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HomeMy WebLinkAbout1998.03.25 PC MinutesMINUTES FOR THE PLANNING COMMISSION MEETING OF 03-25-98 The meeting was called to order by Chairperson Peltier at 7:00 P.M. PRESENT: Peltier, Rubenzer, Schumann, Kellison, Malaski, Harrison ABSENT: Puleo Schumann made motion, Rubenzer seconded, to approve the Planning Commission minutes for February 25, 1998, as submitted. All AYES. Motion carried. Kellison made motion, Harrison seconded, to approve the Planning Commission minutes for March 11 1998, as submitted. AYE: Rubenzer, Schumann ABSTAIN: Peltier, Malaksi Rezoning Reauest (Vern and Marie Peloauin Vern and Marie Peloquin, 15198 Forest Boulevard, and Dan Birdsall, 22056 Jason Avenue North, Forest Lake, MN, have applied to rezone approximately 65 acres of property, owned by the Peloquins, from agriculture to single family unit. The property is generally located north and east of the Peloquin Industrial Park. The applicants intend to develop the property for multi -family and potentially some single family housing, depending upon elevations. The property is guided for urban residential development in the City's Comprehensive Plan. The property to the west and southeast is currently zoned industrial, and the property to the north and east is zoned agriculture. Harrison read the public notice, published in the White Bear Press, regarding this matter. Fred Riermann, President of American Structural Metals, requested a letter be read at tonight's meeting regarding his oposition to the rezoning of the property. Peltier read it at this time and then opened the public hearing. Paul Glamos with Glamos Family Limited Partnership, located at 5564 N. 152nd St., distributed to the Planning Commission his written comments opposing the rezoning request. He then commented on some of the approximately 47 items in the Comprehensive Plan that he felt contradicts the rezoning request and would be detrimental to the economic vitality of the businesses and the City of Hugo. A resident spoke of her objection to the rezoning of this property. She feels this is not the direction the Council has shown in the past and is not in agreement with the one reflected in the Comprehensive Plan. Mike Atkinson, A & B Construction on 152nd Street, expressed his concerns regarding the assessments of sewer and water for new residential development. Peliter closed the public hearing. Discussion continued among the City Administrator and Council members regarding current zoning, concerns for road access, stormwater plan, and utilities not currently available but expected for the area. Option for a Planned Unit Development was mentioned, if the developer has interest in putting in a buffer. Fred Dewall, purchaser of the property, said he understands that it's part of the 400 acres given to the MUSA. They proposed to become involved in the water management and regulate Oneka Lake levels, at the same time putting in multi -family units. He felt that the more units that are built, the more tax base. Mr. Dewall stated that he would be open to a PUD, with ponding or mini storage as a buffer, and the routing traffic on egress or ingress. PC Meeting, March 25, 1998 - Page 2 Schumann asked property owners to come up with a more palpable plan. Kellison made motion, Schumann seconded, to table discussion, extend application 120 days, and asked that attention be made to the following: 1) Completed application 2) To address street access without going through the Industrial Park 3) Storm water management adequately address for residential use 4) Comprehensive plans guidance towards industrial zoning All AYES. Motion carried. Request for Subdivision (Oneka Lake View Townhomes) Marvin and Yvonne Christianson, 6178 Oneka Lake Boulevard, and Northern Suburban Development, Inc., 1333 Osborn Road, Spring Lake Park, have requested to subdivide by Planned Unit Development of 20.9 acres into 95 townhomes sites. The property is currently owned by the Christiansons and located at the address above. Reports from the City Engineer and Water Resource Engineer were provided to the Planning Commission. The City Administrator had recommended that Planning Commission provide guidance on roadway development in the area, and the PUD be tabled until April 22, 1998, to allow the applicant to provide additional information required for consideration of the plat. Ken Gust, North Suburban Developers, presented two drawings of the proposed Oneka Lake View Townhomes that showed no thoroughfare. He indicated there would be private drives and a homeowners' association. A neighboring resident feels there is inadequate stormwater drainage and is concerned with runoff of the parking lots, with such a high density. A representive of the builder said there were no more than two (2) stories, and the maximum unit would be four (4). He felt that with single level, the density would be less, traffic would not be that great, and that the units are attractive and functional. Schumann expressed concern with whose property 150th street would fall. Ken Gust addressed the issue of drainage by stating the proposed ponds would be higher than the 100 flood line and boring test showed it to be 6' above. Bob Museus, City Administrator, commented on the new tower proposed in the Comprehensive Sewer and Water Plan. Residents would not notice low water pressure but there may not be enough for fire protection until the tower was built. Council discussed the need for another water tower and well in this area. Other concerns expressed were the need for a residential collector street to move traffic around these developing neighborhoods, and the increase in traffic on 147th and Oneka Lake Boulevard due to neighboring communities. Not having a defined street plan for 150th seemed to be a major "roadblock" in the discussion. North Suburban Developers feel they are in limbo until collector streets are decided upon in conjunction with the needs of adjacent property owners. Resident Ron Gray, 6275 Oneka Lake Road, felt that wetlands and drainage in the area could become a problem unless adequately addressed. PC Meeting, March 25, 1998 - Page 3 Adjacent property owner, Quentin Marier, stated he is not happy with the unresolved street issue as he has signed papers agreeing to a study on property owned by him and his brother, Joseph Marier. Their plans for development will be contingent upon what the City is going to allow for streets. Kellison, referring to the proposed Oneka Lake View drawings, felt that the street plan would be permissible under a PUD but did not think that it would meet the 30' setback, making eight (8) or nine (9) buildings nonconforming. There was much discussion regarding roads, driveways, and possible landlocked property. Motion was made by Kellison, and seconded by Peltier, to table the discussion and extend action 120 days. Additional information is requested from the developer regarding the following: 1) Minimum first floor elevation and compliance with regulatory flood protection elevation 2) Intention to change from eight (8) units to four (4) units 3) Issues regarding water pressure 4) Impact on road development in the area All AYES. Motion carried Reauest for PUD (Wauehs Preserve Edward and Grace Waugh, 14032 Flay Avenue, and Scott Montgomery, 4910 Highway 61, White Bear Lake, have requested to develop 16 twinhomes and 46 townhomes on approximately 11 acres of property, owned by the Waughs, behind Nadeau's Market, in the southeast corner of Highway 61 and County Road 8. The present zoning classification of the property is retail business. Since the application was not filed until March 16, 1998, adequate notice could not be provided for a public hearing at this evening's meeting. The City Administrator recommended the Planning Commission take public comment on the proposed development, but felt they should table action on the application and the hearing until the Planning Commission meeting on April 22, 1998, to allow for legal publication and time for staff review of the proposed project. Peltier opened the meeting for comments. Warren Olson, Site Planner, presented the preliminary plat to the Council. Schumann asked if the units would all be individually owned. Paul Keleher, Project Manager, assured him that they would all be owner occupied, no rental units. There was discussion among Keleher, Olson, and Council members regarding Road access to T.H. 61, traffic problems with Nadeaus, and effect on adjacent wetlands. Olson stated that they would work with Nadeaus to connect the road with their parking lot as Washington County wishes them to do so, and Nadeaus was in agreement with that. Keleher spoke of the possible purchase of the Charpentier property which has driveway access to T.H. 61 There was mention of temporary connection with T.H. 61 and a future frontage road in the area. Joe Monno, 5773 Egg Lake Road, is concerned with the drainage in the area and how it will affect the ditch. Pam Monno, 5773 Egg Lake Road, wanted clarification on where the road would be connecting to County 8 as she is concerned with the wildlife in the area. Monno would like to keep the aesthetically pleasing "woodsy" look. PC Meeting, March 25, 1998 - Page 4 Keleher stated their intention to protect the wildlife in the area. The road would be closer to Nadeaus than the wetlands and they would be adding Blue Spruce and Aspen as a buffer. Schmann made motion, Rubenzer seconded, to table discussion and extend action for 120 days. All AYES. Motion carried. Concept Review (Nelson Subdivision Tim and Karen Nelson, 7605 128th Street North, have requested to discuss a proposed subdivision of their property at the above address with the Planning Commission. The site consists of 27 acres with split zoning of agriculture and RR2. The Nelson would like to subdivide the property into three home sites, but the dimensions of the property, wetlands, and topographic constraints make it impossible for the Nelson's to fully meet the City's subdivision requirements in such a subdivision. They provided, to the Council, concept sketches for two possible methods for subdividing the property. Dale Hebeison, Surveyor, said they are in the process of having the wetlands and soil tested. Due to concerns involving where the driveway would cross wetlands on concept plan A, he produced a changed plan A, keeping the driveway away from the wetlands. The Council was not pleased with either plan as the lots would involve driveway variance, lot width variance, assessment disputes or rezoning. Malaksi suggested the possibility of dividing into two lots that would meet all requirements and remain environmentally friendly. Motion was made by Kellison, and seconded by Malaksi, to recess at 9:45 P.M., until April 1, 1998. All AYES. Motion passed. Michele Lindau Planning Commission Secretary