ayes. Motion carried.
Minutes for Joint City Council and Planning Commission Meeting November 28, 2001
Malaski made motion, Peltier seconded, to approve the joint City Council and Planning
Commission meeting minutes for November 28, 2001 as submitted.
All Ayes. Motion carried.
Comprehensive Plan Text Amendment to Create Office/Light Industrial Zoning District
The Planning Commission held a public hearing to consider the establishment of a new office/light
industrial zoning district. During discussions at previous meetings, the Commission found that the
City needed a new zoning district that could serve as a transition district between residential and more
intense industrial land uses. To assist in the development of this new district, the Commission
appointed a committee to further examine the issue and to develop a zoning district that would
provide for lower intensity office or light industrial uses. The Committee consisted of Commissioners
Patrick Rooney and Bob Rosenquist, local real estate developer Len Pratt, commercial real estate
specialist Tom Junilla, City Council member Mike Granger, and Community Development Director
John Rask.
The committee met on three separate occasions to discuss the draft ordinance, as well as to look at
areas in which the district could be applied. Specifically, the committee examined the area west of
the Bald Eagle industrial property as a location for a possible expansion of the business/industrial
park. The committee drafted an ordinance providing for an Office/Light Industrial District to
provide for the establishment of office and low impact manufacturing or assembly of a variety of
products that create no exterior noise, glare, or fumes. Uses allowed in the district would be
limited to those that are compatible with lower intensity residential and business uses, and which
Planning Commission Meeting December 19, 2000- page 2
have limited amounts of truck traffic in comparison to higher intensity industrial uses. The uses
would be regulated in height, lot coverage, setbacks, landscaping, loading, and use type, so as to
facilitate compatibility between these uses and residential development. The draft ordinance was
unanimously recommended by the committee.
Schumann opened the public hearing.
Cale Konetchy, 14003 Fenway Ave. N., questioned the population of other cities with similar
zoning districts. The Community Development Director replied that it varies with each city, but
many cities of Hugo's size have several different Industrial Zoning classifications.
Sean Connor, 14005 Fenway Ave. N., asked if any consideration was given to the hours of
operation. Staff and the Commission explained that the specifics of business operations were
addressed at the time the Conditional Use Permit was issued.
Tom Junnila spoke on behalf of Joel and John Schweiter of Schweiter's Construction. Junilla
expressed Joel and John Schwiters support in the creation of the new district and requested the
Commission support the passing of the ordinance amendment.
Ken Tschida of Cheeta Properties said there were better places for this type of zoning besides the
property west of the Bald Eagle Industrial Park. Tschida said that in other communities,
Office/Light Industrial zoning districts were usually located in a very visible and accessible area
of the City and often located near hotels. Tschida said he felt the property along Frenchmen road
would be more appropriate for this type of zoning.
There were no other comments and Schumann closed the public hearing.
Malaski thanked those who served on the committee. She said she approved of the zoning district
and liked the outside storage limitations and screening requirements.
Rosenquist agreed saying screening and controlling of outside storage is essential.
Rooney said he supports the creation of the new district and that it will help control growth with
the proper mix of uses.
Kleissler said she felt that a statement regarding the limited outside storage should be incorporated
into the purpose statement.
McRoberts initiated a conservation regarding limiting the amount of truck traffic and hours of
operations. The Commission concluded these issues would be carefully considered when issuing
Conditional Use Permits for this district.
Malaski made motion, Rooney seconded, to recommend approval of the establishment of a new
office/light industrial zoning district with an amendment to the purpose statement to include the
limited amount of exterior storage allowed in the district.
Ayes: Kleissler, Malaski, Peltier, Rooney, Rosenquist, Schumann
Abstain: McRoberts
Motion carried.
Planning Commission Meeting December 19, 2000- page 3
Rezoning of Molitor/Cheeta 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 1401h Street, and north of
the Bald Eagle Townhomes. This was a City initiated rezoning request because over the past year,
several Council members had indicated a desire to examine the City's supply of industrial land.
The City's Comprehensive Land Use Plan designates the subject property as Urban Development.
To consider a rezoning of the property to General Industrial, the Planning Commission needed to
also consider a land use guide plan amendment (Comprehensive Plan Amendment) from Urban
Development to Commercial/Industrial.
To assist the Planning Commission in the review of the Comprehensive Plan amendment and
rezoning, staff had prepared four options for their consideration, outlining the advantages and
disadvantages of each.
Option A would rezone the entire area to Office/Light Industrial. Option B would rezone the
Molitor property (northerly parcel) to Office/Light Industrial, but would leave the Tschida
property (southerly parcel) zoned Urban Residential and Multi -Family. Option C would rezone
the Molitor property and a portion of the Tschida property to Office/Light Industrial, but would
leave the western portion of the Tschida property zoned Urban Residential. This option would
allow the front part of the Tschida property to be developed as Office/Light Industrial. The final
option presented was to leave the properties as currently zoned.
Schumann opened the public hearing.
Jim Tagelia representing Norlakes, 13615 Fenway Boulevard, supported the rezoning of the
Molitor property to Office/Light Industrial. Tagelia said that the Norlakes site had a continued
impact with people as more families moved into the area, and would like to see the Molitor
property be developed as industrial and not residential.
Steve Ach, Land Development Manager for Centex Homes, requested that the Planning
Commission recommend leaving the current zoning of the Tschida property. Centex homes had
recently entered into a contract with Cheeta Properties to purchase 49 acres for residential
development. Ach provided the Commission with aerial photos depicting the natural separation
of land uses, and said that rezoning the Tschida property to industrial would have negative
impacts on the existing residential property to the south and that the features of the area provided
a natural wetland buffer to north.
Ken Tschida, Cheeta Properties, said he wanted his property to remain zoned multi -family
housing and urban residential, and that he would be losing money on his investment should he be
unable to sell the property to Centex for residential development. Tschida said he would be
looking to the City of Hugo for reimbursement should this happen.
Tom Junnila, President of The Junnila Company, Inc., provided the Planning Commission a letter
on behalf of Joel and John Schwieter of Schwieters Properties, LLP, located in the Bald Eagle
Industrial Park. The Schwieters endorsed the rezoning of the Molitor property to Office/Light
Industrial to extend the development of manufacturing that had begun with the creation of the
Bald Eagle Industiral Park. Schwieters also recommend the Tschida site maintain its current
zoning to allow the development of much needed housing.
Planning Commission Meeting December 19, 2000- page 4
Sean Connor, 14005 Fenway Avenue North, thanked the Commission for denying the previous
request to rezone the properties to General Industrial. Connor addressed the rezoning of the
Molitor property to Office/Light Industrial expressing concerns about truck traffic, safety of
children, and the aesthetics of the adjoining residential neighborhood.
Cale Konetchy, 14003 Fenway Avenue North, concurred with Connor and also opposed the
rezoning the property to industrial because a industrial park should not be the first thing people
see when entering Hugo.
Bob Stewart, 13254 Europa Bay, said he was pleased with the existing residential development of
Centex's townhomes and would like to see the surrounding area continue with residential
development.
Jim Tagelia representing Norlakes, 13615 Fenway Boulevard, said he was concerned about the
dangers of children playing in the industrial parking lots, and would like to see the industrial park
buffered with Office/Light Industrial to keep people contact to a minimum.
Tom Junnila said that because the Molitor property is bordered by wetlands, it would be unlikely
large industrial buildings would be constructed on the site.
Malaski supported Option B, to rezone the Molitor property (northerly parcel) to Office/Light
Industrial, and leave the Tschida property (southerly parcel) zoned Urban Residential and Multi -
Family. The reasons she gave were that existing homeowners purchased their homes under the
impression that the Tschida property would be developed as residential, which there was much
need for, and conservation efforts were best met with residential development. Malaski supported
rezoing the Molitor property to Office/Light Industrial because it would provide a buffer and
much needed tax base.
Peltier agreed with Malaski.
Rooney supported Option C because long term planning should not put homes next to industrial.
Rooney opposed to more homes being constructed along Feneway Boulevard.
McRoberts supported Option A or B, saying he understood the concerns of the residents northeast
of the Molitor property but was not comfortable recommending approval of more housing along
Fenway Boulevard.
Bronwen supported Option B because Office/Light Industrial would be an appropriate transitional
use of the Molitor property.
Rosenquist supported Option C, to rezone the Molitor property and a portion of the Tschida
property to Office/Light Industrial, leaving the western portion of the Tschida property zoned
Urban Residential because he felt residential property should not be next to the industrial park and
Option C would provide the necessary buffer.
Schumann supported Option B because it was sensitive to present homeowners and would provide
a buffer between uses.
Planning Commission Meeting December 19, 2000- page 5
Sandy made motion, Peltier seconded to recommend Option B, rezoning the Molitor property
(northerly parcel) to Office/Light Industrial, and leaving the Tschida property (southerly parcel)
zoned Urban Residential and Multi -Family.
Ayes: Kleissler, Malaski, McRoberts, Peltier, Schumann
Nays: Rooney, Rosenquist
Motion carried.
Culp & Danner Minor Subdivision
On November 28, 2001 the Planning Commission held a public hearing to consider the request of
Bill Culp and Norman Danner to subdivide a 20 -acre parcel into two separate 10 -acre parcels on
property located in the Agricultural zoning district at 14707 Irish Avenue North. The Planning
Commission had tabled the request because members of the Commission had questions for the
applicant and the applicant was not in attendance.
To recommend approval of this request, the Commission also needed to recommend approval of
two variances. One variance would be from the minimum lot width of 300 feet required in the
Agricultural zoning district. The proposed lot split would create two lots, each with a road
frontage of 276.75 feet. As such, a variance of 23.25 feet would be necessary for each lot. The
other variance requested is from the 40 -foot side yard setback requirement. Proposed Parcel A to
the north contains the existing home as well as an existing 1,080 square foot garage. With the
proposed subdivision, the existing garage on Parcel A would be located 19.09 feet from the
property line. The minimum side yard setback in the Agricultural zoning district is 40 feet;
therefore, a variance of 20.91 feet would be necessary for Parcel A. Staff recommended approval
of this request.
The subdivision request had been approved in November 1994 by the City Council. According to
Washington County Recorder's Office, the subdivision was never filed; therefore, the approval
became null and void.
Malaski questioned why the subdivision was never recorded. Norman Culp said he thought it had
been. It was discovered it had not been recorded when a relative approached the City for a
building permit. Malaski said the viewpoint on variances had changed since it was first approved
and was reluctant to approve the subdivision with the large variances.
Rosenquist agreed with staff's recommendation and felt the owner should not be penalized for the
oversight of recording it.
Pletier agreed with staff's recommendation.
Rooney said he felt the 300' road frontage was critical and did not approve of granting the
necessary variance.
McRoberts said he would not approve a variance of more than 50%, which was what the side yard
setback for proposed parcel A would require.
Planning Commission Meeting December 19, 2000- page 6
Rosenquist made motion, Peltier seconded, to recommend approval of the minor subdivision with
a variance for the minimum lot width on both parcels and a variance for the side yard setback for
parcel A.
Ayes: Kleissler, Peltier, Rosenquist, Schumann
Nays: Malaski, McRoberts, Rooney
Motion carried.
Concept Plan -Kevin Peliter Property (Scott Montgomery & Paul Keleher)
Sedona Homes appeared before the Planning Commission to solicit informal comments on a
sketch plan for a proposed development on the Kevin Peltier property, which would include 55
single-family homes and 35 townhome units. The property is located south of 1301h Street and
west of Goodview and zoned Urban Residential, which allows 10,400 square foot lots and up to
six -units per acre through a PUD. The property is approximately 104.3 acres in size and contains
a large amount of wetland as well as a cellular tower and pipeline easement, which the Planning
Commission agreed made this parcel difficult to develop.
The Planning Commission reviewed the plat and provided their comments. Specifically, the
Commission stated that the developer should show more creativity if they wished to develop the
property as a Planned Unit Development. Further, Rosenquist stated that he was concerned that
the only road into the development would cross a pipeline easement. Lastly, the Commission
stated that homes should meet the required setbacks from the tower.
Final Charrette/Vision Document (Mike Lamb, H.G.A)
Under the leadership of the Mayor and City Council, the City had undertook a planning process
that involved the residential and business community, school districts, religious and institutional
groups, appointed officials, and professional staff. The purpose was to develop a long-term vision
for the community. Mike Lamb, H.G.A., presented the final charette/vision document to the
Planning Commission.
Rosenquist made motion, Kleissler seconded, to recommend the Council accept the 2020 vision
presented this evening.
All Ayes. Motion carried.
Street Width Discussion
In November of this year, the Planning Commission had directed staff to schedule a discussion on
City street standards. The Community Development Director had provided a brief overview of
street standards as well as a survey of street standards for different communities in the
metropolitan area, as well as standards from other various sources.
Dave Mitchell, City Engineer, was present and answered questions from the Commission. The
Commission requested private street options be evaluated and future discussions be commenced.
Planning Commission Meeting December 19, 2000- page 7
Zoning Ordinance Update — Buffer Yards
On December 1, 2001, the Planning Commission and City Council reviewed the draft zoning
ordinance and provided comments. Both the Planning Commission and Council had agreed that
clarification was needed with regard to buffer yard standards.
Staff had amended the draft ordinance to include the establishment of buffer yards where property
zoned for commercial, industrial, and apartment buildings interface with property zoned for single
family homes agricultural and townhomes.
The Commission discussed types of buffering and the need for buffering around cluster housing and
agricultural uses. It was agreed that the cluster -housing ordinance needed to be reviewed and possibly
amended.
Planning Commission Meeting Schedule
The Planning Commission had discussed the Commission's meeting schedule at the June 27,
2001 meeting. It was agreed that the foreseen increase in planning applications would make it
necessary to hold meetings more than once a month. Also discussed was the establishment of an
adjournment time of these meetings to prevent the meetings from continuing into the late evening
hours.
Malaski made motion, Rosenquist seconded, to recommend that regular meetings of the Planning
Commission be held on the second and forth Thursday of each month beginning February 2002.
All Ayes. Motion carried.
Adiournment
Malaski made motion, Rosenquist seconded, to adjourn at 11:55 p.m.
All Ayes. Motion carried.
Michele Lindau, Secretary
Planning Commission