HomeMy WebLinkAbout1988.07.27 PC MinutesHugo Planning Commission Minutes - Regular Meeting
July 27, 1988
Chairman Senkler called the regular planning commission meeting to order
at 7:00PM.
PRESENT: Henry, Sonnenfeld, Barnes, Senkler, Administrator Huber,
Carole LaBelle
ABSENT: Sullivan
Motion made by Barnes, seconded by Henry to approved the minutes of June
22, 1988 as amended.
Use Permit_.(D. Grove)
Chairman Senkler requested that Administrator Huber review the special use
application for David and Leah Grove with the planning commission. Mr.
Huber stated that Dave and Leah Grove have applied to the City of Hugo for
a special use permit to house two horses on their property located at
16210 Harrow Ave. No., Hugo, Minnesota. The property in question consists
of approximately 5'6 acres and is generally described as a part of
government lot 1, section 9, T31N, R21W, in the City of Hugo. Housing of
horses in an RR2 residential zone requires a special use permit. Mr.
Grove secured a permit from the city earlier this year to construct the
pole barn on his property located northwest of the residence. We have
reviewed the site plan in question and see no objections to the proposal,
although the corral or confinement area for the horses should be shown on
the site plan. If the planning commission recommends approval of this
request we would recommend said approval be subject to special conditions.
Chairman Senkler requested comments from the public. There was no one
from the public to comment. Commissioners agreed that the surrounding
area was agriculutural and horses would be compatible in this RR2 zone.
Mr. Grove stated that he would specify the corral area on his plan and
agreed that the conditions recommended by the city were reasonable.
Motion made by Henry, seconded by Sonnenfeld to recommend approval of the
special use permit for Dave and Leah Grove to house two horses at their-
residence
heirresidence at 16210 Harrow Ave. subject to the following conditions.
1. Animals be restricted to the areas identified on the site plan
(applicant to identify area) and no animal be allowed to graze within
300' of the Oneka Lake shoreline.
2. Permit approval shall be subject to any recommendations from the state
Department of Natural Resources.
3. A fully dimensioned site plan must be provided showing the precise
location of buildings and corral area for future reference.
4. All fees relating to the review and issuance of this permit shall be
paid by the applicant including the cost of recording this permit with
Washington County.
5. All activities shall not cause the altering of any watercourse, ditch,
or drainage system.
6. The applicant must provide access to the referenceed site for periodic
inspections to assure conformance with this permit.
7. Any revisions to the approvced site plan must be reviewed by the
planning commission and approved by the city council.
B. Number of animals on site shall be limited to two horses.
P.C. Minutes - July 27, 1988
page 2
9. No commercial use of this property shall be permitted.
10. All. applicable conditions of this permit must be met within 0 days
unless otherwise stipulated in this permit. If these conditions are
not met the permit shall be null and void.
11. Animal feces to be disposed of a minimum of .30C)" from Onek.a Lake
shoreline.
All ave. motion
Rezonirm_I;E gU�esl:. (h1.1_enyye 1. )
Chairman Cr ni::ler Administrator Huber review t.Fse Lengyel.
application. Administrator Huber stated that Mr. Mike Lengyel has made
application to the City of Hugo for a rezoning of a. 20 acre tract of land
identified as the south 1/2 of the southwest 1/4 of the southeast 1;4 of
Section 35, T31N, R21W, Washington County, Minnesota. The property is
currently zoned agricultural and he is requesting that it be rezoned to
RR2 for future subdivision into four, 5 acre residential lots. The
property abutts an RR2 zone to the west and agricultural zones to the
north and east. The south boundary of the property in question is the
corporate limits of the city. The city's comprehensive plan allows for a
minimum lot size outside of the urban service area of five gross acres.
The proposal in question would appear to be consistent with the city's
comprehensive plan and with the development within the RR2 areas to the
west and north of the site in question.
Mr. Bill Simonet was present to represent Mike Lengyel. Chairman Senk:ler
requested comments from the public. Mike Ball, 8725 12nd St. stated that
the road was under construction giving access to the property without
proper city approval.
Mr. Huber stated that questions of development and subdivision would be
addressed under the subdivision application.
Planning Commissioners concurred that the rezoning request was compatible
with the comprehensive plan, surrounding area, and lakesh6re in the area
and felt this would be an appropriate rezoning.
Motion made by Barnes, seconded by Henry to recommend approval of the
rezoning request by Mike Lengyel to rezone 20 acres from agricultural to
RR2 (5 acre minimum), legal description as stated above.
All aye, motion passed.
Preliminary Plat _Lengyel/Pfurtscheller)
Chairman Senkler requested the city administrator review the subdivision
request with planning commissioners. Mr. Huber stated that Mr. Mike
Lengyel. and Mrs. Jeanette Pfurtscheller have made application to the City
of Hugo for the subdivision of a 36 acre parcel of land plus and
additional 10acre outlot. The 16 acres owned by Mrs. Pfurtscheller is
currently zoned RR2 requiring a minimum 5 acre lot size and the 3.0 acres
owned by Mr. Lengyel is currently zoned agricultural requiring a minimum
10 acre lot size. It is our understanding that the application in
question is contingent upon rezoning the parcel of land considered by the
commission in the previous agenda item. Access to the site in question
would be from Janero Ave. east of Round Lake. Assuming that the 20 acre
tract of land proposed for rezoning by Mr. Lengyel is approved we would
make the following comments on the plat submitted. City zoning
regulations require a minimum 300' lot width and a minimum 5 acres for all
property developed in the RR2 zoning district. Lots 1, 2, 3, 4, and 7 of
the proposed plat do not meet the minimum lot width requirements. In the
case of lot 2 and 3 the lot widths are significantly short of that
necessary to comply with the city subdivision regulations. The proposed
road to serve the subdivision should be identified as 121st St. and the
proposed cul-de-sac should be extended to serve lot 1 of the subdivision.
The plat enclosed was not submitted to the city for review until July 20,
1988 consequently it has been impossible to get copies to Washington
County, Grant Township, and the city engineer for review and comments.
Our initial reaction to this proposal is to recommend tabling this
subdivision and direct the applicant and surveyor to redesign the
subdivision to meet city zoning and subdivision requirements. We would
suggest that the three lots on Round Lake be reduced to 2 lots to
accommodate the minimum 300' width requirements. If the number of lots on
Round Lake are not recduced the plat will have to be redesigned somehow to
accommodate the 300' requirement. If the planning commission wishes to
move this project forward we would suggest that the recommendation for
preliminary plat approval by the commission be subject to special
conditions listed below.
1. The preliminary plat be submitted to the city council within 90 days
of the commission's recommendation and the revised plat incorporate
the recommendations of the staff, Rice Creek Watershed District, and
other governmental agencies.
2. The preliminary plat will not be submitted to the council until all
legal, engineering, and staff recommendations have been incorporated
into the plat.
3. All fees relating to the subdivision shall be paid by the applicant
including the cost of recording documents with Washington County.
4. Developer pay fee in lieu of parkland dedication at the time of final
plat approval.
5. All street improvements shall be installed as per city design
requirements and the cost of all on site improvements be borne by the
developer.
6. A drainage plan including holding ponds and ditches must be approved
by the watershed district and maintained by the property owner with
the method of maintenance to be reviewed by the city engineer.
7. Internal roadway system shall be of bituminous surfacing with
installation of curbing and approved and stormwater drainage.
S. All interior roadway signs shall be paid for by the developer.
9. Mailbox locations shall be approved by the United States postal
service.
10. All development adjacent to the Round Lake shoreline shall be subject
to the city's shoreland regulations.
11. Developer shall deposit with the city a certified check in an amount
to cover the costs incurred by the city engineer for review, legal
review, and administration of this request. Developer shall pay any
cost incurred and the city shall reimburse the developer any remaining
funds to cover the staff review ($5,000 recommended amount).
12. The developer shall reimburse the city for costs incurred for
engineering inspection incurred during the course of roadway
construction.
13. Restrictive covenants shall address maintenance and activities in the
wetland area. Restrictive covenants shall also prohibit the
construction of fences, buildings, or other vegetation in the
wetlands.
P.C. Minutes - July 27, 1988
page 4
14. Developer shall install one tree per lot of a minimal size within the
subdivision development as per city regulations.
15. Approved driveways or drainage ways must include the installation of a
minimum 15" diameter corrugated metal culvert acceptable to the city
if required by the city building inspector.
lb. All applicable conditions of the preliminary plat and development
agreement must be met prior to approval of the final plat by the city
council.
17. the developer shall secure Rice Creek: Watershed District approval of
their on site drainage plan prior to preliminary plat st..ibmittal to the
City council.
18. 'The developer shall. enter- into a developers agreement with the City c:if
Hugo as required for a development of this. natu.rt:=. The developer
shall deposit witl . the city cast-, or a letter of c::r•eciit equal t_c; .1.'25"i'
of the cost of installing bituminous roadway to ser,:c:e this
subdivision.
19. Percolation tests must be completed on each of the buildable lots and
must be submitted to the city for review prior to final plat approval..
No one from the public commented on the subdivision request. Chairman
Senkler stated that the subdivision should be brought into conformance
with the subdivision ordinance. Commissioner Barnes noted that the city
should consider extending the right of way on the east boundary of
proposed Lot 4 to the north property line for possible road extension in
the future.
Administrator Huber informed Mr. Simonet and his clients that all work:
would have to be approved by Rice Creel-.-. Watershed and an, done prior
to city or Rice Creek. approval may have to be redone at the owners
expense. Mr. Simonet agreed and understood the consequences. Mr. Senk:ler
stated that the applicant would have to agree to table the request until
the city's requirements were met. All parties agreed and motion was made.
Barnes made motion, seconded by Sonnenfeld to table the
LengyelrPfurt.scheller subdivision application until AuguSt 24, 1988,
providing all information is received by the city prior to that date. The
applicants were advised that all information must be provided to the
city by August 10, 1988 to be placed on the August ::4 planning commission
agenda.
All aye, motion passed.
Planning Commissioners will meet Auqust 10, 1988, 7:1";(yPM to discuss the
comprehensive land use map.
Motion made by Barnes, seconded by Henry to adjourn at 7:50PM.
All aye, motion passed.
Carole LaBelle, Secretary
Hugo Planning Commission