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HomeMy WebLinkAbout1988.01.27 PC MinutesMINUTES OF THE PROCEEDINGS OF THE HUGO PLANNING COMMISSION January 27, 1988 The regular meeting of the Hugo Planning Commission was called to order by Chairman Senkler at 7:00 PM. PRESENT: Sullivan, Henry, Barnes, Jesinski, Senkler, Attorney Johnson, Engineer Kuusisto, Administrator Huber, Carole LaBelle. ABSENT: Sonnenfeld Motion made by Henry, seconded by Sullivan to approve the minutes of December 16, 1987. All aye, motion passed. The oath of office was administered to Debra Barnes who was appointed to the Planning Commission by the City Council for a four year term. Mr. Sullivan nominated Chuck Henry as Vice -Chairman, Jesinski seconded. All aye, motion passed. 6.A. Rezoning Request (Forest La�---.e State Bank) A public hearing was held at 7:05PM, January 27, 1988 to consider the petition from the Forest Lake State Bank to rezone an 8.9 acre tract of land from Agriculture to Retail Business. The property in question is located at the northeast corner of Highway 61 and 170th St. and generally described as follows; A part of the SE 1/4 of Section 5, T31N, R21W (see enclosed legal description). There was no one from the public to comment on this rezoning. This request was heard by the Planning Commission in January of 1987. The request was denied because the commission did not see a need for additional commercial property,it is too close to residential property and that there is no buffer zone between the zoning districts. The property contains approximately 308 feet of frontage on U.S. Highway 61 and approximately 571 ft. of frontage on 170th St. No. The property abutts agricultural zones on the east, west, and south. The zoning districts to the north are agricultural and retail business. Mr. Paul Wolff representing the Forest Lake State has indicated that there is no specific proposal for development on this parcel of land and the bank is taking a position that the highest and best use for this property would be retail business. The uses permitted in the RB District consist of offices, business schools, medical uses, photographer studios, retail florist, beauty and barber shops, libraries, urban agriculture, and retail shopping. Special Uses permitted in an RB Zone can be found in the zoning ordinance 310-4 Subd. J, 3. The proposed rezoning to RB appears to be somewhat consistent with other developments and districts to the north of the property in question. The uses currently permitted on this site can be found in 320-4, Subd. C-1,2,3, of the zoning regulations. Hearing notices were sent to adjoining property owners and the proper legal notice was published in the Forest Lake Times. Planning 88 Page 2 Commissioners supporting the rezoning indicated as follows; 1. This rezoning is consistent with the development in that area. 2. This type of zoning should not create any type of traffic hazard in this area as originally alleged. 3. There is no other development likely for this site because of its size and location. Motion made by Sullivan, seconded by Henry to deny the request of the Forest Lake State Bank to rezone 8.9 acres from Agricultural to Retail Business for the following reasons; 1. There is no buffer from the proposed RB district and the residential property to the south and west. 2. There are no utilities in the area to serve additional commercial development. 3. Continued expansion of commercial in this commercial/urban sprawl. 4. Development of this property as commercial comprehensive plan. 5. There was no plan of development submitted the need for the rezoning. 6. There are other commercial areas available and that commercial development should be business district. area would constitute is not called for in the by the applicant justifying in Hugo for development, closer to the central 7. The time of this request is not proper in light of the fact that the city is currently considering amendments to its comprehensive plan that may affect commercial along Highway 61. Members voting Aye: Sullivan, Henry, Barnes Members voting Nay: Jesinski, Senkler Motion passed. The commission agreed unanimously that it would be easier to review this request it if was in conjuntion with a development plan as opposed to a speculative type rezoning. 6.B. Rezoning Request (Dave Potter) Dave and Joyce Potter have made application to rezone part of 11 acres from Conservancy to SFE. The property is generally located northeast of 129th St. and Elmcrest Ave. at the north end of Bald Eagle Lake. Legal description as follows, That part of the northerly 288 feet (as measured along the east line) of Gov't Lot 1, Section 31, T31N, R21W, Washington County, Minnesota, lying easterly of the center line of Elmcrest Ave. No. The south portion of the property is currently zoned SFE, while the north portion is zoned Conservancy. If this request is granted the entire tract of land would be zoned SFE. Mr. Potter is contemplating the subdivision of the property should it be rezoned. The property is located within 1,000 ft. of lakeshore. The Dept. of Natural Resources notified the City that because the property is separated from the lake by a street and no development is proposed at this time they would not get involved. The public hearing was conducted and there were no residents to comment on the rezoning. Planning Commission Minutes Jan. 27 1988 Page 3 Mr. Sullivan left the meeting at 7:35 PM. Rwas noted that the property is quite low and there is no sanitary sewer in the area. The commission felt that creating three or more building sites in this area could create a problem because of the contour of the property and the fact that it is quite low. Members felt that rezoning to RR2 (5 acre minimum), or a variance to allow for the subdivision of 2 lots would be more appropriate than rezoning to SFE. Motion made by Senkler, seconded by Barnes to recommend denial of the rezoning request of Dave and Joyce Potter to rezone 6.5 acres from Conservancy to SFE for the following reasons; 1. There is no sanitary sewer available in the area and the site may not perc. 2. SFE zoning could allow a large number of lots in a low area not served by utilities. Members voting Aye: Henry, Jesinski, Barnes, Senkler. Motion passed. Mr. Charles Johnson and Mr. Howard Kuusisto were present to review the proposed subdivision ordinance with the Planning Commission. Mr. Johnson will review the areas of preliminary plat requirements, structure of the document, and definitions. Mr. Kuusisto will supervise the design and engineering standards contained in the document. Administrator Huber will be reviewing the administrative and everyday usage of the ordinance. Mr. Huber stated he felt the document was very close to a working ordinance. A meeting will be held Wednesday, February 17, at 7:30 PM to continue the discussion on the proposed ordinance. Motion made by Barnes, seconded by Jesinski to adjourn at 9:40 PM. All aye, motion passed Carole LaBelle, Secretary Hugo Planning Commission