HomeMy WebLinkAbout1993.04.28 PC MinutesApril 28, 1993
The regular meeting of the Hugo Planning Commission was called to order at
7:08PM by Chairman Peltier.
PRESENT: Mezzano, Davis, Agness, Olson, Peltier
ABSENT: Rubenzer, Oswald
Motion made by Olson, seconded by Agness to approve the minutes of March
24, 1993 as amended.
Donald Berger of 355 No. Shore Drive of Forest Lake has applied for a
minor subdivision with a variance to subdivide the property at 14530
Homestead Ave. No. Mr. Berger's intent is to subdivide a 20 acre parcel
into a 15 acre parcel and one 5 acre parcel. The property is located in
the agricultural district. City code provisions which are of interest
here are:
320-4, Subd. O (1), which requires a 10 acre minimum parcel in the
agricultural district,
320-4, Subd. O (5), which requires a lot width of 300' on any public road
in the City's agricultural zone,
320-42 (14), which defines shoreland as the property located within 1,000'
of the ordinary highwater mark of a lake, pond or flowage,
320-44, Subd. A (1) which specifies for natural environment waters such as
Rice Lake, that the water frontage and lot width at the building line
shall be 200'.
Staff believes that a variance of 5 acres or 50% is excessive. If Mr.
Berger wishes to pursue the subdivision as proposed a rezoning for the 5
acre parcel should be requested. As an alternative Mr. Berger has
presented a plan to subdivide the property into two ten acre parcels.
Staff review of the alternative proposal indicates that this action is
within the letter of the City's zoning ordinance. Staff has concerns that
the parcels as proposed create an undesired gerrymandering of the property
by creating a 115' X 1903' finger from the 10 acre parcel located on
Homestead Ave. which would be of very little use, except for possible
access to DNR property located adjacent to Rice Lake. This 115' finger
also leads to concern for potential conflict with City ordinances
requiring 200' lake frontage at the building setback line. In effect the
115' finger would be unbuildable under the City's zoning ordinance.
If the Planning Commission wishes to recommend approval Mr. Berger's
subdivision request or the alternative, staff recommends it be subject to
special conditions.
Mr. Berger stated that the property is currently being used as a tree
farm. With the drop in the market for pine trees, the purchase of the
property has become more of a financial burden on Mr. Berger than
expected. The Berger's are anxious to maintain ownership of the property
and are willing to look at any suggestions the Planning Commission may
have regarding an improved subdivision plan for the 20 acre parcel.
P.C. Minutes - April 28, 1993
Page 2
The public hearing
was called to
order. Mr. Robert
Waller stated that he
objected to the
spot zoning proposed,
the fact that
there could be 3
driveways in a
330' area of road
frontage and also
wondered what the
address would be.
The commission
empathizes with the
Berger's situation,
but felt strong!-,..-
tronglythat
thatthe 5 acre
parcel proposed
would be precedent
setting and given the
fact that economics
is not a valid
reason for approval
of a variance, the
commission shared
their reservations.
Administrator Museus
stated that
a form of planned
unit development could
be a solution,
with smaller lot
sizes and a shared
driveway with a common
area near the lake
frontage.
Motion made by
Agness, seconded
by Peltier to recommend
denial of the
request of Bob
and Dee Ann Berger
for Proposal #2 and
recommend approval
of proposal #1,
subdivision of a
10 acre parcel in
the agricultural
district identified
as The South
329.4 feet of the
Northwest Quarter of
Section 22, T31N,
R21W, Washington
County, Minnesota,
subject to the-
hefollowing
followingspecial
conditions:
1. Adequate proof
of septic sites
be provided to the
City prior to final
Plot approval.
2. Approval must
be obtained from
Rice Creek Watershed
District.
3. Approval of
the subdivision
must be obtained by
the Minnesota
Department
of Natural Resources.
4. Mr. Berger
must provide the
City with a certificate
of survey for the
final subdivision.
Members voting AYE:
Members voting NAY:
Motion passed.
Agness, Olson, Davis
Mezzano, Peltier
OUIMET REZONING/SUBDIVISION
Graham Ouimet has applied for a rezoning and subdivision of his property
at 14655 Forest Blvd. It is Mr. Ouimet intention to rezone his property
from Concentrated Business to Single Family Unit and subdivide a portion
of the property for sale to adjacent property owner in accordance with the
attached site plan. The proposed parcels would both meet requirements of
the SFU zoning district. If the Planning Commission wishes to recommend
approval of this request, Mr' Ouimet would be required to provide the City
a deed to the property including a complete and accurate legal description
of the property and a restriction that the northern portion of the
subdivision must be combined with the parcel of the purchaser.
The public hearing was called to order. Mr. Ken Granger, 5727 Lower 147th
stated he had no objection to the subdivision, but questioned whether an
easement would be required. It was suggested that a turnaround or
cul-de-sac be installed at the end of the street'
P.C. Minutes - April 28, 1993
Page 3
Dale Hebeisen representing Mr. Ouimet stated that any easements on the
property would be included in the final survey.
Motion made by Mezzano, seconded by David to recommend approval of the
request of Graham Ouimet to rezone the property identified as 35135-4300
from CB to SFU.
All ave. motion passed.
Motion made by Mezzano, seconded by Davis to recommend approvai oT the
request of Graham Ouimet to subdivide the property known as 35135-4300
into two lots with the northern portion of the lot being combined with the
adjacent property.
All aye, motion passed.
WLJNDERLICH
January 21, 1992 the Hugo City Council granted conditional, preliminary
approval for the subdivision of the property owned by Mr. William
Wunderlich, 15939 Ingersoll Ave. One of the conditions for approval was
that an outlot created in this subdivision be declared unbuildable until
such time as adequate road access is provided to the site. Mr. Wunderlich
has submitted a revised preliminary plat to provide access to outlot A.
This street access has been reviewed by the Washington County Public Works
Department and approved conditioned upon the granting of a right turn lane
on Co. Rd. 57 if five or more lots develop abutting the new street. The
Rice Creek Watershed Management has reviewed the revised plat and
indicated that the new street access will be acceptable subject to the
drainage easements requested on the original request' Staff recommends
approval of the preliminary subdivision subject to the original conditions
and one additional condition implementing the county's wishes for a right
turn lane off Co. Rd. 57.
1. Plat approval shall be contingent upon compliance with the plat
conditions, as well as the grading storm water drainage and utility
plans.
2. All conditions of plat approval must be met prior to the stamping of
any deeds for recording by the City Clerk, unless otherwise permitted
by Council action.
3. 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.
4. 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.
5' No building permits shall be issued until the plat has been approved
and recorded with Washington County.
6. The required permits from the Rice Creek Watershed District and
Department of Natural Resources must be secured prior to Council
review.
7. All fees relating to this subdivision shall be paid by the applicant
including the cost of recording documents with Washington County.
P.C. Minutes - #-28-93
Page 4
8.
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 City.
9'
Percolation tests for each buildable site must
be submitted to the
City prior to final plat approval.
10.
Payment of fee for three lots, in lieu of parkland
dedication, shall
be paid to the City at the time of final plat
approval.
11.
The lowest minimum floor elevation of a structure
in this subdivision
shall be 2' above the 100 -year, high-water mark
or 4' above the high
ground water mark, whichever is greater.
12.
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.
13.
All property owners shall be responsible for
maintenance of drainage
areas within easements on their property.
14.
The owner shall comply with all requirements
and restrictions
applicable to identified wetlands.
15.
A right -turn lane for County Road 57 will be
required if more than
five (5) lots are created in any future subdivision
of Outlot A.
16.
Outlot A shall not be subdivided for residential
purposes, unless
access to the site is provided by a bituminous
surfaced street in
compliance with the City's subdivision regulations.
17.
All special conditions governing Outlot A shall
be identified in a
development agreement which shall be recorded
with Washington County
along with these special conditions.
18.
Documentation must be provided to the City insuring
that easements
providing access to Outlot A be identified and
recorded with
Washington County.
Motion
made by Olsen, seconded by Peltier
All
aye, motion passed.
WOODS OF BALD EAGLE
Mr. Jim Merila, representing Grace Development Corporation has requested
the Planning Commission review a tentative plan for development of a
residential subdivision and golf course, adjacent to Bald Eagle Industrial
Park. Their proposal is to create approximately 55 lots on the east and
north property lines in the $150,000 to $200,000 home range. In phase 1,
however, they are proposing an eight unit townhome, with other lower
priced homes.
The Planning Commission was not in favor of reducing the industrial
district in the City and would prefer to see the upper scale homes
constructed in phase 1 of development. The Commission would also like to
see a park incorporated in the plan. The developers will continue with
the planning process and return with an application for recommendation.
Motion made by Davis, seconded by Olson to adjourn at 10:25PM.
Carole LaBelle, Secretary
Hugo Planning Commission