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HomeMy WebLinkAbout1998.09.23 PC MinutesMINUTES FOR THE PLANNING COMMISSION MEETING OF 9-23-98 The meeting was called to order by Chairperson Peltier at 7:05 PM. PRESENT: Peltier, Rubenzer, Schumann, Harrison, Puleo City Administrator, Robert Museus Tim Murphy, City Engineer Greg Galler, City Attorney Deputy Clerk, Michele Lindau ABSENT: Kellison, Malaski Rubenzer made motion, Schumann seconded, to approve the Planning Commission minutes of August 26, 1998, as submitted. AYES: Peltier, Rubenzer, Schumann, Puleo ABSTAIN: Harrison Motion carried. Harrison made motion, Schumann seconded, to approve the Planning Commission minutes of September 9, 1998, as submitted. AYES: Peltier, Schumann, Harrison, Puleo ABSTAIN: Rubenzer Motion carried. Janet Schuneman Request to Extend Time Deadline The Planning Commission considered the request, by letter from Mr. Richard E. Paulsen, President of Cedarwood Homes, Inc., for the extension of the time deadline for the proposed subdivision to be known as Brandon Preserve. Peltier made motion, Schumann seconded, to extend the time deadline for 120 days. All AYES. Motion carried. Preliminary Plat (Sweet Grass Meadows) Quinten Marier, 9395 Oneka Lake Boulevard, and Joseph Marier, 5566 145th St. N., and K -G Development Inc., 474 Apollo Drive, Lino Lake, had requested to subdivide 67.7 acres for single family housing. This request was last considered and tabled at the Planning Commission meeting of August 26, 1998, and tabled to allow the developer to create a new plan to conform with the request of the residents in the area. Peltier opened the meeting for public comment. Rocky Gertz presented the revised plan that showed a decreased density to 1.91 units per acre, which would be equal to 90 units on 47 acres. Schumann asked if there would be single family lots as per the zoning requirements, and was told that all lots would meet or exceed the criteria established. Rocky stated Greene Avenue would be a 24' wide road, off -set from the present centerline toward the west to prevent the removal of the trees in the easement on the east side of the road, which was a concern of the residents. This would be done at the developer's expense. Minutes for the Planning Commission September 23, 1998 - Page 2 Rubenzer asked how many driveways would be on Green Avenue and was told by Gertz there were eleven driveways and one road. Peltier asked how many cul-de-sacs there would be and how long the longest road would be. Gertz said there would be two cul-de-sacs, and the longest road is 550 feet. Schumann stated he spoke to the Rice Creek Watershed District and was told they were holding the permit because of unresolved issues related to water levels and ponding. Gertz said he would be meeting them tomorrow to discuss those issues. Rubenzer asked if the Fire Chief had been consulted on the water -flow issue. The City Administrator stated he had, and was told they requested they not go below 1000 gallons per minute at 20 PSI. The issue of rural road versus urban was discussed. Gertz stated their intention to make it more rural, with ditches and culverts, and this would be done at the developer's expense. Gertz offered to put in an urban road, with culverts and curbing, but said they would only pay for 1/2 of the expense, leaving the remainder to be paid by the residents on Greene Avenue, which he felt would be benefiting by the road. Gertz felt the rural road would be a more suitable transition between the new development and present housing in the area. Bruce Bernin, 6540 Greene Avenue N., felt the City showed a lack of land ethics, and to allow the development would be to allow the destruction of hundreds of red pines and a 70 -year old habitat. He felt the precious resources of the area should be preserved, and the proposed development could be more agreeable and consenting to these issues. Joe SanCartier, 15125 Greene Avenue, presented the original plan, which showed only six yards facing Greene Avenue and now there were eleven. Gertz responded saying when he redid their plan, they took into account the residents' wish to have front yards facing Greene Avenue instead of the proposed backyards. SanCartier expressed concerns over the narrow roads and traffic from the boat launch, which he feels will create parking problems along Greene Avenue. He felt the City has adopted ordinances which they do not use, and read part of Ordinance 290-13 regarding the protection of natural features. Gertz stated they would not be clear cutting trees, and the only trees they would remove would be for the roadway and ponding. There was much discussion regarding what type of road Greene Avenue should be, and who would be responsible to pay for it. Wally Stoltzman, 8139 157th St. N., felt the Planning Commission should reevaluate the issues regarding Greene Avenue and plan for the future. He felt many future problems could be avoided if the correct decisions are made now, and he sited other subdivisions he felt were having problems now due to poor decision making in the past. Schumann stated that many past developers did not have to comply with the ridged guidelines and ordinances that are now in effect within the City. Gary Weber, 7222 Oneka Lake Boulevard, asked if this was considered cluster housing and was told it was not. He also felt the backyards in the proposed development would be swamps, and he pointed out the water in the ditches near the now -developing Oneka Lake View, saying a child could drown in those ditches. Ron Gray, 6275 Oneka Lake Boulevard, stated the Fire Chief had met with the engineers and determined were they would have the recommended water pressure for firefighting, and the line would fall somewhere Minutes for the Planning Commission September 23, 1998 - Page 3 within the development, since Goodview Avenue met the standard but Greene Avenue did not. The solution would be a new water tower. Tom Bina, 7115 Oneka Lake Boulevard, felt the high density of lots along Greene Avenue does not reflect a smooth transition between the urban and rural areas. He also felt that even though the road would be paved, their property values would not be increasing since there would be so many homes where there once were none. Bonnie Weber, 7222 Oneka Lake Boulevard, recalled the meeting on June 24, 1998, when this area was rezoned and the MUSA line was moved east to Greene Avenue, and asked what could be done to change it back. The City Attorney stated that the property is guided for urban residential development in the City's Comprehensive Plan and to change the Comp plan would be a very lengthy process involving a public hearing and the required submittals to the Metropolitan Council. Weber also said that the DNR stated in a letter the proposed sediment ponds are too long and narrow. Peltier questioned the 24' wide street and the lack of sidewalk and bike trail. Gertz responded by saying much of their property is being taken up by moving the road to the west on their property to save the trees along the east side of Greene Avenue. There were questions regarding the possibility of the City expanding the boat launch parking, and the City Administrator stated that parking space availability was one way in which the DNR tried to regulate the amount of boat traffic on a lake. James Weber, 16140 Harrow Avenue N., presented a DNR hydrologist report, whose recommendation he feels was not considered. Weber fears the anticipated flooding, as stated in the report, will bring residents to City Hall and ask for the lake to be lowered. Gertz stated the hydrologists report was prepared on their initial plan with 110 lots, which has since been changed, and has received verbal approval from the DNR. Weber questioned the park dedication fee, and asked why the developers were paying a fee instead of putting in a park, feeling the lots near the boat launch should be dedicated as a park. The City Administrator stated the Master Park Plan does not include a park in this area, and to put one at the boat launch would encourage more boat traffic by having the parking available. Peltier closed the public hearing. The City Administrator read the recommendations, prepared by the City, which he felt addressed most of the concern of the residents. Rubenzer appreciated the efforts of the developers to come to a comprise by reducing density, paying for construction of Greene Avenue, and their attempt to save as many trees as possible. He felt the traffic problem is a growing pain that is being dealt with all over the City, and the fire -flow would be close to what the Fire Chief had recommended. Puleo felt that anytime an area is planned for development, there is resistance among the residents. The proposed development is within the established guidelines for the area and has come far in meeting the concerns of the residents. Harrison supports the development based on the City Attorney's recommendations that it meets all the City's requirements. Harrison would also like to see the City and the residents in the area work with the DNR to resolve some of the issues regarding Oneka Lake. Minutes for the Planning Commission September 23, 1998 - Page 4 Peltier questioned where the water was going to run when the ponds overflowed. Gertz said each pond, going south, is a foot lower than the other, and in the event of a 100 -year flood, the water would end up going through the pipes under Oneka Lake Boulevard. Schumann felt a fair amount of time had been spent on compromising. Schumann made motion, Harrison seconded, to recommend approval of the Sweet Grass Meadow subdivision as per the Finding of Facts and Recommendation with the following additional recommendation to the City Council: 1. Joint traffic study be done with Oneka Lake View Subdivisions 2. Council determine feasibility of a bike trail on the west side of Greene Avenue 3. Council and staff work with the DNR to resolve issues regarding parking at the public access on Oneka Lake. All AYES. Motion carried. Peltier called a five minute recess. Special Use Permit (Miller) Schumann read the public notice as published in the White Bear Press. Mr. Gerald E. Miller, 4486 129th St. N., had requested a special use permit to remove an existing house and garage to construct a twin home on his property at the above address. The property is zoned single family estate. Mr. Miller was asked if there was a septic there, and he said there was a septic and well but he would not consider rebuilding until there were City utilities available. Peltier asked if there were any comments from the public, and there were none. Schumann asked if it would be a twinhome or if it would be jointly owned, and Miller stated it would be owned jointly by his son and himself. It was noted a 10' variance was also need to meet the lot width requirement. Rubenzer made motion, Puleo seconded, to recommend approval of the special use permit to construct a duplex, including a 10' variance, with the following conditions. 1. Twin home to be allowed when municipal sewer and water becomes available to the site. 2. No more than one single dock be allowed on the property. 3. Minimum floor elevation shall be two feet above the 100 year flood, four feet above the ordinary high ground water level, and the first floor opening shall be no less than three feet above the 100 year flood elevation. Special Use Permit (Rick LaDoux) Mr. Rick LaDoux, 12291 Janero Ave N., had requested a special use permit to construct a 40' X 80' pole barn on his property at the above address. Mr. LaDoux had 1,488 sq. ft. of interior storage on the site and requested an additional 2,888 square feet where 1,800 square feet of accessory building is allowed by ordinance in the RR2 zoning district. Minutes for the Planning Commission September 23, 1998 - Page S Rubenzer read the public notice as published in the White Bear Press. The Planning Commission considered a letter by Jerry Zick, 9118 122nd St. N., which stated Mr. LaDoux currently has 1,7800 square feet for storage, which had not been verified by the City. Included in the letter was a copy of the Declaration of Protective Covenants and Restrictions for Palmes Long Lake Estates, which stated accessory structures shall be constructed of the same type and color as the principal building. Zick stated the building LaDoux wanted to construct would destroy his backyard view. There were not other comments from the public. Rubenzer asked if Mr. Ladoux would consider a smaller building and how small he could go, and LaDoux stated he needed at least 36'X 56' to allow him to store his mobile home. There was discussion regarding the covenants for Palmes Long Lake Estates. It is not the City's responsibility to enforce the covenants, and it was suggested to Mr. LaDoux that he abide by them to prevent litigation with his neighbors. Rubenzer made motion, Peltier seconded, to recommend approval of a Special Use Permit for an additional 2,016 square feet of storage on his property. All AYES. Motion carried. Subdivision (Wewers) Joseph R. and Barbard J. Wewers, 15880 Harrow Ave. N., had requested to subdivide a 40 acre parcel into one 8.04 acre parcel and one 31.6 acre parcel. The property is in the agricultural zoning district of the City. The 8.4 parcel would contain the existing home on the property but not the barn. Schumann read the public notice as published in the White Bear Press. Wewers stated he lives across the street from this property and would like to sell the parcel with the house on it and keep the remaining acreage for his horses. He wanted the parcel subdivided in a way that would allow him to keep the four foot deep well and mature spruce trees on the parcel he intended to keep. Harrison asked how many acres his home was on, and Wewer said 6.7 acres, and his neighbors to the north were on about two. There was discussion regarding the park dedication fee and requirements for the new lot created to show it is a buildable lot. Puleo made motion, Harrison seconded, to recommend approval of the subdivision with a variance for a 8.4 acre parcel, where ten acres are required, and with the following conditions: 1. Parkland dedication fee of $1,350 to be paid to the City. 2. Letter from Washington County approving the septic on the residual lot. 3. Permit from the Rice Creek Watershed District. All AYES. Motion carried. Rezoning and Subdivision (City of Hugo) The City of Hugo and Mr. Roy Molitor had requested to plat approximately 42 acres of property located in the NW 1/4 of Section 29, and the NE 1/4 of section 30, into three lots and one outlot, and rezone from single family estate to industrial and industrial to residential service. Minutes for the Planning Commission September 23, 1998 - Page 6 The City Administrator, representing the City of Hugo, explained the City's intentions, and answered questions from the Planning Commission and residents present. One of the newly created lots would be where Northern Auto Body is currently located, and the City would be gaining additional road easement for a future right turn lane onto Hwy 61. One lot would contain the Hugo Firehall, and the third lot was for the possible purchase by the Metropolitan Council Environmental Services. The City requested to rezone most of the property described above to industrial with the portion along 140th Street to commercial business, where there would be room for two or three businesses. Residents in the area question what type of business would be allowed, and expressed concerns regarding traffic in the area, particularly the intersection of Hwy. 61 and 140th Street. The City Administrator said the businesses along 140th Street would be small scale residential services. There will be about 250,000 square feet of industrial development on the remaining property. Schumann made motion, Harrison seconded, to approve the rezoning and subdivision for the City of Hugo. All AYES. Motion carried. Peltier made motion, Schumann seconded, to reschedule the discussion of the amendments to the draft land use regulation to October 14, 1998. All AYES. Motion carried. Schumann made motion, Rubenzer seconded, to adjourn at 11:20 P.M. All AYES. Motion carried. Michele Lindau, Planning Commission Secretary