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HomeMy WebLinkAbout1997.12.17 PC MinutesMINUTES OF THE HUGO PLANNING COMMISSION MEETING 12-17-97 The regular meeting was called to order by Acting Chairman Dave Schumann at 7:14 p.m. PRESENT: Schumann, Malaski, Harrison, Puleo, Ed Elliott and Joanne Hensley ABSENT: Peltier, Rubenzer, Kellison The oath of office was administered to new commission member, Frank Puleo. The minutes of the November meeting were unanimously approved as prepared on a motion from Ms. Harrison and a second from Ms. Malaski. REQUEST FOR SPECIAL USE PERMITS - WILLIAM AND CHARLES LOWELL Mr. Schumann opened the hearing on the subject request at 7:18 p.m. He asked the Lowells to come forward and describe their request. Charles Lowell came up and said his address was 2160 Park Avenue. He said he is asking for two special use permits for his father's building. One is for outside storage and the other concerns use of the building. Galen Carlson, 2121 Stillwater Street, said he owns a neighboring business and has no problem with the Lowells or the use of their facility. He, too, is in the autobody/auto repair business. He is not afraid of competition, but feels the Lowells present unfair competition. He (Mr. Carlson) applies for and pays for the appropriate MPCA permits and the Washington County hazardous waste generator permits. He also called to the Planning Commission's attention the fact that the public notice in the paper did not contain the site address, only the legal description. Ms. Malaski made a motion to have staff publish and mail corrected notices about this request and table the Public Hearing on the Lowell's request until that is done. Ms. Harrison seconded her motion. All aye. Motion carried. The Public Hearing was closed at 7:25 p.m. REQUEST FOR REZONING FROM JAMES MUELLNER AND CHARRISSE HALL The second hearing was opened at 7:26 p.m. Charrisse Hall said she is here asking to have the property located at 15445 Forest Boulevard North zoned light industrial to allow it to be used for a small machine shop and woodworking shop. They will be making prototype parts and musical instruments in the machine shop and want to locate a woodworking shop in the back of the building. Mr. Schumann explained that this discussion is for zoning only and does not take use into consideration. Ms. Harrison said she was having some difficulty identifying the property involved. Mr. Elliott told her it was the concrete block building just before you get to the NSP property. Mr. Schumann called for public comment. There was none. The public hearing was closed at 7:29 p.m. Mr. Elliott told the Planning Commission that we don't have a light industrial zone in the City at the present time. The industrial zone would allow for any type of manufacturing operation. It is PC Meeting, 12-17-97 - page two anticipated that when the Zoning Ordinance is revised, there will be such a category. There would be no heavy manufacturing in this district and not a lot of retail businesses either. If we approve the proposed ordinance, which should happen within the next year; then the property we are talking about now will be rezoned. Mr. Schumann asked if we rezone, are there any legal or "grandfather' issues that might arise? Mr. Elliott answered that is always a potential ---the rezoning might be fought. Mr. Schumann asked what are some other uses for a light industrial zone? Mr. Elliott said businesses that wouldn't work in a neighborhood, but are not intense enough for an industrial park. Businesses that don't generate a lot of consumer traffic or might have a small number of employees. Examples would be a plumbing business or a print shop. Mr. Puleo asked can you zone and plan to rezone soon? Would that be binding? Mr. Elliott admitted that it might not be; but the City Council can get an opinion on that from Mr. Galler, the City Attorney. Ms. Hall said that the building is currently being used to manufacture bird feeders. Mr. Schumann wanted Ms. Hall to withdraw her application and consider working with staff on another way to go about this. He was suggesting a special use permit recognizing this non- conforming use. He does not want to deny the application, as that would cause a six-month delay before they could reapply. He asked Mr. Leroux how he felt about the request? Mr. Leroux concurs with the idea of a legal non -conforming use, but reminded the Planning Commission that he is only one vote on the Council. Ms. Hall said she has spoken with staff several times so far, and has been told that a rezoning request is the only way in which this matter can properly be handled. Ms. Malaski said she would be reluctant to go industrial on this request, but maybe the applicants could sign a statement that the zoning would be down -graded when the new ordinance is in place. Both Mr. Elliott and Mr. Schumann said that cannot be done. Mr. Schumann made a motion to deny, with a recommendation to the City Council to do something to recognize the legal non -conforming status of the property, with the understanding that it will be rezoned soon under the new ordinance. The applicants should go to the City Council on January 5, 1998. Ms. Malaski offered this motion a second. All aye. Motion passed. PRELIMINARY PLAT APPLICATION - BEAVER PONDS ESTATES The next hearing opened at 7:52 p.m. Charlie Melcher, the engineer working for the developers, presented the preliminary plat. He said he was aware that more design information would be required. He asked Mr. Elliott to identify the lots which were undersize. He explained they intend to connect to the water main on Highway 61. He showed the commission on the plat map approximately where that would be. PC Meeting, 12-17-97 - page three He said he has encountered a problem with the grading plan. There appears to be a blocked dike holding water on their side along the eastern property line. They have no application into the RCWD as of yet. That will probably be done during the next week. Mr. Elliott said he had asked for an oversize street section across the pond area. He is now looking for a special cross section of that. Mr. Melcher said he is working on that now. To facilitate the change, he will use a sidewalk on only one side. The ponds in the development will drain into the wetlands through a 48" concrete manhole. Mr. Schumann said they will also have to deal with the too -long cul-de-sac. He then called for public comment. Morris Jesperson said he owns the twelve acres to the SW of the proposed development and hasn't been given an opportunity to see this plan. He wants a copy of the application. He also wants to see oversized water and sewer connections to allow for future developments in the area. Kevin Peltier said he owns 105 acres to the east and southeast of the development, and his concern is the drainage in the area. He said the dike Mr. Melcher is talking about is really a road. He doesn't have to handle that water. Mr. Schumann said the main tenet of a water management plan is that water volume cannot increase. Mr. Peltier went on to say his property has been devalued due to excess water for the last five years. He is afraid this development will make that situation even worse. Warren Arcand, 5510 - 130th Street North, said he wants to remind the commissioners of the development south of town which was done without proper water management. He also said we need to start taking care of these ditches. Mr. Schumann said there is a legal situation regarding that ditch. Also, there is the matter of some lost records. Mr. Peltier again voiced his concern about increased surface water on his property. Mr. Schumann said he will not be allowed to increase the rate of water runoff. Within the past year, the City has developed its own water management plan. It will guide this and future development for Hugo. Mr. Arcand said this appears to be a fine development. He is sure the water problems will be resolved. He asked about the proposed price range for the houses. Mr. Schilling, one of the developers, answered that the homes there will probably be priced from $150,000 to $250,000, and the multis will start at $130,000. Mr. Arcand asked about the park size. Mr. Melcher said it is 5.8 acres. The developers are planning 110 houses and 34 townhomes. Traffic flows to 130th Street and then onto Highway 61. PC Meeting, 12-17-97 - page four Gerry Hauble said he is also a neighbor on the south side of the development. He wanted to confirm that the applicants still have to get approval from the Rice Creek Watershed District and that they would also be back before the Planning Commission. The public hearing was closed at 9:00 p.m. Mr. Puleo made a motion to table this preliminary plat until the application is complete. Ms. Harrison seconded his motion. All aye. Motion passed. Marvin Christianson, 6178 Oneka Lake Boulevard, was represented by his engineer, Ken Gust. They were here tonight with a concept plan for a townhome development to be known as Oneka Lake Blvd. Estates. The parcel involved is one-half mile east of Highway 61, just past Geneva. It is twenty acres in size. They are looking for some guidance in determining how many units might be allowed. They're thinking of using some buildings that are four units per building and some that are eight units per building. Mr. Elliott said the smallest lot size is 10,400 square feet. Working the math, Mr. Schumann calculated four lots per acre or about 80 units. He also suggested that they do the development in phases to eliminate the too -long cul-de-sac situation, since they're dependent on a future street. The Planning Commission members had each received a copy of a memo from Bob Museus. In his memo, Mr. Museus was asking the Planning Commission to work on a revised zoning ordinance and hold a special meeting each month starting in January, and have a final draft document by May 1, 1998. Mr. Schumann, Ms. Harrison and Mr. Puleo volunteered to be the core committee working on the revised zoning ordinance project. The rest of the planning commission members will be invited to any and all meetings. Notice should be prepared and published regarding these workshop meetings. Mr. Schumann questioned item three in the letter from Fred Hoisington in regard to the Downtown Redevelopment Strategy. That item read "Expand Phase I to include the houses on the east side of Highway 61 ". Mr. Schumann did not believe that was what the Planning Commission had intended. He will call Mr. Hoisington and clarify. Ms. Harrison moved adjournment at 9:25 p.m. Mr. Puleo offered a second for her motion. All aye. Motion pass "�"�7ta %Joanne Hensley �/ Planning Commission Se