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HomeMy WebLinkAbout1987.07.22 PC MinutesMINUTES OF THE PROCEEDINGS OF THE HUGO PLANNING COMMISSION July 22, 1987 The regular meeting was called to order by Chairman Rudisill at 7:OOPM. PRESENT: Blanchard, Sullivan, Senkler, Henry, Olson, Rudisill ABSENT: Jesinski Motion made by Sullivan, seconded by Blanchard to approve the Minutes of June 24, 1987 as amended. Special Use Permit - Molitor/Krueger - The public hearing was called to order at 7:05PM. Mr. Huber informed the commission that Mr. Stan Krueger has applied for a special use permit to allow for the construction of a 50' X 80' pole building prior to a principal residence (allowable under Section 320-5, Sub. H-1 of the zoning ordinance). The property in question consists of 40 acres identified as the NWJ of the NEt of Section 33, T31, R21W, and was purchased on a contract for deed by Mr. Krueger from Mr. Chris Molitor. Mr. Krueger states that it is his intent to farm the property in question and construct a pole building to house his tractor and other farm equipment while oper- ating what he calls a "gentleman's farm". The construction of an accessory building in an agricultural zone is not in itself an unusual request, however, there are two aspects to Mr. Krueger's request that call for careful planning commission consideration. 1. There is no public access to the site in question. Mr._ Krueger's pri- mary access to the site is by a field road through property owned by Chris Molitor north of the site in question. 2. Mr. Krueger is requesting an accessory building prior to the existence of a principal building. Staff conversations with Mr. Krueger he has indicated that he has no plans to subdivide the 40 acres in question and has indicated that the property owner to the west of this site has indicated his interest in extending 130th St. to the east at some time in the future. Mr. Krueger has indicated that although he ultimately intends to construct a home on the site in ques- tion he has no immediate plans to do so. In 1986 the Hugo City Council entertained a similar request to build accessory buildings in advance of the principal structure subject to special conditions of the permit. In the previous case the city council required a financial guarantee be posted by the applicant guaranteeing that a home (principal structure) would be constructed prior to July 1, 1987. The city also required that no further subdivision of the property be permitted while the permit was in effect. We would recommend that if the commission approves this special use permit it be done subject to special conditions. Mr. Krueger stated that he currently has 18 acres of the property planted in grain and they have planted approximately 50 trees. If the planning commission recommends approval Mr. Krueger will have the survey for the 66' easement prepared and Chris Molitor will sign the survey at that time. Mr. Krueger stated he plan on putting his Vadnais Heights home up for sale shortly Planning Commission Minutes July 22, 1987 page 2 and plans on building in Hugo by next year. Michael Massie owns 40 acres south of Mr. Krueger's and was concerned about conserving the hills on the southern portion of the Krueger property. Mr. Krueger assured Mr. Massie that no building would occur on the southern acreage. The public hearing was closed at 7:24 PM. The commission concurred that there was not any particular problem with this special request but felt that a specific time limit should be placed on Mr. Krueger for construction of his principal residence on the site. The applicant should also provide the city with a bond or financial guarantee to insure compliance with the special provisions of the permit. Motion made by Senkler, seconded by Sullivan to recommend approval of the Special Use Permit for Stanford Krueger/Chris Molitor to construct a pole building 50' X 80' for storage of farm equipment prior to construction of a principal residence on the above referenced site subject to the following special conditions; 1. A building permit must be applied for within 120 days of the permit approval. Substantial construction of any building and improvements must be underway within 120 days of permit issuance. 2. Prior to council review the applicant must provide the city with copies of a recorded easement deed or legal instrument assuring him permanent access to the property in question. 3. Property lines must be identified on site by the petitioner to assure pro- per building setbacks when constructed if required by the building inspector. 4. The building in question be used for storage of farm equipment related to his farming operation and no commercial or industrial use of the building shall be permitted. 5. Driveways built over ditches or drainage areas must include the installa- tion of approved metal culverts installed in a manner acceptable to the city engineer. 6. No significant deviations from the approved site plan shall be permitted unless reviewed by the planning commission and city council followed by an amended special use permit. 7. All fees relating to the review and issuance of this permit shall be paid by the applicant including the recording costs at Washington County. 8. The property in question shall not be subdivided while this special use permit is in effect. 10. The property owner shall permit access to the referenced site for periodic inspections to assure conformance with this permit. 11. Failure to comply with all conditions of this special use permit shall be cause for revocation of said permit. 12. Construction of principal residence must be substantially underway by December 31, 1988. 13. A cashiers check must be deposited with the City of Hugo for $1,000.00 and shall be retained by the city if construction of the house has not begun by Dec. 31, 1988. All aye, motion passed. If the easement document is received by July 31, 1987 this item will be placed on the Aug. 3, City Council agenda. Planning Commission Minutes July 22, 1987 page 3 Administrator Huber reviewed Chapter 320-4 Subd. D-3, Zoning Ordinance pointing out that this section of the code allows for the development of one acre lot density in a conservancy zone if all lots cna be served by sanitary sewer. This section of the ordinance goes on further to state that one could subdivide a site into 10,400 sq. ft. lots as long as total density does not exceed the number of acres within a tract of land (i.e. 40 lots in a 40 acre tract). A potential developer has approached the city with a proposal of this nature and requested that the staff review the concept with the planning commission. Several alternative plans were submitted for review as examples of how this section of the ordinance can be applied in a conservancy zone. Commission members were concerned about the balance of the property if land was developed into 10,400 sq. ft lots and who would maintain the open space. Mr. Huber informed the commission that a homeowners association would be established to maintain the undeveloped property. Mr. Olson questioned the possibility of overpopulating a conservancy district with this type of development when the comprehensive plan has intended for these areas to remain low density. Mr. Huber assured the commission that this form of development has many "if's". The project must be economically feasible and enginee Metro Council would also be involved in this type of development. It was pointed out that the comprehensive plan should be used a guide for potential development and not a strict rule book. Mr. Henry raised the question of whether a development near the sewer inter- ceptor would diminish capacity to areas further from the interceptor. Comprehensive Plan Review - Administrator Huber outlined zoning districts in colors for easy identification. The areas in yellow are recommended higher density areas to be served by sanitary sewer, water system, and are primarily on the west side of Highway 61. It was suggested that areas for multi -family dwellings be identified. These are nearer the industrial and commercial areas and can be served by sanitary sewer. Mr. Huber stated that the proposed commercial district is mostly strip dev- elopment (outlined in orange) along Highway 61. The proposed industrial areas would remain primarily the same as on the original comp plan map. There were concerns about the typeof development next to the industrial areas, specifically need for buffer zones. Motion made by Olson, seconded by Senkler to adjourn at 9:15PM. All aye, motion passed. Carole LaBelle, secretary Hugo Planning Commission