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HomeMy WebLinkAbout1991.08.28 PC MinutesMINUIEWEAH9.010.0. PLANNIHg,gQNV1gQ1QQ,=,AUGUST 28'' 1991. The reqular meetinq was called to order by Chairman Peltier at 7:02PM. PRESENT: Davis, Thoreson, Oswald, Barnes, Peltier, Carole LaBelle ABSENT: Mezzano, Henry Motion made by Oswald, seconded by Davis to approve the Minutes of June 26, 1991, as amended. All aye, motion passed. Commissioner Barnes reviewed this request with the Planning Commission. She stated that on behalf of Leon and Diane Nadeau, Mr. John Kostuch, Jr., has made application to the City of Hugo for a minor subdivision, and waiver of the formal platting requirements, for the purpose of conveying a 10' wide strip of land from Mr. Nadeau to Mr. John Kostuch, Jr. Transfer of property is being made for the purpose of permitting expansion of Mr. Kostuch's garage, while at the same time meeting the required side yard setback. The property in question is zoned SFU, and is generally described as 5306 142nd Street, Hugo, MN. If the Planning Commission recommends approval of this subdivision we suggest it be subject to special conditions. Commissioners concurred that they saw no problem with this minor subdivision request. Motion made by Davis, seconded by Thoreson to recommend approval of the request of Leon Nadeau/John Kostuch to subdivide a 10 foot strip of land to be combined with the Kostuch property, the ten foot strip is described as follows: The east 10 feet of that part of Government Lot 5 and adjacent land southward, located in SW 1/4 of SW 1/4 of Section 20, T31N, R21W, described as follows: Commencing at the southwest corner of Section 20,7 T31N, R21W, thence north along the west section line of said Section 20, a distance of 1319 feet to the southwest corner of Government ;Lot 5 which is the actual point of beginning of the land to be described; thence north along the west section line of Section 20 and the west line of government Lot 5, a distance of 224.01 feet; thence south along a line parallel to the west section line of said Section 20 and the west line of Government Lot 5 a distance of 352.58 feet; thence west to the said west section line of Section 20, a distance of 209.48 feet; thence north along said west section line of Section 20, a distance of 94.8 feet to the point of beginning. Subject to 142nd St. North. 1. A final 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. All conditions of survey approval must be met prior to the stamping of any deeds for recording by the City Clerk, unless permitted by Council action. P.C. Minutes - August 28, 1991 Page 2 3. The property lines on site must be identified by the applicant to assure proper setbacks when buildings are to be constructed, if required by the Building Inspector. 4. The 10' lot in question must be properly staked. 5. No building permits shall be issued, relating to this minor subdivision request, until the survey has been recorded with Washington County, and Tract A is attached to the tract of land east of the site in question. 6. All fees related to this subdivision shall be paid by the applicant, including the cost of recording documents with Washington County. The payment of fee in lieu of park land dedication shall be waived, as the 10' tract in question is not a buildable site. All aye, motion passed. Commissioner Barnes reviewed this request with the Planning Commission. She stated that on behalf of Martin and Sandra Wegleitner, Kenco Construction, Inc., has made application to the City of Hugo for the subdivision of a 60.27 acre tract of land into 123 lots consisting of 110 single family detached lots, 10 single family attached lots, and 3 outlots, as per the previously approved PUD by the Planning Commission. At the June 26, 1991 meeting of the Hugo Planning Commission, action was taken to approve a SUP for a PUD allowing for a development density of two dwelling units per gross acre of land. The property in question is described as the SE 1/4 of the NE 1/4 of Section 20, T31N, R21W, Washington County, MN., and the East 1,321' of the N 1/2 of Government Lot 2, T31N, R21W, Washington County, MN, subject to easements, reservations, and restrictions. At the August 5, 1991 regular meeting of the Hugo City Council, said Council tabled the SUP request for PUD. Although the City Council indicated no objection to the density concept proposed for this PUD, said request was tabled until the following matters could be addressed by the City Engineer: 1. Stabilization of the 123 soils. 2. Concept construction plan as prepared for utilities be reviewed by the City Engineer. 3. Response to the RCWD requirements and recommendations. 4. Lot widths and setbacks to alleviate any front and side yard variances. 5. A drainage plan be prepared, as well as the status of outlet ditches. 6. Engineering recommendation with regard to right-of-way width for local streets. 7. Developers pay park land fee in lieu of park land dedication. The enclosed preliminary plat deviates from the original grading and site plans submitted to the Planning Commission in an effort to satisfy the requirements of the RCWD and the City Council. Because of the delays in getting the PUD approved, the applicants have requested Planning Commission consideration of the preliminary plat, with the understanding that any recommendation for approval by the Planning Commission would be contingent upon approval of the PUD by the City Council. P.C. Minutes - August 28, 1991 Page 3 The developers would like to continue to move forward with this proposal so that they will not have to come back to the Planning Commission for preliminary plat approval, if and when the SUP for PUD is secured. If the Planning Commission feels it appropriate to accommodate the request of the developers to expedite the platting of this property, we would recommend approval be subject to special conditions. Mr. Jim Merila made a presentation to the Planning Commission reviewing the minor changes in the preliminary plat. He stated that only 20 variance requests would be sought by the developer for side yard setbacks. Mr. Merila stated that the Army Corps of Engineers and the DNR are reviewing plans for upgrading Geneva Ave. Chairman Peltier opened the public hearing for comments. Several residents objected to the development. Reasons given included flooding the surrounding property and the property not being in a good location for residential development. Mr. Bob Bramstedt felt that development in the area was inevitable and people would have to accept the change. Mr. Ken Reisler of Kenco Construction was also present and informed the Planning Commission that a homeowners association would be formed to maintain the outlot and the holding ponds. The public hearing was closed. Commission Barnes stated that the curve at 145th St. and Geneva Ave. and the traffic volume on Oneka Lake Blvd. could create a significant hazard. She also did not approve of the lots being less than 10,400 sq. ft. in size. Ms. Barnes inquired why the utilities were proposed through the wetland rather than down Geneva Ave. Commissioner Davis expressed his approval of the proposed subdivision. He felt that it was a well thought out plan and contained great detail. Mr. Merila informed the Commission that the extension of the utilities down the roadway rather than through the wetland would require an additional 400'of buried pipe. Mr. Merila stated that he would review the questions raised by the Planning Commission with the City engineer. Motion made by Davis, seconded by Thoreson to recommend approval of the request of Martin & Sandra Wegleitner/Kenco Construction for Preliminary Plat Approval of Rice Lake Meadows subject to the following special conditions: 1. Final plat of Phase 1 of Rice Lake Meadows must be submitted for Council approval within 120 days of preliminary plat approval. 2. Preliminary plat approval shall not move to the final platting stage until the appropriate permits are secured from the RCWD and the DNR, where applicable. 3. All conditions of SUP approval, as recommended by the Planning Commission on June 26, 1991, shall be a part of preliminary plat approval. P.C. Minutes - August 28, 1991 Page 4 Commissioner Barnes amended the motion to include: 4. Request that the City Engineer review the traffic impact on Oneka Lake Blvd. and the curve at Geneva Ave. and 145th St. prior to approval. Members voting to amend the motion: All aye, motion amended. Members voting on original motion: AYE: David, Thoreson, Oswald NAY: Barnes, Peltier Motion passed. Planning Commission members received the results of the community, development questionnaire sent to each mailing address in the City of Hugo. It should be noted that the results of question #24, identified three priorities, which clearly got the most first and second place votes, as follows: 1. Update comprehensive plan and zoning ordinance. 2. More strict ordinance enforcement. 3. Improve City Hall and Fire Department facilities. The community development questionnaire results will be incorporated with the City's revised comprehensive plan. Because of the length of the meeting the commission decided to table their discussion until the September 25, 1991 meeting. Copies of the draft text and comprehensive plan map, as completed by the City Engineer's office were sent to all members of the Planning Commission. Mr. Ken Weber has requested that the Planning Commission review this plan prior to submittal to the Metro Council for their review. Mr. Ken Weber of Kuusisto Engineering was present to review the comprehensive plan with the Planning Commission. He stated that there are basically five steps in achieving approval of the updated plan. 1. System Statement Response. 2. Meet with the Met Council to first revise population forecasts, MUSA limits, land use and data sheets. 3. Submit plan update. 4. Wait for staff report. 5. Report will be submitted to "full council" for acceptance or recommended revisions. P.C. Minutes - August 28, 1991 Page 5 Mr. Weber reviewed the entire draft document with commissioners to assure that any questions they may have would be answered if possible. The Planning Commission agreed to review and forward their comments to the City Engineer. 19 Planning Commission input was requested regarding any items they would like to see budgeted for in the 1992 fiscal year. It was noted that the City of Hugo received no increase in its tax levy base for the general fund in 1992, with the exception of that provided to replace approximately $32,000 in local government aids, which the City will not receive in 1992. The authorized tax levy by the State legislature will provide for no additional revenue to support the City's budget for the upcoming year. We would also like to remind the Planning Commission that the City's general fund budget for 1991 was only 1.3% higher than it was in 1990. Truth -in -Taxation hearings will be held later in the fall, and the City Council has asked that all budget requests be submitted for preliminary budget review as soon as possible. Commissioners reviewed the budget information and did not see any need to increase the budget at this time. Motion made by Peltier, seconded by Davis to adjourn at 10:00PM. All aye, motion passed. Carole LaBelle, Secretary Hugo Planning Commission