HomeMy WebLinkAbout1991.03.27 PC MinutesHUGO PLANNING COMMISSION MINUTES - March 27,.._I_?2J
The regular meeting of the Planning Commission was called to order at
7:00PM by Chairman Peltier.
PRESENT: Davis, Thoreson, Oswald, Peltier
ABSENT: Mezzano, Henry, Barnes
Motion made by Oswald, seconded by Thoreson to approve the minutes of
February 28, 1991 as amended.
All aye, motion passed.
MINOR SUBDIVISION -...._(W. EricksopL
Planning Commission Gail Thoreson reviewed this request with the
commission. Commissioner Thoreson stated that Mr. Walter Erickson of 4551
165th St., Hugo, Minnesota has made application to the City of Hugo for a
minor subdivision and waiver of the formal platting requirements. The
property in question involves a 33 acre tract of land which is to be
subdivided into three lots, a minimum of 10 acres each. The property in
question is zoned agricultural and is located approximately 440 ft. south
of 165th St. on the east.side of Elmcrest Ave. The property is adjacent to
a wetland and is subject to review by the Rice Creek Watershed District.
The property is generally described as; that part of the northwest 1/4 of
the southwest 1/4, Section 7, T31N, R21W, Washington County, Minnesota,
lying southerly, easterly, and southeasterly of the north 440 ft. of the
west 1,000 ft. thereof. All lots appear to meet dimension requirements
and have frontage on a public roadway. The request appeared to be
consistent with the comprehensive plan and zoning ordinances.
Surrounding residents questioned the proposed drainage easement and the
private ditch. Mr. Erickson stated that Rice Creek Watershed District
required that the drainage area be defined on the survey. Arda Rider,
property owner south of the proposed subdivision was concerned that any
additional groundwater would be directed onto her property. Questions
were posed directly to the applicant by Ms. Rider while the Planning
Commission eavesdropped on the discussion. Commissioner Thoreson then
recommended that the discussion return to the planning commission level.
Commissioner Oswald stated it would be more appropriate if the private
ditch were a public easement so the City could have access for maintenance
purposes.
Motion made by Oswald, seconded by Thoreson to recommend approval of the
request for minor subdivision and waiver of the formal platting
requirements for Walter Erickson to subdivide 33 acres (legally described
above) into three lots of at least 10 acres subject to the following
conditions.
I. The survey must be submitted to the city council within 90 days of
preliminary survey acceptance or planning commission approval shall
be null and void.
2. Survey approval shall be contingent upon compliance with the survey
conditions, as well as the grading and stormwater drainage plans.
P.C. Minutes - March 27, 1.991
Page 2
3. All conditions of 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
when surveyed.
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 survey has been
approved and recorded with Washington County.
7. The securing of the required permits from the Rice Creek Watershed
District prior to final survey approval.
8. All fees relating to this subdivision shall be paid by the applicant
including the cost of recording documents with Washington County.
9. Percolation tests for each buildable site must be submitted to the
city prior to final survey approval.
1.0. Payment of fee in lieu of parkland dedication shall be made to the
city at the time of final survey approval.
11. The lowest floor elevation of any structure in this subdivision shall
be two ft. above the 100 year high water mark and four feet above
highest ground water elevation.
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. Developer shall comply with all requirements and restrictions
applicable to identified wetlands.
15. The developer shall permit access to the referenced site for periodic
inspections to assure conformance with the special conditions.
16. Legal descriptions of all parcels to be subdivided shall be included.
17. All wetlands and drainage easements shall be shown on the certificate
of survey.
18. The area described as the private ditch be redesignated as an
easement.
All aye, motion passed.
MINOR SUBDIVISION (MYRTLE GESSNEB)-
Commissioner Oswald reviewed this request with the Planning Commission.
Mr. Oswald stated that Ms. Myrtle Gessner of 9139 170th St. North, Hugo,
Minnesota, has made application to the City of Hugo for a minor
subdivision and waiver of the formal platting requirements. The property
in question consists of approximately 83.5 acres, to be subdivided into
two lots. One of the lots is 63.5 acres in size with the other lot being
approximately 20 acres in size. The site in question is zoned Conservancy
and contains protected wetlands. The applicant indicates that the
property in question is currently being farmed, and is to be subdivided
for the purpose of providing a twenty acre homesite in the future.
P.C. Minutes - March 27, 1991
Page 3
The lots appear to meet all dimensional requirements and both have
frontage on public roadways. The property in question is located south of
170th Street approximately 1700 ft west of Jeffrey Ave. The site would be
generally described as the northeast 1/4 of Section 11, T31N, R21W, except
the northeast portion, containing approximately 75 acres. This request
appears to be consistent with the comprehensive plan and zoning
ordinance. We would however, recommend that all wetlands on the site be
identified on the final survey.
Chairman Peltier opened the public hearing. There were no comments from
the audience.
Motion made by Oswald, seconded by Thoreson to recommend approval of the
request by Myrtle Gessner to subdivide (93011-2250 and 93011-2150) 83.5
acres into two lots one of 20 acres and one parcel being 63.5 acres
subject to the following conditions.
1. The survey must be submitted to the city council within 90 days of
preliminary survey acceptance or planning commission approval shall
be null and void.
2. Survey approval shall be contingent upon compliance with the survey
conditions, as well as, grading, and stormwater drainage plans.
3. All conditions of 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 survey has been
approved and recorded with Washington County.
7. The securing of the required permits from the Rice Creek Watershed
District and Department of Natural Resources is required prior to
final survey 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 approval.
11. Payment of fee in lieu of parkland dedication shall be made to the
city at the time of final survey approval.
12. The lowest floor elevation of any structure in this subdivision shall
not be below two ft. above the 100 yr. high water mark and four feet
above highest ground water elevation.
13. 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.
14. All property owners shall be responsible for maintenance of drainage
areas within easements on their property.
P.C. Minutes - March 27, 1991
Page 4
15. Developer shall comply with all requirements and restrictions
applicable to identified wetlands.
16. The developer shall permit access to all the referenced site for
periodic inspections to assure conformance with the special
conditions.
17. 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.
18. All drainage easements required by the RCWD shall be shown on the
certificate of survey. All access easements shall be identified as
private easements.
All aye, motion passed.
PRELIMINARY PLAT AMENDMENT
Commissioner Dan Davis reviewed this request with the Planning
Commission. Mr. Davis stated that Mr. James Merila, 8401 73rd Ave. North,
#63, Brooklyn Park, Minnesota, has made application to the City of Hugo
for a preliminary plat amendment of the plat formally known as Hugo
Meadows South. The property in question is described as Outlot A, Birch
Tree Ponds 2nd Addition, Washington County, Minnesota. The property is
zoned SFU and contains approximately 25.3 acres, of which a portion is DNR
Protected Wetlands #82-260W. The preliminary plat in question is
considered minor in nature and will affect phases 3 and 4 of the original
preliminary plat approved by the City. It is the developers intent to
make the following changes:
1. A change in pond depth and location.
2. Changes in cul-de-sac locations.
3. Addition of 4 residential lots.
4. Grading changes on site.
The grading changes, utility locations, and hydrology changes are
currently being reviewed by the City Engineer. Mr. Kuusisto's report was
available for Planning Commission review.
Mr. John Johnson represented Merila and Assoc. to address questions the
Planning Commission had regarding the proposed changes. Area residents
had some concerns regarding the ditches and how they will be maintained in
the future and any groundwater flowage to the south of the subdivision.
Mr. Johnson assured the Planning Commission that Merila and Assoc. is
willing to share in the cost of ditch maintenance when the need arises, to
an approximate cost of $2,000. Mr. Johnson stated that there would be no
transfer of groundwater from the subdivision to the property to the south
nor would any transverse action occur.
P.C. Minutes - March 27, 1991
Page 5
Motion made by Oswald, seconded by Thoreson to recommend approval of the
request by Merila and Assoc. for a Preliminary Plat Amendment to Birch
Tree Ponds, 2nd Addition (aka Hugo Meadows South) as follows:
1. A change in pond depth and location.
2. Changes in cul de sac locations.
3. Addition of 4 residential lots.
4. Grading changes on site.
All aye, motion passed.
Commissioner Oswald presented his letter of response to Administrator
Huber's memo of January 30, 1991 regarding non-conforming uses. Mr.
Oswald questioned when the zoning administrator was given the authority to
make interpretations and changes in the ordinance. Chairman Peltier and
Mr. Oswald would like further clarification of Section 320-5-12.
Commissioner Oswald stated that the City Council should review these
"standards". Mrs. Peltier felt the ordinance should be rewritten and Mr.
Oswald concurred that this would be a logical solution.
Motion made by Thoreson, seconded by Davis to adjourn at 8:28PM
All aye, motion passed.
Carole LaBelle, Secretary
Hugo Planning Commission