HomeMy WebLinkAbout1988.08.24 PC MinutesMINUTES OF THE REGULAR MEETING OF THE HUGO PLANNING COMMISSION
August 24, 1988
The regular meeting was called to order by Chairman Senkler at 7:00PM.
PRESENT: Henry, Sonnenfeld, Barnes, Jesinski, Barnes, Senkler
ABSENT: Sullivan
Motion made by Senkler, seconded by Henry to approve the minutes of July
27, 1988 as amended.
All aye, motion passed.
It is noted that the special meeting scheduled for August 10, 1988 to
discuss the comprehensive land use map was cancelled.
QlAivision ReQUest. .(J -'rain
Administrator Huber reviewed the subdivision application with the planning
commission stating that Mr. Herman Strehlow and Celia Crain have made
application to the City of Hugo for the subdivision of a 67 acre tract of
land into two parcels, one consisting of 41 acres and one of approximately
26 acres. The 41 acre parcel is located at the northwest corner of-
Everton
fEverton Ave. and County State Aid Highway No. 8 while the 26 acre tract is
located south of County State Aid Highway #8 at its intersection with
146th St. No. It is the intent of the applicant to construct a residence
on parcel B of the enclosed certificate of survey. The property in
question is currently zoned conservancy requiring minimum 20 acre sites.
The site is generally described as a part of the east half of the
northwest quarter of Section 19, T31N, R21W, Washington County. This
subdivision request has been reviewed by the Rice Creek Watershed District
and they have tabled any action on it pending submittal of the necessary
easements to meet watershed district requirements. The district has
indicated no objections to the new development as proposed and stated that
the proposed flood elevation level for that area is 910.9'. The city has
informed Mr. Crain that all structures on site must be at an elevation of
at least 911.9' to be out of the flood plain. The city staff can see no
objection to the granting of this subdivision and waiver of the formal
platting requirements subject to providing the necessary easements and
locating all buildings on site above the required flood elevations. We
would recommend that any approval by the planning commission be subject to
special conditions.
Administrator Huber informed the commission that the permit from Rice
Creek Watershed was received by the city.
James Crain informed the planning commission that the location of the
residence proposed is as located on the survey and meets the requirements
of Rice Creek Watershed as far as all buildings being above the
floodplain. Mr. Crain assured the planning commission that the residence
would be constructed according to the survey. The perc test has indicated
that a mound system will be required as per Dale Eklin. The system will
be larger than required for the size of house planned.
There was no one from the general public to comment on this subdivision
Planning Commission - August 24, 1988
Page 2
Commissioners concurred that if all requirements were met with regard to
construction of the home and septic system there were no objections.
Motion made by Barnes, seconded by Sonnenfeld to recommend approval of the
subdivision request of Herman Strehlow and Celia Crain to subdivide 67
acres into one tract 26 acres in size and one parcel of approximately 41
acres subject to the following special conditions;
1. Final survey must be submitted to the city council within 90 days of
preliminary survey acceptance or this approval shall be null and void.
2. All conditions of survey approval must be met prior to stamping of any
deeds for recording by the city clerk.
3. Property lines must be identified on site by the applicants on site to
assure proper setbacks when buildings are to be constructed if
required by the building inspector.
4. Driveways or drainage areas must include installation of a minimum 15"
diameter corrugated metal culvert in a manner acceptable to the city
if required.
5. No building permits are to be issued until the required permits are
secured from the appropriate watershed district and the DNR where
applicable (no buildings below 911.9 elevation).
6. All fees relating to this subdivision approval shall be paid by the
applicant including the cost of recording documents with Washington
County.
7. Any driveway permits requiring access to county roads may not be
issued until permits are secured with Washington County or MNDOT.
8. On site activities permitted as a result of this subdivision shall not
cause the altering of any watercourse, ditch, or drainage system in
this area.
9. Percolation tests must be submitted to the city prior to final survey
and plat approval.
10. Payment of the parkland dedication fees shall be made prior to final
survey approval.
11. All roadway and drainage easements must be shown on the final survey.
All aye, motion passed
Chairman Senkler requested that Administrator Huber review the subdivision
application with the planning commision. Mr. Huber stated that Cyril and
Catherine LaCasse have made application to the City of Hugo for
subdivision of a 53 acre tract of land into five, ten acre lots. The
property in question is generally described as that part of the north 1/2
of the northwest 1/4 of Section 30, T31N, R21W, Washington County,
Minnesota lying north of the south 990' thereof and which also lies east
of the centerline of Elmcrest Ave. as traveled, also the SE 1/4 of the S/W
1/4 of Section 19, T31N, R21W, Washington County, Minnesota. This
property is zoned agricultural requiring minimum 10 acre lot size. The
applicants are also requesting a variance to delete curb and gutter from
the roadway installation, as well as allowing for a 1,650 ft. cul de sac.
The city staff has reviewed the plat in question and find it to be in
order. If the planning commission recommends approval of the subdivision
we would suggest that said approval be subject to special conditions.
Planning Commission - August 24, 1988
Page 3
Mr. Greg Kopischke, of Westwood Planning and Engineering Co. representing
the applicants was present to address any questions. Mr. Kospischke stated
that he has spoken to the Metropolitan Council, Rice Creek Watershed, and
the gas company regarding any requirements. The Minnesota Gas Company has
requested that the existing easement be changed from a blanket easement to
a 66' gas line easement. Mr. Kopischke indicated that they are in the
process of making this change in the easement.
Mr. Huber stated that the sewer easement is for a force main and would not
be available for residential sanitary sewer hook-up. It is also
recommended that the building site on lot 3 be indicated on the survey.
Mr. Roy Molitor owner of the property to the east of the proposed
development questioned whether 140th St. would be extended and expressed
his concern regarding the drainage from the subdivision onto his property.
Mr. Huber stated that the road is designed as a 7 ton road and that the
cul de sac is designated as temporary but there are no plans for extending
the road at this time.
It was recommended that there be a berm at the end of the cul de sac or
some type of dike to retain the water on the proposed development to avoid
any flooding of neighboring property.
Commissioner Barnes felt that the requirement for curb and gutter should
be eliminated on such large lot development.
Motion made by Barnes, seconded by Senkler to recommend approval of the
request of Cyril and Catherine LaCasse to subdivide 53 acres into
approximately five, ten acre lots subject to the following special
conditions;
1. A preliminary plat must 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. All fees relating to the subdivision shall be paid by the applicant
including the cost of recording documents with Washington County.
3. Developer shall pay fee in lieu of parkland dedication at the time of
final plat approval.
4. All street improvements shall be installed as per city design
requirements and the cost of all on site improvements shall be borne
by the developer.
5. A drainage plan including all holding ponds and ditches must be
approved by the watershed district and maintained by the property
owner with a method of maintenance to be reviewed by the city
engineer.
6. Internal roadway systems shall be of bituminous surfacing with
installation of curbing and approved stormwater drainage.
7. All interior roadway signs shall be paid for by the developer.
B. Mailbox locations shall be approved by the United States Postal
Service.
9. Developer shall deposit with the city a certified check to cover the
costs incurred by the city engineer for review, legal review, and
administration of this subdivision request. Developer shall pay any
costs incurred and the city shall reimburse the developer any
remaining funds when the project is complete ($2,500 recommended
amount).
Planning Commission - August 24, 1988
Page 4
10. The developer shall reimburse the city for costs incurred for
engineering inspection during the course of roadway construction.
11. Developer shall install one tree per lot of a minimal size within the
subdivision development as per the city regulations.
12. 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.
13. All applicable conditions of the preliminary plat and development
agreement must be met prior to approval of the final plat by the city
council.
14. The developer shall secure Rice Creek Watershed District approval of
their on site drainage plan prior to preliminary plat submittal to the
city council.
15. Developer shall enter into a development agreement with the city as
required for a development of this nature. The developer shall
deposit with the city cash or a letter of credit equal to 125% of the
cost of installing the bituminous roadway to service this subdivision.
16. 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.
17. Appropriate treatment of roadway ditch flows at east property line be
made in the final grading plan.
18. Appropriate temporary easement be granted to the city for maintenance
of cul de sac.
All aye, motion passed.
Chairman Senkler requested that Administrator Huber review the
Pfurtscheller/Lengyel request with the planning commission. Mr. Huber
stated that Mr. Mike Lengyel and Ms. Jeanette Pfurtscheller have made
application to the City of Hugo for the subdivision of a 36 acre parcel of
land plus an additional 10 acre outlot. The 16 acres owned by Ms.
Pfurtscheller is currently zoned RR2 requiring a minimum 5 acre lot size.
Ten acres owned by Mr. Lengyel is currently zoned agricultural and 20
acres was recently rezoned to RR2. Access to the site in question is from
Janero Ave. east of Round Lake. This request was reviewed by the planning
commission at a public hearing held on July 27, 1988 at which time the
commission tabled this matter until the plat was redrawn to meet lot width
and area requirements. If the planning commission recommends approvtl of
this subdivision we would suggest that said approval be subject to special
conditions.
Mr. Bill Simonet representing the applicants and indicated he was prepared
to answer questions from the planning commission. Mr. Simonet has
contacted Dale Eklin to conduct perc tests on the property and has spoken
to Rice Creek Watershed District regarding their requirements. Mr.
Simonet stated that the applicants are prepared to meet all requirements
made by all governmental agencies.
Area residents expressed their concerns regarding the additional traffic
on Janero Ave. and access to additional property in Grant Township which
at this time appears to be landlocked. The applicants seem to be
disregarding the proper steps to be followed and have continued to
excavate the property without formal approval.
Planning Commission - August 24, 1988
Page 5
Chairman Senkler noted that Lot 1 appears to have only 270' of road
frontage. It was also noted that the road seems to end at the northwest
portion of the road with no accommodations for a cul de sac. Commissioner
stated that the radius of the road appears to be and recommends
that the city engineer review the road plan.
Chairman Senkler made motion, seconded by Barnes to table the
Pfurtscheller/Lengyel application until the meeting of September 28, 1988
in order to have the preliminary plat drawing improved by clearly
identifying all lots (remove old lot lines), wetlands and elevations
identified, acreage per lot, and provide 300' road frontage on all lots.
All aye, motion carried.
The planning commission has postponed any discussion on the comprehensive
land use map until further notice'
Motion made by Senkler, seconded by Henry to adjourn at 8:28PM.
All aye, motion passed.
�
Carole LaBelle, Secretary
Hugo Planning Commission