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HomeMy WebLinkAbout1990.04.25 PC MinutesMINUTES OF THE REGULAR MEETING OF THE HUGO PLANNING COMMISSION April 25, 1990 The meeting was called to order by Chairman Senkler at 7:00PM. PRESENT: Mezzano, Thoreson, Oswald, Senkler, Carole LaBelle ABSENT: Henry, Barnes Motion made by Oswald, seconded by Mezzano to approve the minutes of March 28, 1990 as amended. All aye, motion passed. Chairman Senkler reviewed this request with the planning commission. Mr. Senkler stated that a public hearing had been scheduled for this evening to consider the request of Cyril and Catherine LaCasse to subdivide approximately 52 acres into two lots. The property in question is zoned agricultural and is located east of Elmcrest Ave. and north of 140th St. (legal: the southeast 1/4 of the southwest 1/4 of Section 19, T31, R21, Washington County and that part of the north 1/2 of the northwest 1/4, Section 30, T31, R21, Washington County lying north of the south 990 ft. as measured along the east line thereof, and which also lies east of the centerline of Elmcrest Ave. as traveled). Mr. LaCasse appeared before the planning commission in the fall of 1988, requesting the formal platting of the property in question, but did not pursue this request beyond the preliminary plat approval. We have cautioned Mr. LaCasse that the way he is subdividing the property would make it virtually impossible to resubdivide Tract 2 in the future because of limited road access. The LaCasse's have acknowledged this situation and have indicated that there are no plans to subdivide Tract 2 now or in the future. The appropriate percolation tests for the sites in question have been submitted, as has the permit from the Rice Creek Watershed District. The proposed housing locations as identified on the survey meet lot dimension and setback requirements. This request is consistent with the City's comprehensive plan and zoning ordinance. If the Planning Commission recommends approval of this minor subdivision and waiver of the formal platting requirements, we would suggest that said recommendation be subject to special conditions. Ms. Bernie LaCasse was present to answer any questions the planning commission had regarding this subdivision. Ms. LaCasse acknowledged that she understood it would be virtually impossible to further subdivide Parcel B in the future. Planning Commission members felt this request was consistent with the comprehensive plan. Motion made by Thoreson, seconded by Mezzano to recommend approval of certificate of survey #____ for the minor subdivision request of Cyril and Catherine LaCasse to subdivide 52 acres into one 42 acre parcel and one 10 acre parcel and waiver of the formal subdivision requirements subject to the following special conditions: - 1 - MINUTES OF THE REGULAR MEETING OF THE HU8O PLANNING COMMISSION April 25, 1990 1. The preliminary 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 approval shall be contingent upon compliance with the plat approvals, as well as, the grading, stormwater drainage, and utility 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. All fees relating to this subdivision shall be paid by the applicant including the cost of recording documents with Washington County. 8. Dedication of required parkland or payment of fee in lieu of parkland dedication shall be paid to the city prior to final survey approval. 9. This approval shall be granted with the understanding that said subdivision does not create any landlocked parcels by the petitioner and land owner. 10. 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 district. 11. All property owners shall be responsible for maintenance of drainage areas within easements on their property. 12. No significant deviations from the approved preliminary plat shall be permitted unless reviewed by the planning commission prior to council approval. 13. Securing the required permit from the watershed district is required prior to final survey approval. All aye, motion passed. Subdivision Reauest (Washinqtton County HRA) Chairman Senkler reviewed this request with the planning commission. Mr. Senkler stated that a public hearing has been scheduled for this evening to consider the request of St. John the Baptist Church and Washington County Housing and Redevelopment Authority to subdivide approximately 10 acres into 3 lots. The request is for a minor subdivision with waiver of the formal platting requirements. The property in question is zoned retail business and concentrated business. The property is located east of Highway 61 and north of 142nd St. (P.I.D. No. 35135-6950 and part of 35135-7010). This property is being subdivided for the purposes of MINUTES OF THE REGULAR MEETING OF THE HUGO PLANNING COMMISSION April 25, 1990 constructing a multiple family dwelling on parcel B of the site which is zoned retail business and is approximately 2.5 acres in size. It is the intent of the applicants to serve the sites with municipal sewer, water, and direct access to Highway 61. Permits from the Rice Creek Watershed District are pending and it is their intent to apply for a special use permit for this project if the subdivision is approved. This request appears to be consistent with the city's comprehensive plan and zoning ordinance, with regard to use and lot size. If the Planning Commission acts to recommend approval of this minor subdivision and waiver of the formal platting requirements, we would suggest that said action be subject to the standard conditions of subdivision approval. Mr. Brad Wirt from the Washington HRA was present to address any questions from the commission or audience. Chairman Senkler opened the public hearing for comments. Mr. Vern Peloquin stated that St. John's Church wanted access from their parking area to the driveway which will serve the senior citizen building. Chairman Senkler informed Mr. Peloquin that that was an issue that could be dealt with at the time a special use permit is applied for. Mr. Peloquin felt that Parcel A was being landlocked because they had no direct driveway to Highway 61. He was informed that the church had the option to apply for a driveway permit also. Mr. Wirt stated he would be willing to discuss the possibility of access from the church parking lot to the driveway with representatives from the church. Motion made by Oswald, seconded by Thoreson to recommend approval of the Certificate of Survey #______ by Washington County HRA/St. John's Catholic Church which subdivides approximately 10 acres into 3 lots, (legal description on file in the city clerk's office) with waiver of the formal platting requirements subject to the following conditions: 1. The certificate of 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 plat approvals, as well as, the grading, stormwater drainage, and utility plans. 3. 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. 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 plat has been approved and recorded with Washington County. 7. Securing the required permits from the watershed district, Department of Natural Resources, and Army Corps of Engineers is required prior to final plat approval. S. 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. - 3 - MINUTES OF THE REGULAR MEETING OF THE HUGO PLANNING COMMISSION April 25, 1990 10. Dedication of required parkland or payment of fee in lieu of parkland dedication shall be paid to the city prior to final plat approval. 11. Installation of required roadways including street, curb and gutter, stormwater control, and utilities shall be installed at the developers expense. 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. 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. No significant deviations from the approved preliminary plat shall be permitted unless reviewed by the planning commission prior to council approval. 16. Any exterior lighting or advertising activities on site must be approved by the city. 17. The use for which this permit is sought is not in violation of any restrictive covenants applying to the property referenced herein. 18. The developer shall permit access to the referenced site for periodic inspections to assure conformance with this special use permit. 19. Legal descriptions of all parcels to be subdivided should be included. All aye, motion passed. Amended Spec al �s.f.-e (Clemay/Schober Chairman Senkler reviewed this request with the planning commission. Mr. Senkler stated that a public hearing has been scheduled for this evening to consider the request of Gerald and Helen Clemas for an amended special use permit to operate an automobile reconditioning and wholesale sales business. The property is generally described as 15657 Forest Blvd. No. The present zoning classification is industrial and the total acreage of the property is 1.10 acres. The applicant, Mr. Jay Schober has indicated his intent to buy the property from Mr. Clemas and improve the site as shown on the plan submitted. It is the applicant's intent to use the existing building without major modifications and fence in the area south and east of the site for the storage of approximately 16 automobiles. It is our understanding that Mr. Schober acquires used automobiles, reconditions them, and then sells them wholesale to retail dealers. In August of 1979, the City approved a special use permit authorizing a sheet metal fabricating business at the site in question (permit 1979-67-SUP). In 1986, the City Council approved a special use permit allowing for minor auto repair and wholesale sales of vehicles, (permit no. 1986-32-SUP). Mr. Schober has indicated that with the exception of vendor and employee parking, all vehicles will be kept within the fenced area and the only signs advertising the operation will be located on the west face of the building. Mr. Schober has assured the City that no retail sales of automobiles or other equipment will be made on site and that the operation in question is strictly automobile reconditioning and wholesale sales. Mr. Schober has also assured the City that no equipment or other materials will be stored or deposited outside the fenced area as indicated on the site plan. -4- MINUTES OF THE REGULAR MEETING OF THE HUGO PLANNING COMMISSION April 25, 1990 The staff recommends that any action recommending approval of this special use permit be subject to special conditions. Mr. Senkler asked Mr. Schober to explain the difference between auto dismantling and auto reconditioning. Mr. Schober stated that auto dismantling is taking a vehicle apart to be sold in pieces. While his operation strictly removes only damaged parts and replaces them. Mr. Schober emphatically stated his operation will not be a "junkyard". Mr. Schober stated the only building modifications on the property will be to replace several windows, doors, and soffits at a future time, and he does not intend to do any excavating on the site. Commission members were concerned about possibly parking vehicles too close to the ponding area. Mr. Schober informed the commission that he would be willing to move two parking spaces from the north property line to the south property line as indicated on the site plan in an effort to keep the vehicles further from the ponding area and reduce the parking spaces from 16 to 15. Motion made by Mezzano, seconded by Thoreson to recommend approval of the request of Jay Schober/Jerry & Helen Clemas for a Special Use Permit to operate an automobile reconditioning and wholesale sales business at 15657 Forest Blvd. subject to the following special conditions: I. Previous special use permits numbered 1979 -67 -SUP and 1986 -32 -SUP be superceded by this permit. 2. The use in question shall be for automobile reconditioning and wholesale sales only. 3. With the exception of employee and vendor parking lot, all other motor vehicles, equipment, and materials shall be stored in the fenced area identified on the site plan. 4. That the areas identified in the stormwater drainage plan and drainage easements be kept free and clear from obstructions with the exception of natural vegetation. 5. The stacking of motor vehicles on this site shall be prohibited. 6. No auto reduction/dismantling shall be permitted on site. 7. No retail sales shall be permitted on site. 8. No encroachments into the drainage areas or easements or altering of drainage flow shall be permitted. 9. Advertising on site shall be limited to the 4' X 8' sign to be installed on the west face of the building' 10' All tractor trailers will be permanently removed from the site. 11. There shall be no on site disposal of refuse and the property owner shall provide proof of regular refuse disposal service for this business operation. 12. There shall be no exterior storage of vehicles, materials, or equipment on site until the fence is installed as per the site plan. 13. Any building additions or remodeling of the existing structure shall be made in compliance with the City building codes. 14. No auto parts sales shall be transacted on the site. 15. The owner or operator shall allow inspections by the City staff at reasonable times to assure compliance with this permit. 16. The fence to be installed shall be a 7' industrial chain link fence with PDS slats to be installed on the entire perimeter of the fenced area to properly screen abutting areas from activities taking place on site. Said fence to be maintained in good repair at all times. - 5 - MINUTES OF THE REGULAR MEETING OF THE HUGO PLANNING COMMISSION April 25, 1990 17. This permit shall be declared null and void if not accepted and fully implemented within 180 days of council approval. 18. Failure to comply with all conditions of this permit shall be grounds for revocation of same. 19. No vehicle may be parked closer to the holding pond than the existing east fence line. All aye, motion passed. Chairman Senkler informed commission members that the City Council has requested clarification on several district recommendations on their comprehensive plan map. Commissioners are requested to review these questions and try to arrive at a suggestion. Mr. Senkler will notify commission members if a work session will be necessary to review this request. Motion made by Mezzano, seconded by Thoreson to adjourn at 7:54PM. All aye, motion passed. Carole LaBelle, Secretary Hugo Planning Commission - 6 --