HomeMy WebLinkAbout1998.08.26 PC MinutesMINUTES FOR THE PLANNING COMMISSION MEETING OF 8-26-98
The meeting was called to order by Chairperson Peltier at 7:08 PM.
PRESENT: Peltier, Rubenzer, Schumann, Kellison
City Administrator, Robert Museus
Deputy Clerk, Michele Lindau
ABSENT: Malasld, Harrison, Puleo,
Schumann made motion, Peltier seconded, to approve the Planning Commission minutes of July .22,1998,
as submitted
AYES: Peltier, Schumann, Kellison
ABSTAIN: Rubenzer
Motion carried.
Kellison made motion, Rubenzer seconded, to approve the Planning Commission minutes of July 15,
1998, as submitted.
All AYES. Motion carried.
Schumann made motion, Kellison seconded, to approve the Planning Commission minutes of August 12,
1998, as submitted.
AYES: Peltier, Schumann, Kellison
ABSTAIN: Rubenzer
Motion carried.
Special Use Permit-Kersten
Richard and Barbara Kersten, 4784 Karen Place, White Bear Lake, MN, had applied for a special use
permit to operate an auto repair business at 5448 140'h St. N., Hugo. The request had been considered by
the Hugo Planning Commission during its meeting of June 24, 1998, at which time action was tabled due
to the fact there were currently two principal uses on the property, the auto repair business and an
apartment building. There were concerns that the property was not in compliance with the City's land use
regulations. The City Administrator had written a letter to Mr. Kersten regarding the inspection
conducted on the site and requirements for bringing the property into compliance with the City ordinance.
Mr. Kersten responded by letter dated August 17, 1998, and was present at the meeting to address the
items of concern. He explained the electrical work that was done to comply with City code, and his
parking plan, which would consist of 13 parking spaces, five or six across the front of the property, and
the remaining spaces in the back of the building.
Rubenzer asked how the back of the building would be accessed and was told you could drive around the
building to get in back and explained he would be putting in a rail fence and the parking would be
between the building and the fence.
Kersten addressed questions regarding the use of open -flame devices, stating he was told by his tenants
that neither one owned or was using one. He also addressed questions regarding exterior maintenance
and appearance saying he felt there were more trees and shrubs there now than are required. In regard to
exterior storage, he stated there would be none.
Peltier asked about the two principal uses of the property, and if the two apartments were still being
rented. Mr. Kersten said they were.
Schumann informed him there could not be two principal uses for the same property, and Kellison asked
what the staff would recommend.
The City Administrator said they could be required to subdivide the property or it could be recognized as a
lawful nonconforming use.
Minutes for the Planning Commission August 26, 1998 - Page 2
Kellison asked what the underlying zoning of the property was and was told industrial, which would make
the apartment illegal.
Schumann asked when the apartment was first rented out and Kersten said he thought it was somewhere
in the early 1970's. The City Administrator researched the address file on the property and found a
special use permit for an apartment and light industrial, applied for by Mr. Raymond Peltier on February
5, 1975, had been denied. Building permits and records at that time were not detailed and ordinances had
not yet been adopted.
Kellison felt it was irrelevant since Mr. Kersten bought the property at the condition it was in and
suggested, should the special use permit be granted, a condition be attached that would require him to
bring the property into compliance should repairs be needed that were 25% or more of the assessed value.
Schumann asked if the apartments could be phased out, possibly using the space for offices, and Kersten
said the offices would not be necessary in the auto repair business.
Kellison and Kersten discussed the landscaping. Kersten felt the trees and land were in compliance with
what staff suggested while Kellison felt it was inadequate.
Rubenzer made motion, Peltier seconded, to recommend approval subjected to following conditions:
1. Provide the City a parking plan which has been approved by the City Engineer.
2. Provide the City an inspection report from a licensed electrical inspector, demonstrating the property
is in compliance with the state electrical code.
3. No exterior storage of vehicles, equipment or materials on the site.
4. No open flame used in the building.
5. Special use permit shall sunset with sale or subdivision of property.
Kellison made motion, Rubenzer seconded, to amend the previous motion by requiring a 6' fence, opaque
in nature, to provide visual screening.
There was discussion regarding the possible future lowering of 140'', which would allow the property to
be more visual; however, there were no definite plans to do so at this time.
VOTE ON AMENDMENT
AYE: Rubenzer, Kellison
NAY: Peltier, Schumann
Motion failed.
VOTE ON ORIGINAL MOTION: All AYES
Motion carried.
Special Use Permit -Johnson Wholesale Florist
Johnson Wholesale Florist, 2582 Long Lake Road, St. Paul, MN, had requested a special use permit and
site plan approval to construct greenhouses on their property located at 5226 Frenchmen Road. The
property consists of approximately 22 acres and is zoned for commercial business.
Schumann read the public notice as published in the White Bear Press.
Mr. Johnson explained where the greenhouses would be located in relation to the current greenhouses,
and it was noted they would be on two separate parcels of property.
Peltier opened the public hearing.
Paul Glamos, Glamos Wire, 5561 152nd St. N., stated he felt the special use permit should be issued since
they were a strong company in Hugo and contributed to the tax base.
Kellison asked if there would be signs and lighting, and Mr. Johnson explained there would be no need
for the greenhouse lighting they used in the past since they no longer were growing roses. Signs were not
necessary since there would be no retail sales from the location. It would basically be an extension of the
business they currently operated there.
Kellison inquired how many employees would be working and parking there, and was told there would be
a maximum of four or five.
Minutes for the Planning Commission August 26, 1998 - Page 3
Wally Stoltzman, 8139 157' St., asked about the aesthetic effect in the front of the building and felt they
should be required to maintain the landscaping there as well as be considerate of neighbors who may be
bothered by their lighting.
Schumann made motion, Kellison seconded, to recommend approval of the special use permit subject to
the following conditions:
1. The permit is subject to obtaining a driveway permit from Washington County Public Works
Department.
2. The special use permit is subject to a site development plan approval of Rice Creek Watershed District
3. The applicant shall provide, for the City Engineer's approval, a driveway and parking plan in
accordance with City ordinance, and construct the improvements in accordance with the approved plan.
4. The applicant shall provide a landscaping, sign, and lighting plan for review by the Planning
Commission and approval by the City Council.
5. No retail sales of materials or products shall be allowed except by amended special use permit.
Kellison made motion, Schumann seconded, to amend previous motion to add the following condition:
6. No production lighting between 10:00PM and 6:OOAM.
VOTE ON AMENDMENT: All AYES. Motion carried.
VOTE ON ORIGINAL MOTION: All AYES. Motion carried.
Landscaping Plan review -Lowell
The special use permit issued for 5440 140th Street N., on February 17, 1998, required additional fencing
and landscaping be performed on the site. A plan for such work was submitted to the City for review by
the Planning Commission.
The Planning Commission reviewed the plan with Mr. Lee Bernet, attorney for the Lowells, who was
present on their behalf and stated the items selected for planting were recommendations from a
landscaper.
Kellison felt the trees should be of a specified size and the grounds should be maintained.
Kellison made motion, Schumann seconded, to recommend approval of the plan with coniferous trees to
be a minimum of six feet tall (6) and the deciduous trees to be at least two inches (2") in diameter as well
as a requirement to maintain the site.
All AYES. Motion carried.
Subdivision-Fegowi Rentals/Peloquin Property
Mr. Dan Birdsall, 22056 Jason Avenue N., Forest Lake, requested to subdivide an approximately 65 acre
parcel of land into three parcels: Parcel A, approximately 54 acres, was that portion of the property
currently zoned Agricultural; Parcel B, consisting of approximately 1.7 acres, was intended for
combination of the adjacent property owned by Mr. Vern Peloquin; and, Parcel C, approximately 10.2
acres, was that portion of the parcel currently zoned industrial. Septic locations had not been identified
for any of the proposed parcels.
Mr. Dan Birdsall and Mr. Fred Dewall, ERA Real Estate, were present to explain where the parcels were
located in relation to the Peloquin property, and identified the parcel that is intended to be combined with
a parcel owned by the Peloquins.
Peltier opened the public hearing.
Paul Glamos, Glamos Wire, 5561 N 152nd St., asked if the proposed parcel B was currently zoned
Industrial and the City Administrator stated it was.
Schumann asked if there was any danger of land being landlocked. The City Administrator stated it was
not and explained the intent to extend Goodview North as a collector street and tie into 152nd St.
A resident asked if there was a possibility of abandoning 152nd St., and was told that 152nd would remain
the main entrance to these parcels.
Kellison asked the developer what the time frame would be, and Dewall stated they were ready to proceed.
Minutes for the Planning Commission August 26, 1998 - Page 4
Wally Stoltzman, 8139 157`x' St., felt mixing industrial and residential traffic would not be appropriate.
Dewall stated it was not their intent to have people drive through the Industrial Park to get to their homes,
and does not forsee it to be a feeder street for the subdivision.
Dean Atkinson, 13452 Goodview Ave., would like to see traffic restrictions to prevent residential traffic
from running through the Industrial Park.
Peltier closed the public hearing.
Kellison made motion, Schumann seconded, to recommend approval of the subdivision subject to staff
recommendations with an amendment to #3 to read as stated below:
1. Parcel B may not be recorded as a parcel of record as it is required to be combined with adjacent
property.
2. The subdivision should not be valid until an approved septic location is provide to the City for parcel
C, or there is an agreement between the City and the property owner for the extension for municipal
utilities to this parcel.
3. Proposed road extension of 152°a Street along the southern edge of Parcel C shall be improved to the
City's standard for a commercial collector street at the expense of the developer of Parcel A.
All AYES. Motion carried.
Peltier recessed meeting from 8:43PM to 8:50PM.
Subdivision -Sweet Grass Meadows/Marier
Quentin Marier, 6395 Oneka Lake Boulevard, Joseph Marier, 5566 140th St. N., and K -G Development
Inc., 474 Appollo Drive, Lino Lakes, MN, had requested to subdivide 68 acres of property into lots for 141
single family homes. This application was considered by the Planning Commission at their meeting on
June 24, 1998, and tabled in order to allow staff to meet with the developer and adjacent residents to
develop a consensus on matters of mutual concern. K -G Development had presented to the City on
August 13, 1998, a revised preliminary plat for the Planning Commission's review prior to the meeting.
After receiving feedback regarding three roads connecting to Greene Avenue, the plat was revised to show
one of the roads looping. He presented the plan for the first time at this meeting, and Planning
Commission members felt this gave them inadequate time to study the new plans, the DNR's findings, as
well as the revised Findings of Fact & Recommendations from the City presented to them at the meeting.
Schumann questioned the proposed centerline of Greene Ave., and was told residents want the road
widened and the centerline moved about 8' to the west to avoid the impact on trees grown along the street.
Peltier opened the public hearing
Joe SanCartier, 15125 Greene Ave., asked if the DNR regulated the 1000' shoreland rules and was told no
but they do offer their comments on it. The City Administrator stated the DNR has no authority over the
City of Hugo.
Tom Bina, 7115 Oneka Lake Blvd., asked the Planning Commission not to act on a plan they have not
had time to review, and listed issues of concern he felt they had not addressed:
1. Residents desire to maintain a low number of lots.
2. Would like larger, more expensive houses. Feels homes under $200,000 create a tax burden.
3. Request sidewalks on Goodview Ave, Oneka Lake Blvd., and Greene Ave., and felt this should not be
taken from the parkland dedication fee.
4. Inadequate water pressure issue should be addressed.
5. Enlarge street to support emergency vehicles.
6. Request a traffic study be done on Oneka Lake Blvd. and CSAH 61.
7. Request buffer between adjoining neighborhoods.
8. Expand Greene Ave to the west to save trees.
9. Issues regarding the parking for the boat launch.
Rocky Gertz addressed the issue regarding the number of lots saying there were initially 110 lots intended
for the area, and they have brought the number down to 92 lots.
Minutes for the Planning Commission August 26, 1998 - Page S
SanCartier provided the Planning Commission a copy of the City ordinances he felt were applicable to the
development and should be addressed by the Planning Commission.
Gary Weber, 7222 Oneka Lake Blvd., said he had attended the Rice Creek Watershed meeting earlier that
evening and said the plan on Sweet Grass Meadows had been tabled because too many requirements were
not met. This had not been verified. Weber felt the City should not have the burden of the ponds in the
development as he was told the Rice Creek Watershed deeds them to the City and the City would maintain
them.
The City Administrator said they were in the process of possibly establishing a specific taxing district for
each established development for the purpose of maintaining ponds in the development.
Bonnie Weber, 7222 Oneka Lake Blvd., does not want water from the development to drain into Oneka
Lake. She feels this is an environmentally sensitive area, and cluster housing should not occur.
Stoltzman expressed concern regarding the narrow road and lack of parking spaces to accommodate the
boat launch traffic. Kellison suggested a 32' wide road to allow parking on Greene Ave, which is now a
20' gravel road.
Stoltzman also questioned the water tower. Though there would be adequate volume, there would be
below standard water pressure for fighting fires. One of the issues for concern was the increase in the fire
insurance rating for the area.
Kellison made motion, Rubenzer seconded, to extend the deadline, based on the consent of the applicant,
to allow the Planning Commission to consider the application again after revisions are made, at their
scheduled meeting on September 23, 1998, and allow the City Council to act upon this at their meeting on
October 5, 1998.
All AYES. Motion carried.
Schumann made motion, Kellison seconded, to adjourn at 11:05 P.M.
All AYES. Motion carried.
Michele Lindau, Planning
Commission Secretary