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HomeMy WebLinkAbout1990.05.23 PC Minutes.M*.NUTES OF THE The regular meeting of the Hugo Planning Commission was called to order by Chairman Senkler at 7:17PM. PRESENT: Mezzano, Henry, Thoreson, Oswald, Barnes, Senkler, Carole LaBelle Motion made by Thoreson, seconded by Oswald to approve the minutes of April 25, 1990 as amended. All aye, motion carried. At the request of the Hugo Planning Commission Mr. John Miller, Planning Director of the City of Lino Lakes addressed the Commission regarding concerns dealing with the zoning plan and comprehensive plan for the City of Lino Lakes. The most specific concern to the planning commission was the area proposed for rezoning to Industrial which is located west of Elmcrest Ave. and north of Anoka County Rd. 14. Mr. Miller stated that the Commercial and Industrial zones in the City of Lino Lakes are limited and it is their concern that these zoning districts be expanded. The area in question is to be zoned to Rural Business Reserve District, while the long range comprehensive plan calls for the area to be developed as Industrial. Mr. Miller stated that it is Lino Lakes intention to develop these areas in stages and not all at once. He stated that the proposed Industrial area would allow for residential and farming uses to continue and/or expand. Mr. Miller assured the planning commission that the type of development that would be permitted in this area will be clean and high quality development. Commission member Debra Barnes inquired as to how the City of Lino Lakes could deny certain permitted industrial uses in an industrial zone as identified in their zoning ordinance. Chairman Senkler inquired as to why this area was not included in the long range sewer plans for the City of Lino Lakes if it their intent to develop this property for Commercial or Industrial purposes. Members of the audience also expressed concerns regarding the conditions of the roads in this area and plans to improve them. Mr. Miller reiterated that the development in this area would come about in phases in what he called a "mixed use zoning district". The planning Commission indicated it's concern regarding extensive development in this area without a plan for municipal sewer, water, stormwater, and street improvements. Mr. Miller reiterated that this area would not develop faster than the city's ability to serve it and that Lino Lakes was in the process of changing the type of permitted uses in this zoning district calling for office buildings and other types of clean industrial uses. The planning commission also discussed the possibility of requiring a 300 yard buffer zone to be established along the corporate boundary lines with the City of Hugo to allow for the transition between the industrial uses and the residential uses permitted in Hugo. The planning commission then thanked Mr. Miller for taking his time to make this presentation to the commission and hoped that this meeting opened up a new line of communications with the planning offices of the City of Lino Lakes and the City of Hugo. P.C. MINUTES - May 23, 1990 page 2 On behalf of the Church of St. John the Baptist, Hugo, Minnesota, the Washington County Housing and Redevelopment Authority has made application for a special use permit to construct a multiple family housing project consisting of 28 dwelling units in an RB zoning district. The parcel in question is identified as Parcel B of Certificate of Survey 05-7-90(A), approved by the Hugo City Council on May 7, 1990. The property in question is located east of Highway 61 and north of 142nd St. on the western shore of Egg Lake. The site is to be used for residential purposes only with the primary intent to accommodate senior citizens. The buildings cover approximately 17.6% of the site, while approximately 65% of the site will be retained as open space. Forty one outdoor and 15 enclosed parking stalls will be provided on site. The residential structure is to be constructed on a slab at approximately 931 ft. mean sea level. The soils report submitted indicates that ground water appeared at approximately 923 ft. mean sea level on this site. All driveway and parking areas are to be paved surfaces and open areas will be sodded or seeded as indicated on the site plan. The site will be served with municipal utilities, with access to the site coming from Highway 61. The building will be set back from the lakeshore of Egg Lake as required by City shoreland regulations and all improvements on site within the setback required will be subject to said regulations. The site plan has been reviewed by the city staff and we can see no major objections to the plan as submitted. If the Hugo Planning Commission feels this project is consistent with the City's comprehensive plan and recommends approval to the Hugo City Council, we would recommend it be subject to special conditions. Mr. Brad Wirt from the Washington County HRA was present to address any questions from the planning commission. Mr. Wirt stated that the HRA will receive the permit from Rice Creek Watershed District when all fees are paid. There are currently 76 persons on the waiting list to occupy the proposed residence. Chairman Senkler opened the public hearing. No one from the general public was present to comment. Commissioners expressed their concern regarding the drainage plan submitted. The plan indicated that there was not enough storage capacity on site to hold stormwater runoff. Commissioner Barnes indicated that before the water could reach the Highway 61 outlet the runoff could washout the driveway to the senior residence. Several suggestions made by the commission included underground storage areas, redirecting water from the roof, or buried culverts to retain the runoff. Motion made by Senkler, seconded by Henry to recommend approval of the request for a special use permit by the Washington County HRA/Church of St. John the Baptist to construct a multifamily residence on the property identified as Parcel B, Certificate of Survey 5-7-90(A), in the Hugo City Clerk's office, subject to the following special conditions. 1. Conformance with the site plan submitted. 2. All conditions of the special use permit must be met or this permit will be considered null and void. P.C. Minutes - May 23, 1990 page 3 3. Building permit shall be applied for within 180 days of special use permit approval and substantial construction of any building and improvements must be underway within 180 days of building permit issuance. 4. The property lines must be identified on site by the property owner to assure proper setbacks when buildings are under construction. 5. No commercial or industrial use of the property shall be permitted. 6. No building permits shall be issued until the required permits are secured from the Rice Creek Watershed District. 7. No significant deviations from the approved site plan shall be permitted unless reviewed by the planning commission and city council, followed by an amended special use permit. G. The site must be policed and maintained on a regular basis with regard to litter and on site nuisances. 9. Any exterior lighting for activities proposed on site must be approved by the city code enforcement officer. 10. Driveways and parking areas shall be of bituminous surface and striped as per the approved site plan. The required permits from MNDOT for access the Highway 61 must be secured. 11. No fences, structures, vegetation may be placed in on site easements. 12. The required sign permits shall be secured prior to erecting of any signs on site. 13. No exterior storage may be permitted on site with the exception of licensed automobiles unless such storage is in an approved fenced area. 14. Refuse storage and service area shall be as identified on the site plan and shall provide for adequate refuse removal and recycling as required by the Washington County Health Department. 15. Although, not required it is recommend that a pedestrian walkway be installed to provide access from the residential building to the existing sidewalk area adjacent to Highway 61. 16. The owners shall permit access to the site in question at reasonable times by the city code enforcement office to assure compliance with this special use permit. 17. A drainage and water retention plan must be approved by the city engineer prior to final approval of the special use permit . All aye, motion passed. Mabel Hauble of 5480 North 125th St. has made application to the City of Hugo for the rezoning of a 5 acre tract of land from agricultural to RR2. It is Mrs. Hauble's intent to transfer a large tract of her existing homestead to her sons and retain her home and a 5 acre parcel. This application is being made in conjunction with a minor subdivision request which follows on this agenda. The applicants are desirous of keeping the majority of the property in question which consists of approximately 79.4 acres into larger parcels, therefore, the unusual nature of this request. The property to the south is zoned RR2, while the property to the east, north, and west is zoned agricultural. The parcel to be rezoned is identified as parcel 8 on the proposed minor subdivision and is located P.C. Minutes - May 23, 1990 Page 4 north of 125th St., approximately 300 ft. east of Fiona Rd. The tract of land in question is not within the Municipal Urban Service Area but does meet the minimum 5 acre requirement outside the MUSA area. From a long range planning standpoint it would probably be more appropriate to address the zoning of the entire 79 acre tract of land in question, however, the request before you does appear to be consistent with the city's comprehensive plan and previous council policy regarding five acre tracts of land outside the MUSA. After a brief discussion the planning commission concurred that this request was consistent with the comprehensive plan and could see no objections to the rezoning. Motion made by Senkler, seconded by Barnes to recommend approval of the request of Mabel Hauble to rezone a five acre tract of land from Agricultural to RR2 (five acre Minimum) described as follows: The south 419.21 feet of the east 520 feet of the west 841.47 feet of the southwest 1/4 of the northwest 1/4, Section 32, T31N, R21W, Washington County. Subject to 125th St. North along the south line. All aye, motion passed. Subdivision Reouest (Mabel Hauble) Mabel Hauble, Gerald Hauble, and Donald Hauble have made application to the City of Hugo for a minor subdivision and waiver of the formal platting requirements for a tract of land identified as the south 1/2 of the northwest 1/4 of Section 32, Township 31 north, Range 21 west, Washington County, Minnesota. It is the intent of the applicants to subdivide the property in question into three parcels by certificate of survey. Parcel A consists of 46.3 acres, Parcel B, 5 acres, and Parcel C, 21.1 acres. There are currently residences located on Parcel A and Parcel B, and Mr. Donald Hauble has indicated that he will be applying for building permits to construct a residence on Parcel C. All three parcels in question have direct access to 125th St. No. All sites in question meet dimension requirements if Parcel B is rezoned as requested. The lot sizes have been determined so as to accommodate the possible further subdivision of Parcels A and C in the future. The applicants have been informed that any further subdivision of the site will require formal platting. If the planning commission feels this request is consistent with the comprehensive plan regarding minor subdivisions, we suggest that any recommendation for survey approval and waiver of formal platting requirements be subject to special conditions. The planning commission was concerned that the driveway to Parcel A crosses Parcel B and felt that a private driveway easement should be provided but preferably the driveway should be relocated onto Parcel B. Motion made by Barnes, seconded by Mezzano to recommend approval of the request of Mabel Hauble to subdivide approximately 79.4 acres into three parcels identified as; the south half of the northwest 1/4, Section 32, T341N, R21W, subject to the following special conditions. P.C. Minutes - May 23, 1990 page 5 1. Certificate of survey must be submitted to the city council within 120 days of preliminary survey acceptance or planning commission approval shall be null and void. 2. All conditions of the survey approval must be met prior to the stamping of any deeds for recording by the city clerk unless otherwise permitted by council action. 3. 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. 4. Proposed driveways and drainage areas in the development must include installation of a minimum 15" diameter, corrugated metal culverts in a manner acceptable to the city. 5. Securing of the required permits from the watershed district is required prior to final plat approval. 6. All fees relating to this subdivision shall be paid by the applicant including the cost of recording documents with Washington County. 7. Percolation tests must be submitted to the city prior to final survey approval. S. Payment of the required fee in lieu of parkland dedication shall be made to the City prior to final plat approval. 9. All easements for site access, drainage, utilities must be conveyed to the City as required by the city engineer. 10. All property owners shall be responsible for maintenance for drainage easements within their property. 11. Developer shall comply with all requirements and restrictions applicable to identified wetlands. 12. Developer agree that lots to be abutting a cul-de-sac or termination turnarounds of streets shall be provided with adequate off street parking such that the street could prohibit on street parking if deemed necessary for safety or maintenance purposes. 13. No significant deviations from the approved preliminary survey shall be permitted unless reviewed by the planning commission prior to council approval. 14. The owner shall permit access to the referenced site at reasonable times for periodic inspections by the city code enforcement office to assure conformance with this survey approval. 15. Any further subdivision of this property shall be by formal plat. 16. A driveway easement be provided to Parcel A from Parcel B if the driveway remains on Parcel B. All aye, motion passed. Mr. Robert Hampel of 5075 124th St. No., Hugo, MN has made application to the City of Hugo for an amended special use permit to construct a 430 sq. ft. addition to an existing 360 sq. ft. garage. The property in question is identified as Lot 23, block 1, Lake Airs Estates and is zoned single family estate. The proposed use of the building is for storage space for gardening equipment, supplies, dormant plants, and yard furnishings for the residence. The maximum square footage for an accessory building in an SFE zone is 640 sq. ft. Mr. Hampel is requesting to exceed that limit by P.C. Minutes - May 23, 1990 page 6 approximately 150 sq. ft. In November of 1989 the city council approved a temporary special use permit allowing for an accessory storage building to house his Bonsai plants until June 1, 1990 at which time the temporary structure will be removed. Mr. Hampel has indicated he would like to remove the temporary structure and construct a permanent addition to an existing accessory building. Mr. Hampel has assured the city that the structure in question will be used for residential purposes only but will house his Bonsai tree collection which is a personal hobby. Mr. Hampel's previously issued temporary special use permit expires June 1, 1990. If the planning commission recommends approval of this request we would suggest that it be subject to special conditions. Mr. Hampel stated that he has removed the temporary structure and that an architect is designing the proposed addition to the existing accessory storage building. The applicants indicated they are installing sliding glass doors and windows in the addition and that the entire backyard will be fenced. Members of the planning commission felt that special condition number 5, restricting lighting in the temporary structure, would be inappropriate now that the temporary structure has been removed. Motion made by Mezzano, seconded by Henry to recommend approval of the special use permit request of Robert Hampel to construct a 430 sq. ft., addition to an existing accessory structure on their property at 5075 124th St., Hugo subject to the following special conditions. 1. The accessory building and proposed addition shall be used for residential purposes only and that no group viewing or sale of Bonsai trees will be permitted on this site. 2. No advertising shall be permitted with regard to this site as it relates to the Bonsai tree collection. 3. The structure in question shall be of a permanent nature and shall be of the same materials and appearance as the principal residence. 4. This permit shall not supercede any restrictive covenants applicable to structures or use of the site in question. 5. The City code enforcement office shall be allowed access to the property at reasonable times to assure compliance with this permit. 6. Failure to comply with the conditions of this permit shall be grounds for revocation of same' All aye, motion passed. Chairman Senkler and commissioners felt a follow-up letter would be appropriate thanking Mr. Miller of Lino Lakes for the presentation regarding the proposed industrial district. Commissioners would also like to request the City of Lino Lakes that they delay their final decision on the proposal until the City of Hugo and Lino Lakes can meet to discuss the concerns of Hugo. Motion made by Senkler, seconded by Barnes to adjourn at 9:05PM. All aye, motion passed. Carole LaBelle, Secretary Hugo Planning Commission