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HomeMy WebLinkAbout1987.04.22 PC MinutesMINUTES OF THE PROCEEDINGS OF THE HUGO PLANNING COMMISSION April 22, 1987 - 7:OOPM The regular meeting of the Hugo Planning Commission was called to order by Chairman Rudisill at 7:02PM. PRESENT: Blanchard, Senkler, Jesinski, Olson, Rudisill, Adm. Huber, C. LaBelle Mayor Atkinson, Councilman Potts ABSENT: Schreifels, Sullivan Motion made by Rudisill, seconded by Jesinski to approve the Minutes of March 25, 1987 as amended. All aye, motion carried. Ind. School District 41624 - Special Use Permit - On behalf of I.S.D. 41624, Mr. Dave Van Orsdell has made application to the City of Hugo for a Special Use Permit to expand Hugo Elementary School by the addition of six classrooms and a gymnasium. The property in question is generally described as; Part of the Northwest J of the Northeast J, Section 20, T31n, R21W, (35020-2750) aka 14895 Francesca Ave., Hugo, Minnesota. The city staff has reviewed the site plan for this project and their comments and recommendations regarding the three major issues of concern on this site are as follows; 1. The handling of additional stormwater runoff as a reuslt of the construction of this addition. 2. The use of the existing sanitary sewer drainfield and newly constructed system at the north end of this site. 3. Access to the site in question for public safety equipment and the need for additional off-street parking on site. Mr. Van Orsdell and Ray Haen of Bray and Assoc. Arch. presented their plan for additional dry wells to handle roof stormwater runoff. A catch basin would be located at approximately the northeast corner of the property and a line leading to the storm sewer at 148th St. for excess water. The proposed dry wells would be 6' in diameter and 13' deep which exceeds what is currently on site. Parking areas would be added to the north and the east sides of the building. The project received state approval on Friday, April 17. Chief Istvanovicn felt the proposed parking would be acceptable. Hugo residents, Vern Peloquin, Jack Oman, and property owner Joe Oman were concerned that the ;dry wells would not be sufficient, however the engineer assured the commission the proposed drainage would be adequate. Motion made by Jesinski, seconded by Blanchard to recommend approval of the Special Use Permit for I.S.D. 624 to construct six additional classrooms and a gymansium at 14895 Francesca (Hugo Elementary School) subject to the following conditions; 1. Any and all conditions of the SUP must be met within 120 days, unless otherwise stipulated in this permit. If these conditions are not met the permit will be null and void. 2. A building permit will be applied for within 120 days of permit approval and sub- stantial construction of any building and improvements must be underway within 120 days of permit issuaance. 3. Any commercial or industrial use of said property not specifically permitted in this zoning district by the zoning ordinance shall be strictly prohibited. 4. No building permits will be issued until the required permits are secured from the appropriate watershed district where applicable. Planning Commission Minutes - April 22, 1987 page 2 5. No significant deviations from the approved site plan shall be permitted unless reviewed by the planning commisison and city coucil followed by an amended SUP. 6. Site must be policed and maintained on a regular basis with regard to litter and site nuisances. 7. All fees relating to the review and issuance of this permit shall be paid by the applicant inlcuding the cost of recording this permit with Washington County. 8. No Fences, structures, or vegetation may be placed in on-site easements. 9. Property owner must provide access to the site for periodic inspections by the city to assure compliance with the SUP. 10. No parking in front of the school building (along sidewalk). 11. Applicant will install "No Parking" signs by fire hydrants. 12. Provide an additional 61 parking stall on site (northeast of site). 13. No parking on Francesca in front of school. 14. Roof water to run into new additional dry wells. 15. Surface drainage to go into storm sewer and catch basin. 16. Review of storm water drainage. by city engineer. All aye, motion carried. Lengyel/Achman Subdivision of property - The public hearing was called to order at 7:48PM. Mr. Huber stated the application by Mike Lengyel and Sam Achman is to sub- divide a 40 acre tract of land in the City of Hugo, described as follows; The southwest J of the southeast J of Section 35, T31N, R21W. The property in question is zoned Agricultural and it is the intent of the petitioners to subdivide said prop- erty into two lots, one consisting of ten acres and the other consisting of 30 acres. Both parcels of land comply with zoning requirements and percolation tests have been completed on Tract A to assure that said site can accomodate construciton of a resi- dential dwelling. The engineers conducting the soil tests state in their report that "the results of these soil tests do neither approve or disapprove the site as far as constructing a structure or installing an on-site sewage treatment system. This testing information should be submitted to the approving official for review and approval. Mr. Jim Thomas was concerned that the proposed driveway was crossing his property on the south side of Cty 10. It was determined that the driveway is definitely on Lengyel property leading directly to the road right of way. There were no other public comments on this subdivision. The public hearing was closed at 7:57PM. Motion made by Senkler, seconded by Jesinski to recommend approval of the preliminary survey and waiver of the formal subdivision requirements for the Lengyel/Achman subdivision (SWJ of SE I of Sec. 25, T31N, R21W) subject to the following conditions; 1. The final survey be submitted to the city council for approval within 90 days of preliminary survey approval and all the conditions outlined herein be met. 2. The property line must be identified on-site by the applicants to assure proper setbacks when buildings are to be constructed. 3. Any commercial or industrial use of said property not specifically permitted in this zone by the city zoning ordinance shall be strictly prohibited. 4. All driveways or drainage areas must include the installation of 15" diameter corrugated metal culverts in a manner acceptable to the city. 5. No building permits to be issued until the required permits are secured from the appropriate watershed districts where applicable. 6. All fees relating to this subdivsion approval shall be paid by the applicant including the cost of recording these documents with Washington County. 7. Any driveway permits requiring access to highways or county roads may not be issued until permits are secured with Washington County or MNDOT. Planning Commission Minutes April 22, 1987 page 3 Lengyel/Achman continued - 8. The use of this property not to be in violaiton of any existing restrictive covenants. 9. The activities on site will not cause the altering of any water course, ditch, or drainage system in this area. All aye, motion carried. Harley Johnson - subdivision - The public hearing was called to order at 8:OOPM. Mr. Huber stated that Mr. Harley Johnson, Sr. and Harley Johnson, Jr. have applied to re -subdivide a 20 acre parcel of land consisting of two lots in an RR1 zoning district. The property in question is generally described as follows; (that part of the SEt of section 19, T31N, R21W, lying north of the south 970' except the east50' of the south 229.2' thereof subject to Fenway Ave. together with the north 455' of the south 970' of the east J of the southeast J of Section 19,T31N, R21W, except the east 787.58' thereof according to the U.S. Gov't survey, City of Hugo, Washington County, Minnesota). this property was subdivided by theowner is June of 1978 and the property owners would now like to combine Tract A with the northerly portion of the proposed site creating the two lots. We would recommend approval of this subdivision as it corrects the problem of a landlocked parcel of land and all of the property in question would now have access to a public roadway. We would recommend approval of this subdivision of land subject to the standard conditions. Mr. Johnson Sr. stated that there are actually two parcels. Brett Kostuch pointed out that Tract A is used for sod farming and not suitable for a residence. There were no other comments from the public. The hearing was closed at 8:05PM. Olson made motion, seconded by Senkler to recommend approval of the preliminary survey for Harley Johnson, Sr. and H. Johnson, Jr. and waiver of the formal platting procedure on the above described property subject to the following conditions; 1. A final survey be prepared and submitted to the city council for approval within 90 days of council approval of the preliminary survey. 2. Property lines must be identified by the petitioner to assure proper building setbacks when building are to be constructed. 3. Any commercial or industrial use of said property not specifically permitted in the zoning district by the city zoning ordinance shall be prohibited. 4. All driveways built over ditches or drainage areas must include the installation of a minimum 15" corrugated metal culvert installed in a manner acceptable to the city building inspector. 5. No additional building will be permitted on the site until the required permits are secured from the appropriate watershed districts where applicable. 6. All fees relating to the review and issuance of this survey approval shall be paid by the applicant including the cost of recording this survey with Washington County. 7. Activities on site shall not cause the altering of any water course, ditch, or drainage system. All aye, motion carried. Planning Commission Minutes April 22, 1987 page 4 Wolkerstorfer, Raiolo - Subdivision - The public hearing was called to order at 8:07PM. Mr. Huber informed the commission that Mr. Joe Wolkerstorfer and Joe Raiolo have applied to subdivide a 27 acre tract of land into two lots, one con- sisting of approximately 10 acres and one approximately 17 acres. The property in question is zoned Agriculture as a result of a rezoning approval by the city earlier this year. The property appears to meet all lot dimension requirements. The city has received no negative comments from the city engineer regarding this subdivision. Mr. Tom Rehman, of Merrill Lynch Realty was present to address any questions. He stated that the easement along the south line of the property was for access to the Wolkerstorfer property. Mrs. Ruby Loos indicated that the same easement was for access to property she owned south of the subdivision which is proposed. The public hearing was closed at 8:16PM. Motion made by Senkler, seconded by Blanchard to recommend approval of the survey and waiver of formal platting procedure for Wokerstorfer and Raiolo subdivision des- cribed as, The east 827 ft. of the Northeast } of the Northeast } of Section 11, T31, R21W, except therefrom the following: The South } of the West 331.0 ft of the East 827.0 ft of the Northeast } of the Northeast } of Section 11, T31N, Range 21W, containing 5.0 acres, and an easement for egress, ingress and utilities over and across the south 33 ft. of the East 496.0 ft. of the said Northeast } of the Northeast 1. The south } of the West 331 ft of the East 827 ft of the Northeast } of the Northeast } of Sec -11, T31N, R21W, Together with an easement for ingress, egress and utilities over and across the South 33 feet of the East 496 ft of the said Northeast I of the Northeast }, according to the U.S. Government Survey Thereof. The South 810.51 ft of the West 107.47 ft of the East 934.47 ft of the Northeast } of the NOrtheast } of Section 11, T31N, Range 21W. Subject to the following conditions; 1. A final survey prepared and submitted to the city council for approval within 90 days of council approval of the preliminary survey. 2. Property lines must be identified by the petitioner to assure proper building setbacks when buildings are to be constructed. 3. Any commercial or industrial use of said property not specifically permitted in the zoning district by the city zoning ordinance shall be prohibited. 4. All driveways built over ditches or drainage areas must include the installation of a minimum 15" corrugated metal culvert installed in a manner acceptable to the city. 5. No additional building will be permitted on the site until the required permits are secured from the appropriate watershed districts and DNR where applicable. 6. All fees relating to the review and issuance of this survey approval shall be paid by the applicant including the cost of recording this survey with Washington County. 7. Activities on site shall not cause the altering of any water course, ditch, or drainage system. All aye, motion carried. Planning Commission Minutes April 22, 1987 page 5 ZAP Games, Inc. - Tony Caron -Special Use Permit - An informal hearing was called at 8:25PM. Mr. Huber stated that Mr. Tony Caron and Mr. Dan Santanni on behalf of ZAP Games, Inc. have applied to the City of Hugo for a Special Use Permit to allow for a recreational use of land in an Agricultural zone. The activities relating to the ZAP Games proposal was outlined in the information provided previously. The site in question consists of approvimatley 40 acres generally described as the NE} of the NE} of Sectoin 33, T31N, R21W, in Washington County. Mr. Caron will be leasing the property from Mr. Santanni. No building will be constructed on site with the exception of portable sanitation facilities as references. Although no public hearing is required for this request notice of this application and meeting have been sent to all property owners within 300' of the proposed site. Currently representatives of ZAP Games, Inc. operate an identical recreational activity in a close proximity to the site in question and the purpose of their request before the commisison is to locate their activities at an additional location. The city has received no complaints from property owners or others regarding ZAP Game activities to date. If the planning commission rec- ommends approval of this SUP we suggest that it be subject to special conditions. Mr. Rick Lessard who lives on 125th St. felt this was an inappropriate use for Agricultural property. Mr. Caron informed him that their playing site would be several hundred yards from his property. Mr. Lessard neither favored nor opposed the game. Zap Games providesall equipment necessary for play and all equipment is checked in before players leave the site so no pistols leave the property. The playing field is marked with signs to keep players within the allowed area and a manager is on site at all times. They play in groups of 16- 20 for a period of three hours. The final session ends at 7:OOPM. Mr. Caron also stated that players usually car pool and they would be willing to bus the teams from one location (possibly RJ's) to lessen the traffic on 125th and Goodview if necessary. Mr. Olson felt this was an over concentration of commercial use in an Agricultural zone and the additional traffic en route to the site would be unacceptable. Mr. Caron has provided off street parking for all vehicles participating in the games. He also agreed that if the permit was granted and a problem arose he would be willing to discontinue the operation if given a 30 day notice. Mr. Jesinski felt that they should be given the opportunity to expand and because there was no construction on site it would be relatively easy to cease the operation if unsuccessful. The general concensus of the commission was that the additional traffic would be harmful and an unnecessary nuisance for a com- mercial venture.in this area. Motion made by Jesinski, seconded by Blanchard to recommend approval of the application for ZAP Games, Inc. for a special use permit to operate a commercial recreational activity at the above referenced site with the following conditions including all conditions of existing ZAP Games, Inc. permit; 1. Any and all conditions of the SUP must be met prior to operation unless other- wise stipulated in this permit. If these conditions are not met this permit will be null and void. 2. No permanent structure will be built on site. 3. Any commercial or industrial use of this property not specifically permitted in said zoning district by the zoning ordinance shall be strictly prohibited. 4. All driveways built over ditches or drainage areas must include the installation of a 15" diameter culvert installed in a manner acceptable to the city. 5. No advertising signs shall be permitted unless expressly permitted in the zoning district. 6. Parking shall be limited to 16 licensed vehicles on site. Planning Commission Minutes April 22, 1987 page 6 ZAP Games, Inc.- continued 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 SUP. 8. Site must be policed and maintained on a regular basis with regard to litter and on-site nuisances. 9. All fees relating to the permit issuance shall be paid by the applicant including th cost of recording the permit with Washington County. 10. Any exterior lighting for the activities proposed must be approved by the city. 11. The use for which this permit is sought is not in violation of any restrictive covenants applying to the property referenced herein. 12. The activities on site will not cause the altering of any water course, ditch, or drainage system. 13. The property owners permit access to the referenced site for periodic inspections to insure conformance with this permit. 14. This permit shall run with the applicant (Tony Caron/Dan Santanni) not with the land. 15. Hours of operation shall be from 7:OOAM to 7:30PM. 16. Offensive odors, glare, smoke, or noise is prohibited, and must not be offensive to neighboring property owners. Existing conditions from Special Use Permit 1986-18 as follows; 1. Any and all conditions of the special use permit must be met within 60 days, unless otherwise stipulated in this permit. If conditions are not met, the special Use Permit approval will be null and void and a new application must be filled out. 2. All participants will be required to wear eye and ear protection. 3. The number of participants on any field at any given time to be limited to 30. 4. No alcoholic beverages or drugs, and anyone intoxicated will not be allowed to participate. 5. Off-street parking shall be provided for all participants. 6. Satellite or equal type of facilities to be provided. 7. Liability insurance, in the amount of $300,00.00, shall be kept in force at all times games are operating. 8. No one under 18 years of age will be allowed to participate. 9. No trespassing signs shall be installed on the perimeters of the playing areas and operators shall instruct participants to confine their games to the approved areas. Failing to do this, the City reserves the right to require fencing at some future date if damage to surrounding property becomes a problem. 10. No game shall be allowed when the temperature is 40° or lower. 11. Applicants shall draft a hold -harmless agreement in favor of the City of Hugo, to indemnify and protect the City against lawsuit arising out of these activities. 12. The Special Use Permit shall be void if the majority of the City Council deems that it is inconsistent with development of surrounding areas. 13. This permit is subject to annual review subject to the discretion of the City Council. AYE: Blanchard, Jesinski NAY: Olson, Rudisill, Senkler Motion failed. Planning Commission Minutes April 22, 1987 page 7 Wm. Wunderlich - Special Use Permit - Mr. Huber informed the commission that Mr. Wunderlich, Sr. has applied to the City of Hugo for an SUP to allow for the con- struction of a 40' X 48' accessory building on his property in an agricultural district. The property consists of approximately 10 acres that is generally des- cribed as, Part of Section 14, T31N, R21W, aka 15939 Ingersoll Ave. No. The total square footage of allowable accessory buildings in this zoning district is 3600 sq. ft. for lots less than 20 acres in size. This request by Mr. Wunderlich would allow for the construction of the building between the house and Ingersoll Ave. exceeding the 3600 sq. ft. limit. Although a formal public hearing is not required notices of this application have been sent to property owners within 300' of the property. In reviewing this request we can see no objections to allowing the additional sq. footage of accessory building, however, we would recommend any planning commission recommendation to approve this request be subject to special conditions. Mr. Wunderlich also needs a variance to place the building closer to the road than the principal building. He operates a dog kennel on site and the parking area is located nearer the road than the home. The area suggested by the commission is the landscaped area with trees and the other site is where the septic system is located. At Mr. Wunderlich's request, Mr. Rudisill made motion, seconded by Senkler to table the Wunderlich application until May 27, 1987 to give the members of the commission an opportunity to view the property and the proposed location. All aye, motion passed. Commission members have requested the clerk's office to contact all those that worked on the comprehensive land use map previously to try to answer some questions that the new members may have. They would also like to review the land use maps of neighboring communities. The commission will meet for a work session on Monday, May 11, 1987, 7:OOPM. Motion made by Senkler, seconded by Olson to adjourn at 10:05PM. All aye, motion passed Carole LaBelle, Secretary Hugo Planning Commission