HomeMy WebLinkAbout1988.09.23 PC MinutesMINUTES OF THE HUGO PLANNING COMMISSION -September 23, 1988
The regular meeting of the Hugo Planning Commission was called to order by
Chairman Senkler at 7:00PM.
PRESENT: Sullivan, Henry, Jesinski, Barnes, Senkler, Carole LaBelle,
Administrator Huber
Motion made by Henry, second by Jesinski to approve the minutes of August
24, 1988 as amended.
All aye, motion passed.
Chairman Senkler requested that Administrator Huber review the request
with the planning commission. Mr. Huber stated that Ms. Irene Arcand and
Robert Kiewel have made application to the City of Hugo for the
subdivision of a 160 acre tract of land zoned RR2 and generally described
as follows, eastern 1/2 of the southeast 1/4 of Section 33, T31N, R21W;
and the western 1/2 of the southwest 1/4 of Section 34, T31N, R21W, City
of Hugo and 2.13 acres owned by Irene M. Arcand and lying north northwest
of County Rd. 10 in the northeast 1/4 of the northeast 1/4 of Section 5,
T30N, R21W, Grant Township. It is the intent of the applicant and owner
to subdivide the property into 32 lots consisting of 5 gross acres each.
It is also the intent of the developers to serve this development by on
site wells, septic systems, and LP gas. Electric will be underground
lines provided by NSP. Access to the site will be from County Road 10 and
125th St. by and interior bituminous surface roadway system to be
constructed by the developers. Copies of the preliminary plat have been
forwarded to the Washington County Engineering department and Grant
Township for their review and comment. Copies are also being reviewed by
the city engineer. A preliminary review of the proposed plat indicates it
is consistent with the comprehensive plan and the developers appear to be
trying to preserve as many of the natural features of the site as
possible. All lots within the development have access to the interior
roadway system with the exception of lot 2, block 2, and lot 2, block 3.
We have informed the applicants that the proposed roadway is 6' wider than
required and the preliminary should show all easements and approximate
building locations on the plat. The applicants have also indicated that
they will be making application to the Rice Creek Watershed District for
the necessary permits. On site percolation tests are also being
prepared.
Grant Township has notified the city that they have no objections to the
developement but would suggest that the city require bituminous roads
within the development. Mr. Huber noted that the access to County State
Aid Highway 10 is now located further east than on the original plat' Mr.
Huber informed Steve Sondrall, attorney for Keystone Builders that Rice
Creek Watershed approval and the percolation tests must be submitted prior
to council consideration. Mr. Sondrall questioned the requirement of
concrete curb and gutter. Commissioners Senkler and Barnes concurred that
the steep grade of Heather Ave. to 120th could create a runoff problem and
felt that some type of curb ��� l5�~���essary to divert the water into
a drainage system and avoid serious erosion and runoff problems.
, Area resident Kathy Scobie questioned whether the homesite locations
indicated on the preliminary plat are the exact locations of proposed
buildings and
P.C. Minutes - 9-23-88
page 2
would the properties adjacent to 125th St. be assessed when road
improvements are installed. Mr. Huber informed Ms. Scobie that the
homesites indicated on the plat are approximate and could be altered
slightly and that any property benefitting from road improvements on 125th
could be assessed. Mr. Jerry Mogren owner of the property directly west
of the development felt there should be type of easement to insure access
to his property. It was the general concensus that the proposed roads
running through the development would provide good access and no
additional easement or access should be required of Keystone Builders.
Administrator Huber stated that because the Bald Eagle Sportsmans Assoc.
is in close proximity to the proposed development all potential buyers
should be informed of the location of the gun club either by restrictive
covenants, deed, or however appropriate. Mr. Sondrall agreed that
potential buyers would be notified.
Motion made by Barnes, second by Sullivan to recommend approval of the
Dellwood Ridge Subdivision subject to the following conditions:
1. Preliminary plat be submitted to the city council within 90 days of
the commissions recommendation and that the revised plat incorporate
the recommendations of the RCWD and other governmental agencies.
2. The preliminary plat will not be submitted to the council until all
engineering, legal, and staff recommendations have been incorporated
into the plat.
3. All fees relating to the subidivision shall be paid by the applicant
inlcuding the cost of recording the documents with Washington County.,
4. Developers secure any required road access permits from Washington
County for access to County State Aid Highway 10.
5. The developer pay fee in lieu of parkland dedication at the time of
final plat approval.
6. All improvements must be installed as per city design requirements and
the cost of all improvements be borne by the developer.
7. The interior roadway system become a part of the city system but must
be maintained by the devloper until all improvements are complete and
accepted by the city.
G. Stormwater holding ponds and ditches must be approved by the
appropriate watershed district and maintained by the property owner
with a method of maintenance to be reviewed by the city engineer.
9. The internal roadway system shall be of bituminous surfacing with the
installation of curb and gutter and approved stormwater drainage.
10. Street lighting shall be installed be NSP at the developers expense.
11. All interior street signs shall be paid for by the developers.
12. Mailbox locations shall be approved by the United States Postal
Service.
13. All lots abutting on 125th St. shall be subject to assessments
relating to the improvement of said roadway in the future.
14. The developer shall deposit with the city a certified check in an
amount to cover initial costs incurred by the city for engineering,
legal review and admininstration of this request. The developer shall
pay any cost incurred and the city shall reimburse the developer any
remaining funds to cover staff review ($10,000 recommended amount).
15. A copy of all road design documents shall be submitted to the city
engineer for review and a copy placed on file with the city clerk.
16. The developer shall reimburse the city for any costs incurred for
engineering inspection during the course of roadway construction.
P.C. Meeting - 9-23-88
page 3
There shall be no driveway access from any of the lots within this
plat directly to County State Aid Highway 10.
18. Restrictive covenants shall address construction of pole barns within
the devlopment and prohibit the construction of fences, buildings, or
vegetation in easements or wetlands.
19. The developer shall install one tree of minimal size within the
subdivision development as per subdivision regulations.
20. Approved driveways or drainageways must include the installation of
minimum 15" diameter corrugated metal culverts in a manner acceptable
to the city.
21. All applicable conditions of the preliminary plat and development
agreement must be met prior to approval of the final plat by the city
council.
22. No significant deviations from the approved preliminary plat shall be
made unless reviewed by the planning commission.
23. Percolation tests for all lots on site must be completed and submitted
for review prior to plat approval.
24. The developer shall be responsible for the improvement and completion
of all ditch drainage systems at the time of grading and road
construction unless an underground system is installed.
25. A detailed drainage and erosion control plan shall be submitted to the
city engineer for his review and recommendations prior to council
review of the preliminary plat and open ditch drainage shall be kept
to a minimum.
All aye, motion passed.
Mr. Senkler requested Administrator Huber review the application with the
commission. Mr. Huber stated that Bill and Judy Wetterstrom have made
application to the city for a special use permit to house two horses on
their property in an RR2 zoning district. The property in question is
5.56 acres and is generally described as all that part of lot 1, block J.
lying north of a line running from the northeasterly corner of lot 13,
block 2, to the easterly line of said lot 1 and parallel to the southerly
line of said lot 1, Sunset Park, Hugo Minnesota. The site plan indicates
the general layout and the corral area where the horses will be confined.
Mr. Wetterstrom indicated that they intend to keep the area neat and clean
and remove the animal feces when necessary.
Mr. Senkler stated that he lives directly west of the Wetterstrom home and
indicated that the area is not visible from the road and he had no
objection to the request. Kathy Scobie asked what animals would be
allowed in the RR2 area and was informed that we could provide that
information after the meeting.
Motion made by Jesinski, seconded by Henry to recommend approval of the
special use permit for Bill & Judy Wetterstrom to keep horses on their
property at 12863 Ingersoll Ave. subject to the following special
conditions:
1. The number of horses permitted on site shall be limited to two.
2. The horses shall be restricted to the area identified as the corral or
fenced area indicated on the site plan.
3. No resubdivision of the 5.56 acre tract of land in question shall be
permitted or the special use permit shall be null and void.
4. No commercial use of the property shall be permitted.
P.C. Minutes - 9-28-88
page 4
5. All fees relating to the issuance of this permit shall be paid by the
applicant including the cost of recording at Washington County.
6. All activities on site shall not cause the altering of any watercouse,
ditch, or drainage system.
7. The applicant must provide access to the reference site for periodic
inspection to assure conformance with this permit.
B. Any revisions to the approved site plan must be reviewed by the
planning commission and city council.
9. All animal feces on site as a result of the horses being kept thereon
shall be removed in a manner acceptable to the city.
10. The animals on site shall be that of the property owner and shall be
for personal use only.
11. The horses shall not be allowed to graze within 200' of Sunset Lake.
12. The applicants must comply with any recommendations of the DNR.
All aye, motion passed.
gpecial use permit (Wm. Big ley)
Chairman Senkler requested Administrator Huber review the request with the
planning commission. Mr. Huber stated that William and Karen Bighley of
5764 150th St. No. have made application to the City of Hugo for special
use permit to construct a 26' X 28' unattached garage (accessory building)
in an SFU zone. The applicants currently have 452 sq. ft. of garage and
accessory buildings on site and are requesting an additional 720 sq. ft.
The maximum allowable without a special use permit is 980 sq. ft. The
unattached garage is to be located north of the existing attached garage,
5' from the west property line and 18' from the rear property line, Mr.
Bighley has indicated that he intends to expand his living quarters into
the existing 14' X 22' attached garage and utilize the proposed garage for
storage of his automobile and personal belongings. If the planning
commission recommends approval of this special use permit we would
recommend that said approval be subject to the following special
conditions.
Administrator Huber emphasized that if the request is approved that no
vehicle repair would be allowed at the residence. Mr. Bighley stated that
no automotive repair work will be done on site.
Planning commissioners felt this was a reasonable request and had no
objections.
Motion made by Senkler, second by Barnes to recommend approval of the
request for a special use permit to construct a 26' X 28' accessory
building at 5764 150th St. subject to the following special conditions:
1. The proposed garage be used for residential purposes only .
2. The exterior and roof of the proposed garage be of the same material
and appearance as the principal residence on site.
All aye, motion passed.
P.C. Minutes - 9-28-88
Page 5
RgUa4,Qhp, Addition Subdivis' 'P'
Chairman Senkler stated that the city had received a request from William
Simonet to table their request for subdivision until the planning
commission meeting of October 26, 1988.
All aye, motion passed.
Administrator Huber reviewed the applications for auto dismantling
licenses with the planning commission. Mr. Huber stated that Mr. Steve
Barthold of Northside Auto, 16705 Forest Blvd. and Mr. Richard Brandt of
Hugo Auto Parts, 16615 Forest Blvd. have made separate applications for
auto dismantling licenses to operate in the City of Hugo. Traditionally
licenses of this nature are not reviewed by the planning commission but
the city has had an ongoing policy that the auto dismantling licenses are
to be reviewed by the planning commission prior to council approval. If
the planning commission recommends renewal of these auto dismantling
licenses we suggest they be subject to special conditions.
Mr. Dick Brandt and Mr. Barthold indicated that their test wells are
currently dry and have been all year. They stated that they are licensed
by the PCA and Washington County Health Department as generators of
hazardous waste. They are required to meet all standards set by these
agencies.
The planning commission acknowledged the fact that no complaints have been
received regarding the auto dismantling yards for several years.
Motion made by Senkler, second by Jesinski to recommend approval of the
auto dismantling license for Richard and Mike Brandt, dba Hugo Auto and
Truck Parts subject to the following conditions (same as Barthold).
All aye, motion passed.
Motion made by Senkler, second by Sullivan to recommend approval of the
auto dismantling license for Steve Barthold, dba Northside Auto subject to
the following special conditions.
1. All existing fences surrounding the premises shall be maintained in a
condition satisfactory to the city at all times.
2. The driveway shall be maintained clear at all times so that customers
are not prevented from reaching the parking area, and no auto
dismantling may be conducted within fifty (50) feet of the parking
area. All parking and storage must be within the fenced area.
3. The owner/operator shall submit a plan indicating fire lanes and the
layout of the auto dismantling yard and the area where automobiles are
stored, to the City of Hugo, within twenty (20) days after the date of
this Auto Dismantling License. In the event the existing conditions
do not comply with the plan layout as submitted, the owner/operator
shall cause the automobiles and other materials within the auto
dismantling yard to be rearranged to comply with said plan within
ninety (90) days after the date of this Auto Dismantling License. It
is understood that in the preparation of said plan, the owner/operator
shall provide fire lanes between stored automobiles, and between the
stored automobiles and the boundaries of the property. Said fire
lanes so arranged to be a minimum of ten (10) feet in width at ground
P.C. Minutes- 9-28-88
Page 6
level and to the height of stacked automobiles, and no more than two
(2) rows of stored automobiles shall be stacked between fire lanes. A
spacing of at least (10) feet shall be maintained for any automobiles,
parts, or materials, from any building, or a spacing in excess of ten
(10) feet that may be necessary to provide adequate fire protection.
4. No tires are to be piled along the southerly property line and must be
disposed of in a manner acceptable to be Minnesota Pollution Control
Agency and the Washington County Public Health Department.
5. Cars or other vehicles stacked in the auto dismantling yard shall not
be stacked over a height equivalent of two (2) passenger autos.
6. The owner/operator shall provide on the site, an adequate storage tank
to hold any crankcase oils or gasoline or other petroleum products
which may be drained from the stored vehicles prior to their
dismantling.
7. The owner/operator shall cause signs to be erected and/or maintained,
notifying customers not to park on Highway 61, and directing customers
to the paved parking area herein required.
8. That financial security in the amount of $1,500.00, shall be posted
with the City of Hugo, to insure that the conditions of the license
are complied with.
9. Any change of operation of said auto dismantling yard shall require
application by the owner for an amendment of the Special Use Permit
prior to any such change of operation being implemented. The city
recognizes that there are two (2) operations and licenses issued under
the Special Use Permit. All operations shall conform with all
conditions of this permit.
10. The owner/operator is to install a monitoring well at the licensed
site and test must be performed by a laboratory of the
owner's/operator's choice, and should be tested for oil, gas, lead,
transmission fluid, etc.
11. All activities on site shall not cause the altering of any
watercourse, ditch, or drainage system in this area.
12. No auto parts, tires, and other miscellaneous debris may be buried on
site.
13. All interior roads on site, identified in the site plan, shall be kept
open at all times for access by firefighting vehicles and to assure
adequate access to all locations on site.
14. All flammable liquids stored on site shall be in compliance with city
fire marshall's requirements.
15. Functional fire extinguishers shall be provided in the office and all
vehicles used on site.
16. All ditches on or around the lot in question must be kept open at all
times and may not be filled without the consent of the City of Hugo.
17. All auto dismantling and other activities on site must be conducted in
a manner acceptable to the Minnesota Pollution Control Agency and
Washington County Public Health Department.
18. The licensee shall provide the City of Hugo with site access to
inspect for compliance with this license.
19. This license, as herein conditioned, shall be reviewed as specified.
The violation of conditions herein set forth may result in the
revocation of the license at any time.
20. Failure to agree to these conditions by signing this permit shall void
same.
21. Failure to adhere to the conditions of this permit shall be ground for
permit revocation.
All aye, motion passed.
P.C. Minutes -9-28-88
Page 7
Motion made by Senkler,
second by
Henry to
recommend that auto
dismantling
licenses be reviewed every
two years
unless
a violation or change
in use
occurs.
All aye, motion passed.
The planning commission
will hold
an informational
meeting to
discuss the
comp plan map on October
19th at
7:00PM.
If you are unable to
attend this
meeting please contact
Mr. Senkler.
The
clerk is requested to
send
reminder notices to all
members.
The planning commission
also accepted
the
resignation of Troy
Sonnenfeld
due to his recent move
from Hugo.
Motion made by Senkler,
second by
Barnes
to adjourn at 8:30PM.
All aye, motion passed.
�
Carole LaBelle, Secretary
Hugo Planning Commission