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HomeMy WebLinkAbout1991.04.24 PC MinutesREGULAR MEETING OF THE HUGO PLANNING COMMISSION - C-i �!' 1. '�_ The regular meeting was called to order by Chairman Peltier at 7:01PM. PRESENT: Mezzano, Davis, Henry, Thoreson, Oswald, Barnes, Peltier, Carole LaBelle, Secretary Motion made by Oswald, seconded by Thoreson to approve the Minutes of March 27, 1991. All aye, motion passed. REZONING REQUEST KBRAMSTEDT/CONNOLL.Y) The Planning Commission reviewed the request of Mr. Robert Bramstedt and Mr. Tom Connolly who have made applied to the City of Hugo for the rezoning of a 7.3 acre tract of land from Retail Business (RB) to Industrial (I). The property in question is located at 17385 Forest Blvd., Hugo, MN., and is generally located east of Highway 61 and south of 175th Street. The area in question is currently zoned RB, with other businesses of a retail nature in this area. The RB zone runs from 175th south to 170th Street, on the east side of Highway 61. Mr. Dennis Hawkins, of Minnesota Custom Processing was present and described his business to the Planning Commission. Mr. Hawkins stated that they intend to have two separate processing operations. One which will grind multiple grains for flour. The other processing plant will grind volcanic ash, flame retardant chemical, iron oxide and a rust inhibitor. Mr. Hawkins stated that they have no by-product from their operation. All material is ground and removed from the premises. Planning Commissioners generally concurred that this was an appropriate location for and Industrial zone and was consistent with the comprehensive plan. Commissioner Oswald felt the City should distinguish between light and heavy industrial uses. Commissioner Mezzano had some reservations regarding the chemical grinding process. Motion made by Henry, seconded by Barnes to recommend approval of the request of Bob Bramstedt and Thomas Connolly to rezone 17385 Forest Blvd, (93004-2240) from RB to Industrial for the following reasons: 1. The property is in an appropriate area for industrial activity. 2. The proposed rezoning is consistent with the comprehensive plan. All voting aye, motion passed. P.C. Minutes - April 24, 1991 Pagae 2 The Planning Commisson reviewed the request of Lauren McCullough for rezoning. Lauren and Mavis McCullough have made application to the City of Hugo to rezone an 8.33 acre tract of land from Conservancy (C) to RR1. The purpose of this request is to allow for a subdivision of property for residential purposes. The property in question is located south and east of Goodview Avenue at the City's most southerly corporate limits. The area identified as Parcel B appears to be the location of the current residence and accessory buildings on the site. The entire tract in question is subject to the City's shoreland regulations. The only similar request of this nature that the Planning Commission has entertained in the last several years, is the request of Keystone Builders to rezone the Irene Arcand property to RR1. That request was denied by the Planning Commission and City Council citing Land Uses, Policy 2B, page 32 of the Comprehensive Plan, as the primary reason for denial of the rezoning. Notices of this rezoning request have been forwarded to Grant Township, as per City policy. The areas adjacent to the site are zoned conservancy and agriucultural. The public hearing was called to order. Mr. Robert Anderson, 12200 Goodview Ave., who owns 5.5 acres vehemently opposed the rezoning and stated _the area should not be regressive and supports the 20 acre, conservancy zoning. He did not feel the area could support additional on-site sewage disposal systems. Mr. Anderson felt Goodview Ave. was inadequate to sustain more traffic. After some discussion the Planning Commission concurred that the proposed rezoning was not consistent with the plans for the area and that it would likely be decades before the property would be served by sanitary sewer and water. Motion made by Henry, seconded by Mezzano to recommend denial of the request of Lauren and Mavis McCullough to rezone 8.33 acres, described as tax parcel (93032-2030) from Conservancy to RR1 for the following reasons: 1. The reduction from Conservancy (20 acre min.) to RR1 (3 acre min.) is too radical. 2. The proposed zoning is inconsistent with the comprehensive plan. 3. The property in question is not within the MUSA. Members voting Aye: Mezzano, Davis, Henry, Thoreson, Barnes, Peltier. Members voting Nay: Oswald Motion passed. P.C. Minutes - April 24, 1991 Page 3 REZONING REQUEST (ARLINGTON PROPERTIES Commissioner Thoreson reviewed this application with the Planning Commission. Ms. Thoreson stated that Mr. Richard Schreier, on behalf of Arlington Properties, has made application to the City of Hugo for the rezoning of a 45 acre tract of land from Single Family Estate (SFE) to Single Family Urban (SFU). The primary purpose of this request is to accommodate a small lot, residential subdivision development some time in the future. The property in question is located east of Highway 61, between 130th and 140th Streets. With the exception of a small portion ol land in the south east corner of the site, the tract in question is located within the Metropolitan Urban Service Area (MUSA). The property abutts an RR1 district to the east and SFE districts on the north, south, and west. The City's Comprehensive Plan states that all residential lots, smaller than one acre in size within the MUSA, must be served by sanitary sewer. It is the intent of the developer to serve the site in question with bituminous roads, storm water drainage, and municipal water and sewer. Motion made by Barnes, seconded by Henry to recommend approval of the request of Richard Schreier, Arlington Properties to rezone 45.02 acres from SFE to SFU for the reasons listed below. Legally described as That part of the Southwest 1/4 of the Northwest 1/4, lying easterly of S.T.H. #61, except the North 2 rods (33.0 ft.) thereof and that part of the Northwest 1/4 of the Southwest 1/4 lying easterly of S.T.H. #61; All in Section 29, T31N, R21W, Washington County. 1. The property is primarily within the MUSA. 2. The proposed zoning is consistent with the comprehensive plan. All aye, motion passed SUBDIVISION REQUEST (D. VALENTO) The Planning Commission reviewed the request of Mr. Don Valento who has applied to the City of Hugo for a minor subdivision, waiver of formal platting requirements, and variance from minimum lot size, to subdivide a 19.87 acre tract of land into two lots of approximately 9.94 acres each. The parcel in question is located west of Everton Avenue, at the most northerly extension of said roadway. The tract is generally described as the S 1/2 of NE 1/4 of the SW 1/4 of Section 18, T31N, R21W, Hugo, MN. The property is zoned Agricultural (A) and is currently being used for farming purposes. Everton Avenue is presently treated as a minimum -maintenance road, which serves large lot agricultural uses in this area. Chairman Peltier opened the public hearing. Mr. Leroy Peltier stated that he owns property on the west side of Everton Ave. and that Mr. Valento's property does not abutt the roadway. Mr. Valento stated that this issue was discussed at the time of the previous subdivision and he feels confident that his survey is correct and he does have a small portion of land which abutts Everton Ave. which provides access to the northern lot. P.C. Minutes - April 24, 1991 Page 4 The Planning Commission expressed concern that this could create a landlocked parcel if Mr. Peltier's survey was found to be correct, and would prefer to table the item until a definitive answer could be provided. However, they would be willing to address the issue as the applicant preferred not to have this item tabled. Motion made by Barnes, seconded by Thoreson to recommend approval of the subdivision, variance, and waiver of formal platting requirement requests of Donald Valento, legally described above, subject to the following special 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. Subdivision shall be contingent upon compliance with the survey conditions, as well as any grading, stormwater drainage and 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. 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 the required permits from the 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. 10. The 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 not be below t. mean sea level (four feet above the high groundwaer mark or tw feet above the 100 year flood plain, which ever is greater). 12. No improvements, landscaping, or grading shall be permitted in the defined drainage areas without the express written authorization of the City and the approved watershed districts. 15. All property owners shall be responsible for maintenance of drainage areas within easements on their property. 16. Developer shall comply with all requirements and restrictions applicable to identified wetlands. 17. The developer shall permit access to the referenced site for periodic inspections to assure conformance with this subdivision. 18. The developer dedicate the east 33' of Parcels 1 & 2 for a road easement. 19. The right of access to Everton Ave. for Parcels 1 and 2 be established prior to Council approval. All aye, motion passed. P.C. Minutes - april 24, 1991 page 5 AMENDED SPECIAL USE PERMIT (F. RIERMAN) Commissioner Dan Davis reviewed this application with the Planning Commission. Mr. Davis stated that Fred and Janice Rierman have made application to the City of Hugo for an SUP to operate a welding shop and storage facility in Peloquin Industrial Park, at the site identified as 15171 Freeland Avenue, Hugo, MN. In September of 1984, the City approved a Special Use Permit for Mr. Steve Gaffney doing business as Minnesota Adhesives on the site in question. The site is zoned industrial, and consists of approximately 1.7 acres. The type of use being proposed is permitted in the industrial zone by SUP. Currently, Mr. Rierman is working with the City Building Inspector to bring the building in question up to code for the uses currently proposed. A list of suggested special conditions was provided, which the Planning Commission may want to consider if the SUP approval is recommended Chairman Peltier opened the public hearing. Mr. Rierman was present to answer any questions. Commissioner Barnes was concerned that documentation be provided that the wells on site be abandoned by a licensed water -well contractor. Mr. Rierman stated that he had such documen tat ion and would provide the Council with the documents. Motion made by Thoreson, seconded by Peltier to recommend approval of the request of Fred & Janice Rierman to operate a welding shop and storage facility at 15171 Freeland Ave., Hugo subject to the following conditions: 1. The site shall be maintained in compliance with all requirements of the Minnesota Pollution Control Agency. 2. The structure on site shall be upgraded and maintained in compliance with the Uniform Building Code and all requirements of the City Fire Marshal. 3. On-site drainage shall be handled in a manner so as not to create a Public nuisance or cause flooding on Freeland Avenue or on adjacent sites. 4. The five monitoring wells located on the site shall be abandoned by a licensed water -well contractor as recommended by NOVA Environmental Services, Inc. and documentation be provided prior to City Council action. All aye, motion passed. Commissioner Mezzano inquired as to whether the Planning Commission packets could be mailed one week prior to the date of the meeting. All members with a White Bear Lake Mailing address apparently do not receive their information until 1 or 2 days prior to the meeting which does not allow time for inspection of the sites. Peltier made motion, second by Oswald to request city staff to mail Planning Commission packets the Wednesday prior to scheduled Planning Commission meetings. All aye, motion passed. Motion to adjourn at 9:00PM made by Oswald, seconded by Davis. All aye, motion passed. Carole LaEerle, Secretary Hugo Planning Commission