HomeMy WebLinkAbout1998.11.14 PC MinutesMINUTES FOR THE PLANNING COMMISSION MEETING OF 11-14-98
PRESENT: Peltier, Kellison, Puleo, Schumann
City Administrator, Robert A. Museus
ABSENT. Malaski, Rubenzer
Chairperson Peltier called the special meeting of the Hugo Planning Commission to order at 1:15
P.M. to conduct a public hearing on revised Comprehensive Land Use Regulations for the City.
The Planning Commission meeting was preceded by a public workshop in which the proposed
ordinance was explained and discussed.
Mr. David Buller, 13615 Elmcrest Avenue N., informed the Planning Commission that he does
not want his property zoned for urban residential use. He and his neighbors desire to preserve
the ecological role of their property and wildlife habitat, and that rezoning their property for urban
residential use would increase the development pressure in the area. He also stated that he
prefers to keep Elmcrest as a gravel road to help reduce speed and reduce storm water runoff.
He recently installed a new septic system and does not feel that hooking up to the municipal
waste water system would be a good investment at this time.
Thomas Bina, 7115 Oneka Lake Boulevard, stated that he desired to keep Oneka Lake
Boulevard preserved from development, and requested that the urban reserve boundary,
currently running along the centerline of Oneka Lake Boulevard, be moved to the west side of
Oneka Lake. Schumann supported this idea stating there was not much more urban
development taking place in that area, and felt a plan amendment would be necessary.
Cathy Scobie, 7676 120th Street N., stated that she does not feel that a density of one home per
ten acres will keep the City's rural area viable for agriculture, and that one home per forty would
be a better housing density. She also stated that outlots created as part of cluster development
should have some conditions recorded against their deed maintaining the property as permanent
open space.
Larry Ehret responded that the value of property in rural areas is based on the parcel, not on the
size of the parcel, and that a property owner could expect to be paid the same for ten acres as
forty for rural residential use. He also stated that given the requirements of the City for public
improvements, it is not economically viable to subdivide property into parcels greater than ten
acres.
Ron Gray, 6275 Oneka Lake Boulevard, commented on the importance of improving all roads
as part of the development.
Bonnie Weber, 7222 Oneka Lake Boulevard, questioned whether the City was going to allow
grading of development sites after preliminary plat approval. She was informed that the City had
returned to its past practice of not permitting site grading for development until after final plat
approval.
Marvin LaValle, 3282 Velvet Street, Hinkley, MN, expressed concerns involving the following
sections of the proposed ordinance:
Section 1.7c requires contiguous parcels or lots owned by the same person to be combined prior
to development if both parcels do not meet the minimum standards of the City's zoning
ordinance.
Sections 4.4. The City has not yet prepared the implementing map for its well head protection
district. It is unclear who is bound by the rules found in section 4.4.
Section 3.17. A special planning district has been established which covers a portion of his
family's property, though no regulations have been prepared for the district. Also, a portion of
the property is zoned for urban residential use but would be difficult to develop under this
classification, as it is between a major drainage channel and a special planning district.
Mr. LaValle also noted that requiring a site plan with two foot contour intervals would be a burden
on property owners in the rural area.
Walter Stoltzman requested the Planning Commission conduct another meeting to receive public
comment of the proposed ordinance, as this meeting is in conflict with the deer hunting season,
and asked for clarification regarding the requirement for road improvements to properties being
subdivided in the rural areas. He also expressed concern for the requirement for having two foot
contour intervals on site plans for rural development. The City Administrator informed Mr.
Stoltzman that as the regulations are currently written, all roads fronting a rural subdivision are
constructed as part of the rural subdivision, and would need to be paved to the City's rural road
standard, or the person subdividing the property would need to pay a fair share to the City for
future improvement of the road.
Ron Gray expressed the need for buffer zones between land uses and zoning districts, and
suggested the City identify all the properties in the City which will become non -conforming use
when the ordinance is adopted.
Larry Hanson, 14355 Irish Avenue N, appeared before the Planning Commission representing
the Harold Bramstedt Estate. He stated that the Bramstedts intend, at some future point, to
request their property along Goodview Avenue, east of the Rice Lake Meadows Subdivision, be
brought into the City's municipal service area and zoned for urban residential use. He stated he
personally felt the City should not adopt general provisions when trying to solve a specific issue.
He also stated that the section regarding electric fences in the ordinance refers to 'low voltage"
systems when actually they should refer to "low amperage" systems.
Donald Waller, representing Margaret Waller, 14310 Homestead Avenue, questioned how the
City's regulation regarding the preservation of forest land would effect trees grown as nursery
stock, and asked whether trees being grown on his mother's property for future retail would be
affected by the provisions of the ordinance. He also expressed concern regarding the charging
of impact fees for grading, especially for farm use, and asked that the property in the northern
quadrant of C.S.A.H. 8 and Homestead Avenue be rezoned for agriculture use, rather than the
currently planned rural residential.
Commissioner Kellison stated that he had received comments during the public workshop
requesting electric fences for animal control be allowed in the rural residential area, as this was a
common practice by horse owners. He also stated that the term "low voltage" should be
changed to "low amperage".
Teddy Peliter made motion, Schumann seconded, to recess the public hearing until the Planning
Commission's regular meeting of November 18, 1998, to provide the opportunity for more public
comment.
All Ayes. Motion carried.
Robert A. Museus,
City Administrator