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HomeMy WebLinkAbout1994.02.23 PC Minutes� 0 MINUTES OF THE HUGO PLANNING COMMISSION -- FEBRUARY 23, 1994 The regular meeting of the Hugo Planning Commission was called to order at 7:05PM, by Chairman Peltier. PRESENT: Davis, Agness, Schumann, Rubenzer, Kellison, Olson, Peltier, Administrator Museus Motion made by Kellison, seconded by Rubenzer to approve the Minutes of January 26, 1994 as amended. Verna Larson has requested a minor subdivision of 20 acres which she is purchasing on contract for deed from Delmar and Ruby Strandberg. The property in question is located in the northwest 1/4 of the northwest 1/4 of Section 7, T31N, R21W, Washington County. Administrator Museus stated that the City has received a statement from the fee owners of the property approving the subdivision. The City has not received the required perc test for the new lot created by the subdivision, nor a recommendation from the RCWD. This subdivision was considered and approved by the City Council in February 1986 conditioned upon adequate proof of ownership and a signed certificate of survey. This subdivision was not filed with the county. Staff recommends approval of the subdivision subject to the special conditions Motion made by Kellison, seconded by Peltier to recommend approval of the subdivision request of Verna Larson subject to the following special conditions: 1. Septic system sites approved by the Washington County Public Health identified for each parcel. 2. Approval of the subdivision by the Rice Creek Watershed District. All aye, motion passed SUBDIVISION. -- SCIANI AN Mr. Wayne Scanlan, 2257 7th St., White Bear Lake, has requested a minor subdivision of twenty acres at 17530 Henna Ave., Hugo. The City has not received proof of ownership or a certificate of survey for the proposed subdivision, a site evaluation for proposed on site septic treatment system was prepared by Development Engineering PA, but approval for the sites has not been received by Washington County Public Health. This subdivision will require approval by the RCWD. In addition to the subdivision, Mr. Scanlan has requested a special use permit to allow a private driveway easement, between his existing home and Henna Ave. The private driveway easement is of concern to the City and generally not acceptable access to a public street. In addition to the 20 acre parcel in question, Mr. Scanlan owns other acreage adjacent to the property. He has indicated at some future time, subdivision of the additional property will allow direct access from his home to a public street. Staff recommends approval of the Subdivision and SUP requests subject to special conditions. Mr. Scanlan stated he is aware that a mound type septic system will be required and a substantial amount of fill would be necessary for a building site. He also indicated that he has alternate access to 177th St. if necessary. f P.C. Minutes - February 23, 1994 Page 2 Mr. Scanlan intends to continue farming the property for an undetermined amount of time. Commission members expressed concern that there is a substantial amount of wetland on the property and development is questionable. Mr. Scanlan understands that a permit from the RCWD is required. Motion made by Rubenzer, seconded by Peltier to recommend approval of the request of Wayne Scanlan, to subdivide 20 acres into two ten acre parcels and the special use permit request for an easement crossing the ten acres adjacent to Henna Ave. to access the rear ten acres subject to the following conditions: 1. Driveway easement be vacated when Mr. Scanlan's property is further subdivided. 2. Mr. Scanlan provide proof of ownership. 3. Approval of the subdivision by RCWD. 4. Approval of the septic locations by Washington County. 5. Submission of adequate certificate of survey. All aye, motion passed. Mr. Burdette Berntson, 12686 Ethan Ave., Hugo, has requested to rezone approximately 29 acres located at 12101 Forest Blvd. from Agricultural to RR 2 and Retail Business. Mr. Berntson intends to subdivide the property into two 5 acre residential parcels and one 17+ acre retail business parcel. Mr. David Mork, representing Mr. Berntson, stated their intention to construct three storage buildings, with a total storage capacity of 23,200 sq. ft. Mr. Mork stated that there is a large amount of wetland on the property. They do not propose access to the property from 120th St. Surrounding property owners submitted a petition opposing this development. Mr. Dan Fallen, 12010 Fiona Ave., expressed his concern for the wetlands and water to be displaced because of the development. The general consensus of the Commission was that this was an inappropriate use of the property. Commissioner Rubenzer felt that it was not that out of character, with the industrial use to the south in White Bear Twp. and the Bald Eagle Industrial Park less than a mile north. Motion made by Kellison, seconded by Agness to recommend denial of the request of Burdette Berntson to rezone 29 acres, legally described as, that part of the southeast 1/4 of the southeast 1/4 of Section 31, T31, R21, lying east of railway right of way and excepting the highway right of way, from Agriculture to RR2 and Retail Business. AYE: Davis, Agness, Schumann, Kellison, Olson, Peltier NAY: Rubenzer P.C. Minutes - February 23, 1994 Page 3 Mr. Jim Merila and Mr. Ken Tschida, representing Grace Development Corp. have submitted an application to rezone and subdivide their property located in the south 1/2 of the northeast 1/4 of the northeast 1/4 of Section 31. The request is to change zoning from SFE and RR1 to SFU and totals 46.6 acres. The property would be developed in phases and allow for single family homes. The majority of the area proposed for rezoning lies within the City's municipal utility service area, except for a small portion to the northwest which is largely wetlands. If the developer wishes to subdivide the area outside the MUSA° an amendment would need to be filed with the Metropolitan Council. Since municipal services are available to the site to be rezoned, staff believes that the requested rezoning is an appropriate land use for the area. The City has received a report from the city engineer regarding the development, however staff has not had adequate time to review his recommendation. Staff recommends tabling this request until March 239 1994. Numerous residents expressed their opposition to the density proposed for the area. A horse area, owned by Oak Park Homeowners Assoc. is adjacent to the proposed development and they anticipate complaints in regard to the animals. Mr. Tom Emery, representing Wilson Tool, stated that they have been approached by Grace Development to secure an area for open space. They felt that the 130th St. access is inadequate to handle additional traffic, the proposed septic dump site would be undesirable for the area with a high residential concentration, and Wilson Tool is anticipating a large expansion to their operation adjacent to the proposed residential development. The developers recognize the concerns of the area property owners and would like to arrange a meeting to discuss the entire proposed development. Motion made by Schumann, seconded by Agness, to recess the public hearing until March 23, 1994. All aye, motion passed. Motion made by Kellison, seconded by Davis to adjourn at 9:30P11 All aye, motion passed. Carole LaBelle, Secretary Hugo Planning Commission Post-ItIm brand fax transmittal memo 76711 Mot pages ► RJ