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HomeMy WebLinkAbout2000.11.08 PC MinutesMINUTES HUGO PLANNING COMMISSION November 8, 2000 Puleo called the meeting of the Hugo Planning Commission to order at 7:05 p.m. PRESENT: Kleissler, Malaski, McRoberts, Peltier, Puleo, Rooney, Schumann Community Development Director, John Rask City Engineer, Dave Mitchell Deputy Clerk, Michele Lindau Minutes of October 25, 2000 Puleo made motion, Peltier seconded, to approve the Planning Commission minutes of October 25, 2000, as amended. All ayes. Motion carried. PUD Concent Plan Approval (Victor Gardens) The Planning Commission continued the public hearing to consider the request of Pratt -Amt -Oakwood, LLC, 1611 Hwy 10 NE, Spring Lake Park, MN 55432,for concept plan approval for a Planned Unit Development (PUD) to be known as Victor Gardens, located north and south of CSAH 8 along Elmcrest Avenue. The Planning Commission had reviewed the PUD concept plan at their meeting on October 25, 2000 and tabled action on the request. The Planning Commission also left the public hearing open at that time. Pratt-Arnt- Oakwood, LLC, had received PUD and preliminary plat approval for this parcel on September 7, 1999 for a development to be known as Wenzel Farms. The requested PUD for Victor Gardens would revise and replace the former Wenzel Farms PUD. The Community Development Director reviewed the staff report and a draft resolution on the proposed PUD, emphasizing the applicant was only seeking concept plan approval at this time and would be returning for preliminary plat approval for each phase of the development. McRoberts asked what Washington County's opinion was regarding the intersection on CSAH 8 and Elmcrest Avenue, and the Community Development Director said the County had completed a preliminary review and will provide a recommendation at the time of final plat approval. McRoberts stated that the grade on CSAH 8 was greater than that of Elmcrest Avenue, and the City Engineer agreed. McRoberts requested an additional condition in the resolution to ensure that the grade of the roads would be improved at the intersection. McRoberts said the developers of Wenzel Farms needed to provide screening and landscaping to soften the ransition between land uses, specifically on the north end of the development where townhomes were proposed. McRoberts requested a condition be put in the resolution requiring this. Planning Commission Meeting November 8, 2000- page 2 Puleo questioned whether this had been a requirement on previous developments that abutted undeveloped land, and the consensus of the Planning Commission was that it had not. Puleo asked what stormwater management fees would be paid, and the Community Development Director replied that this would be determined at the time of preliminary plat approval when a stormwater management plan is submitted. Mark Putman, Putman Planning & Design, discussed the proposed street widths in relation to the street widths in the Liberty on the Lake development in Stillwater. He said the problems experienced driving large vehicles in Liberty were due to the absence of parking signs and yellow stripping, or illegal parking, which could be solved by police enforcement. Schumann stated that Hugo does not have additional police to enforce these issues. Putman said the roads in Victor Gardens would be measured from face -of -curb to face -of -curb, not back -of -curb to back -of -curb. This would make the roads wider than those in Liberty. Putman said he would also be conducting insurance research on road widths. Puleo opened the public hearing. John Udstuen, 15190 Everton Avenue, said he likes the plan but wasn't aware that Hugo was going in the direction of apartment buildings, which would not be obligatory to the rural residents and their investments, and would like the residents to have the opportunity to vote on this. The Community Development Director reminded the Planning Commission that if a development was consistent with the land use plan, it could not be denied because of neighbor opposition. Udstuen called the development aggressive and said there should be a buffer between the country setting and this development. He said that the plan was designed without thought or consideration of the current land use. Udstuen was opposed to the narrower roads stating that plowing during the winter season is not done curb -to - curb. Arnie Triemert, 1522 Everton Avenue, said he felt there should be a buffer zone between apartments and the abutting property, and was opposed to such narrow roads. Pratt pointed out that the apartments were located adjacent to the retail/commercial land uses. Mike Happ, Everton Avenue, was opposed to the apartments and wanted to know how many units there would be and if they would be low income. Pratt assured him they would not be considered low income and said the three-story building would be between 100-125 units. The Community Development Director stated that the City had agreed to participate in the Livable Communities Act by providing housing opportunities for all types of residents, and the apartments in the proposed Victor Gardens is consistent with the Act. Kathy Salverta, 6381 1501h Street, urged the use of buffers between properties abutting the development, and asked the Planning Commission to exercise caution when considering the narrow streets. David Buller, 13615 Elmcrest Avenue, said he felt the developers were eager to work with the neighbors and asked the Planning Commission have an open mind in regard to street widths, since there is a cost to wider Planning Commission Meeting November 8, 2000- page 3 streets; it would encourage increased speed and would increase runoff. Malaski described the old plan, Wenzel Farms, as standard and boxy, and felt the plan for Victor Gardens had more variety and ingenuity. Schumann recommended the residents make arrangements with a member of Victor Garden's development team to tour other developments similar to the proposed Victor Gardens. The team for Victor Gardens included Len Pratt, Pratt Homes; John Peterson, Oakwood Land Development; Gene Arnt, Arnt Construction; Homer Thompkins, Developer of Liberty on the Lake in Stillwater; Mark Putman, Putman Planning & Design; and Dwight Jelle, Westwood Professional Services. They answered many questions from the Planning Commission regarding the proposed development. Puleo closed the public hearing. Peltier stated that, other than the apartment buildings, she liked the proposed plan. Schumann said the plan was reasonable and consistent with what Hugo's looking for but was not happy with the few homes located on the 12' alley. Rooney did not support the proposed development because, though he felt the designers were creative, it was not consistent with Hugo's Comprehensive Plan. Puleo said it was good use of the land, liked the open space with the parks and wetlands, and felt is was consistent with the Comprehensive Plan. Malaski approved of the reduction of commercial/non residential use from the first Wenzel Farms plan, and said she felt this plan was friendlier and provided more open space, utilizing the land to the best advantage. Brownen said she liked the proposed development, and agreed it was different from the Comprehensive Plan since this type of development could not be anticipated at the time the plan was written. Puleo made motion, Peltier seconded, to recommend approval of the concept plan for the Planned Unit Development to be known as Victor Gardens, adding additional conditions regarding road grading at the intersection of Elmcrest Avenue and CSAH 8, and a requirement for landscaping and screening between the development and adjacent land uses. AYES: Kleissler, Malaski, McRoberts, Peltier, Puleo, Schumann NAY: Rooney Motion carried. Planning Commission Meeting November 8, 2000• page 4 Change in Meeting Date 'uleo made motion, Malaski seconded, to move the December 27, 2000 meeting to December 20, due to the Holiday. All Ayes. Motion carried. Everton Avenue Study The Community Development Director distributed a draft Copy of the Everton Avenue Neighborhood Newsletter to the Planning Commission, saying he hoped the newsletter would encourage public participation in the study. Puleo Elected for City Council Puleo was recently elected to the City Council for a term to begin on January 1, 2000. Puleo thanked the Planning Commission for the opportunity to work with them. Adjournment Puleo made motion, Schumann seconded, to adjourn at 10:30 pm. All AYES. Motion carried. Michele Lindau, Secretary Planning Commission