HomeMy WebLinkAbout1994.01.26 PC MinutesJanuary 26, 1994
The regular meeting was called to order by Chairman Peltier at 7:03PM.
PRESENT: Davis, Agness, Schumann, Rubenzer, Kellison, Olson, Peltier
Motion made by Schumann, seconded by Rubenzer to approve the minutes of
October 13, 1993 as amended.
AYE: Davis, Agness, Schumann, Rubenzer, Olson, Peltier
ABSTAIN: Kellison
Motion made by Olson, seconded by Rubenzer to approve the minutes of
October 27, 1993 as amended.
All aye, motion passed.
Motion made by Schumann, seconded by Peltier to approve the minutes of
December 8, 1993 as amended.
All aye, motion passed.
Mr. Jim Kellison was sworn in as Planning Commissioner, completing the
term of Bob Oswald through 12-31-96
Mr. Jeff Barbour, 13670 Isleton Ave. No., has requested to subdivide
approximately 115 acres located in the south 1/2 of the northwest 1/4 in
the north 1/2 of the southwest 1/4, T31N, R21W, into 22 single family home
sites as a Planned Unit Development (PUD). The property was rezoned to
RR2 on October 18, 1993. The City Engineer's review of the preliminary
plat is included.
This subdivision will require variances as follows:
1. City code chapter 290-10, Subd. F(1) permits a maximum cul-de-sac
length of 600'. This plat as proposed has a permanent cul-de-sac in
excess of 1,150 feet, as well as a temporary cul-de-sac of
approximately 2,500 feet.
2. City code chapter 290-11, Subd. B(5), requires the use of concrete
curb and gutter on all city streets. The developer has requested to
use bituminous, surmountable type, curb in certain areas as a cost
saving measure. Should this variance be granted, the city engineer
recommends that where grades exceed 3%, as well as in the bottom of
sag areas concrete curb and gutter should be used.
Permits yet to be obtained by the developer are as follows:
1. A permit will be required from the Dept. of Natural Resources for
fill of certain roadway crossings over wetlands, as well as for
deposit of stormwater into the wetlands.
2. The Rice Creek Watershed District will need to permit the stormwater
retention areas and flow characteristics from the property, as well
as ensure compliance with the Wetlands Compliance Act of 1991.
3. Access to County Rd. 8A requires a permit from Washington County
Public Works Department.
P.C. Minutes - January 26, 1994
Page 2
4. U.S. Army Corps of Engineers will review the project for impact on
federal protected wetlands.
5. The City has not as yet received site approval for the proposed
septic systems from Washington County.
In addition to the variances and permits, the City has concern regarding
establishing the ordinary groundwater tables for the site and the need to
obtain easements for slope maintenance where roadway cuts are necessary.
Staff recommends approval of the preliminary plat and approval of the
variance to the cul-de-sac length subject to the special conditions, but
does not recommend bituminous curb and gutter in any area of the
subdivision.
Mr. Wayne Tower of Pioneer Engineering reviewed the subdivision with the
Planning Commission. He stated that all 22 lots (5.2 acre average) have
received approval for on site septic systems from Washington County. Mr.
Tower stated that Lot 1, block 1 will require a mound septic system. Rice
Creek Watershed has given concept approval but is requesting they
reconfigure the roadway to the northwest to avoid the protected wetland.
Because of the beaver dams on the property, the DNR protected wetland in
the center of the property is larger than usual. The developer has
contracted with a licensed trapper to remove the beaver. With this
accomplished, the pond will be reduced in size and the developer will be
able to avoid crossing this area with the proposed roadway. The DNR has
indicated that a routine permit will be required for this development.
Mr. Dolan stated that all homes and accessory structures will be approved
by the "architectural design committee". Homes will be a minimum of
$175,000. A complete set of restrictive covenants will be on file with
subdivision application. A minimum landscape plan is also included in the
covenants.
Mr. Ed Waller questioned the possibility of the roadway to the west being
extended (past the temporary cul-de-sac) and felt that 30 acres of the
property was wetland and should not be considered as part of the
developable land.
Motion made by Schumann, seconded by Peltier to recommend approval of the
variance request of Dan Dolan Development to construct cul-de-sacs in
excess of 600', one 1,150' in length and one temporary cul-de-sac 2,500'
in the proposed Duck Pass Development.
Members voting AYE: Davis, Schumann, Agness, Rubenzer, Peltier
Members voting NAY: Kellison, Olson
Motion made by Kellison, seconded by Agness to require concrete curb and
gutter throughout the proposed development of Duck Pass.
All aye, motion passed.
P.C. Minutes - January 26, 1994
Page 3
Motion made by Schumann, seconded by Rubenzer to recommend approval of the
request of Dan Dolan Development/Jeff Barbour to subdivide 115 acres into
22 residential lots, known as Duck Pass subject to the following
conditions.
1. The plat must be submitted to the city council within 90 days of
preliminary survey acceptance or planning commission approval shall
be null and void.
2. Plat approval shall be contingent upon compliance with the plat
conditions, as well as, the grading, stormwater drainage, and utility
plans.
3. All conditions of plat/survey approval must be met prior to the
stamping of any deeds for recording by the city clerk unless
otherwise permitted by council action.
4. The property lines on site must be identified by the applicants to
assure proper setbacks when buildings are to be constructed if
required by the building inspector. All lots must be properly
staked.
5. Proposed driveways or drainage areas within the development must
include installation of a minimum 15" diameter corrugated metal
culvert in a manner acceptable to the city.
6. No building permits shall be issued until the plat/survey has been
approved and recorded with Washington County.
7. The securing of the required permits from the watershed district,
Department of Natural Resources, and Army Corps of Engineers prior to
final plat approval.
8. All fees relating to this subdivision shall be paid by the applicant
including the cost of recording documents with Washington County.
9. Any driveway permits requiring access to highways or county roads may
not be issued until the necessary permits are secured from Washington
County or the Minnesota Dept. of Transportation.
10. Percolation tests for each buildable site must be submitted to the
city prior to final survey or plat approval.
11. Dedication of required parkland or payment of fee in lieu of parkland
dedication shall be paid to the city at the time of final plat
approval.
12. The lowest floor elevation of any structure in this subdivision shall
be included on each lots certificate of survey.
13. Installation of required roadways including street, curb and gutter,
stormwater control, and utilities shall be installed at the
developers expense.
14. Subdivision approval shall be contingent upon full compliance with
the developers agreement between the city and developer.
15. No improvements, landscaping, or grading shall be permitted in the
identified drainage areas without the express written authorization
of the city and the appropriate watershed districts.
16. All property owners shall be responsible for maintenance of drainage
areas within easements on their property.
17. Developer shall comply with all requirements and restrictions
applicable to identified wetlands.
18. The developer shall deposit with the city an initial amount of $5,000
to cover legal, engineering, administrative, and other costs related
to this development.
19. Developer agrees that lots to be abutting on cul-de-sac or
termination turnarounds of streets shall be provided with adequate
off-street parking such that the city could prohibit on street
parking if deemed necessary for safety or maintenance purposes.
20. The developer shall provide a financial guarantee equal to 1.25 times
the amount of the required public improvements to be installed to
serve lots within the plat.
21. The developer shall be responsible for street signs, identifying
mailbox locations, providing as -built drawings, installation of
trees, and culverts within the development as required.
22. No significant deviations from the approved preliminary plat shall be
permitted unless reviewed by the planning commission prior to council
approval.
23. Any exterior lighting or advertising activities on site must be
approved by the city.
24. The use for which this permit is sought is not in violation of any
restrictive covenants applying to the property referenced herein.
25. The developer shall permit access to the referenced site for periodic
inspections to assure conformance with the special conditions.
26. All drainage and erosion control methods proposed for this
development shall be completed prior to the city accepting the
roadway or public improvements serving said development.
27. Certificates of survey shall be provided for each lot prior to
issuance of building permit for that lot.
28. Developers restrictive covenants be included with development
agreement.
29. Developers covenants encourage tree planting and maintenance of
natural vegetation.
30. City engineer review the possibility of extending the roadway to the
west past the proposed temporary cul-de-sac.
AYE: Davis, Agness, Schumann, Rubenzer, Peltier
NAY: Kellison, Olson
Motion passed.
BOARD OF ZONING ADJUSTMENTS APPOINTMENT
Motion made by Peltier, seconded by Davis to appoint Ken Rubenzer to the
Board of Zoning Adjustments.
All aye, motion passed.
Motion made by Peltier, seconded by Rubenzer to appoint Dan Davis as
Vice -chairperson of the Planning Commission.
All aye, motion passed.
Administrator Museus informed the Planning Commission that he had
contacted chairpersons of the comprehensive plan committees and indicated
that a coordinating meeting will be scheduled some time in February.
Mr. Museus also stated that the City builds neighborhoods and a community
and because of the more restrictive regulations imposed in 1994 regarding
wetland preservation and mitigation, the City of Hugo must look at it's
upland development very carefully to maximize its use.
Motion made by Davis, seconded by Peltier to adjourn at 9:00.
All aye, motion passed.
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Ca Secretary
Hugo Planning Commission