HomeMy WebLinkAbout1987.09.02 PC MinutesMINUTES OF THE PROCEEDINGS
HUGO PLANNING COMMISSION
September 2, 1987
The meeting was called to order by acting Chairman Ray Olson at 7:OOPM.
PRESENT: Blanchard, Senkler, Henry, Olson, Jesinski, Administrator Huber,
Carole LaBelle
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ABSENT: Rudisill, Sullivan
Motion made by Senkler, seconded by Henry, to approve the minutes of July
22, 1987.
All aye. Motion passed.
Special Use Permit - Tom Bernier
Tom and Cheryl Bernier have made application for a special use permit
to constuct a 36'X 40'accessory building in an SFU zone. The city zoning
ordinance restricts the square footage of accessory buildings in an SFU zone
to 980sq.ft. The existing garage exceeds 1,000 sq. ft. therefore the reason
for the special use permit request. The city has a graduated scale
regulating the amount of accessory buildings allowed in various building
districts. Square footage allowed in SFU zones is 980 sq. ft. while you
can have unlimited storage in a conservancy or agriculture zone if the site
is greater than 20 acres in size. The property in question is approximately
one acre in size and is located on the northeast corner of 140th St. and
Fenway Ave. Mr. Bernier presented pictures of his proposed building. Which
would be steel construction with a dark roof to match his home. No specific
reasons were given for the excessively large bulding other than for personal
storage. Mr. Bernier is also requesting a variance to reduce the side yard
setback and rear yard setback to 5'. Mr. Bernier stated he plans to stay as
far from the Metro Sewer easement as possible which is located on the west
portion of his lot. Mr. Bernier stated he would be willing to move the
building into his lot to more closely meet the setbacks if necessary.
The concensus of the Planning Commission was that with the proposed Kostuch
Acres subdivision in that immediate area a building of that size would set a
precedent for creating a residential area with oversized buildings. It
might then become the obligation of the Planning Commission to prove why
such a large building was acceptable.
Motion made by Senkler, seconded by Henry to recommend denial of the Special
Use Permit for Tom Bernier, 5326 140th St. to construct a 36' X 40' storage
building, stating a building of this size was not appropriate for lots this
small.
All aye, motion passed.
Craig and Karen Greeder have made application to the city of Hugo for a
special use permit to construct an 80' X 125' steel storage building in an
agriculture zone. Current activities on this site include both a
residential dwelling as well as a tree farming business operated by Mr.
Greeder. The property in question is 10 acres in size and Mr. Greeder would
need a special use permit to exceed the 3600 sq. ft. of additional accessory
storage allowed by the city zoning ordinance. The storage will be located
50' from the west property line and 500' from the north property line. Mr.
Greeder has indicated that the building in question will be used exclusively
for the operation of his tree farming business on site. We would recommend
that if the planning commission approves this request it be subject to
special conditions.
Mr. Greeder informed the commission the building is required for the storage
of his tree farming equipment, tree spade, backhoe, trailers, trucks, and
Bobcat. Mr. Greeder stated the building would be almost completely
concealed from view from the county road. Mr. Greeder would not conduct
retail sales on the site. It was alleged that Mr. Greeder was hauling in
automobiles for salvage purposes. Mr. Greeder assured the commission that
only vehicles he had stored for friends were kept on the property and all of
these have been removed. Mr. Greeder stated he must have a 14' door to
store his equipment inside and work on equipment. He would be willing to
reduce the size of the building if necessary but would prefer to keep it as
large as possible allowing for expansion of his business and required
equipment.
Motion made by Blanchard, seconded, by Jesinski to recommend approval of the
Special Use permit for Craig and Karen Greeder, to construct a 60' X 100'
pole building for storage of his tree farming equipment with the following
conditions;
1. That access to the site in question be provided off of County Rd. 10.
2. No additional on site accessory storage buildings be permitted.
3. That activities on site be limited to those permitted in an agricultural
zoning district.
4. A building permit be applied for within 120 days of permit approval and
substantial construction of any building improvements must be underway
within 120 days of permit issuance.
5. All driveways built over ditches or drainage areas must include the
installation of a 15" diameter corrugated metal culvert installed in
a manner acceptable to the building inspector.
6. No significant deviations from the approved site plan be permitted
unless reviewed by the planning commission and city council followed
by the an amended special use permit.
7. The site must be policed and maintained on a regular basis with regard
to litter, burning, and other on site nuisances.
8. All fees relating to the permit shall be paid by the applicant including
the cost of recording this permit with Washington County.
9. Any driveway requiring access to a highway or county road may not be
constructed until permits are secured from Washington County or MNDOT.
10. The use for which this permit is sought is not in violation of any
restrictive covenant applying to the property referenced herein.
11. Activities on site will not cause the altering of any watercourse,
ditch, or drainage system.
12. The property owner must permit access to the referenced site for
periodic inspections to assure conformance with the special use permit.
13. Failure to comply with these conditions shall be grounds for
revocation of this permit.
All aye, motion passed.
Subdivision ReClUest - Larry Ehret
Larry and Edda Ehret have made application to the City of Hugo for
subdivision of a 20 acre parcel of land into two ten acre parcels in an
agricultural district. The certificate of survey prepared for planning
commission review reflects three parcels of land identified and A,B,C.
Parcels A and C are owned by Mr. Ehret and are the subject of this request.
Parcel B is owned by Laurie Pilla and is a separate tract of land included
in this survey for recording purposes only. The three parcels in question
appear to meet the minimum lot dimension requirements for the proper
subdivision of this property. The entire parcel reflected in the survey
contains 30 acres and is located in the southwest corner of 152nd St. No.
and Keystone Ave. If approved by the planning commission we would recommend
that the survey approval be subject to 13 conditions.
Mr. Ehret found none of the recommended conditions objectionable and agreed
to comply with all conditions. The planning commission could see no reason
to object to this subdivision.
Motion made by Jesinski, seconded by Henry to recommend approval of the
certificate of survey #__ and waiver of formal subdivision requirements
subdivision for Larry Ehret to subdivide 30 acres into 3 ten acre parcels
subject to 13 standard conditions as follows;
1. A final survey must be submitted to the council for approval within 90
days of preliminary survey acceptance or this approval shall be null
and void.
2. All conditions must be met prior to stamping of any deed for recording
by the city clerk unless otherwise permitted by council action.
3. Property lines on site must be identified by the applicants to assure
proper setbacks when buildings are to be constructed, if required by
the building inspector.
4. Any commercial use of said property not specifically permitted in this
zone by the city zoning ordinance shall be strictly prohibited.
5. Driveways or drainage areas must include installation of a minimum 15"
diameter corrugated metal culvert in a manner acceptable to the city.
6. No building permits are to be issued until the required permits are
secured from the appropriate watershed districts and the DNR when
applicable.
7. All fees relating to this subdivision approval shall be paid by the
applicant including the cost of recording documents with Washington
County.
B. Any driveway permits requiring access to highways or county roads not
be issued until secured from Washington County or MNDOT.
9. Percolation tests for septic system installation must be submitted prior
to the issuance of any building permit.
10. Payment of the required parkland dedication fees must be made at the
time of building permit issuance.
11. 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.
12. Issuance of a deed approval or a building permit shall be subject to
compliance with the above listed conditions.
13. The portion of Parcel "A" north of 152nd St. shall not be considered a
buildable site and no structures may be permitted thereon.
Preliminary Plat ReQUest (John Kostuch)
Mr. John Kostuch and Cheryl Bernier have made application to the City of
Hugo for the subdivision of an 18.5 acre tract of land into 15 lots. Block
2 and 3 of the proposed subdivision are currently zoned SFU and block 1 is
zoned industrial. The lots are a minimum 1 acre in size and it appears to
be the intent of the applicants to develop Blocks 2 and 3 for residential
purposes and Block 1 may or may not be used for industrial purposes. The
property in question is generally described as the north 1166.2 ft. of the
south 1199.2 ft. of the east 50 ft. of the southeast 1/4 of Section 17,
T31N, R21W, as well as a Part of Lot 35, county auditors plat #7 in the
City of Hugo, Washington County, Minnesota. Access to the site in question
is from 140th St. No. There are currently dwellings located on Lot 1, block
1 and lot 6, block 3 of the proposed subdivision. One acre lots are being
proposed in an SFU zone because the applicants are requesting a variance
from the requirement to connect to the city's municipal water system. The
applicants have indicated that the extending of water across Highway 61 and
under the railroad tracks to the site in question would make it cost
prohibitive to proceed with this development. It is the intent of the
developer to serve all lots with sanitary sewer and a surfaced roadway. We
would recommend that prior to approval of the preliminary plat the following
items be addressed by the applicant.
1. The preliminary plat include the proposed avenue located east of
block 3.
2.The proposed location of the buildings be identified on lots 1 and 6 of
block 2 and lot 1 of block 3.
3. That lot 3 of block 1 be subdivided into two parcel if it is the intent
of the developer to rezone the lot from industrial to residential.
4. A drainage plan for the subdivision be submitted to Rice Creek Watershed
District for their review.
5. A statement from the developer that he will install or have installed
sanitary sewer and an improved roadway before the lots in the subdivision
are conveyed to another party.
6. None of the lots in the subdivision development be resubdivi6ed once the
plat is approved.
7. Copies of the revised preliminary plat be submitted to the Washington
County Planning Office and engineer's office for their review and input
prior to planning commission approval.
8. The recommendations of the city engineer be incorporated into a
preliminary plat.
Mr. Kostuch's revised plan includes a proposed pond in Block 1, where lots
3,4, and 5 will be combined into 2 lots one of which a holding pond will be
placed on. It is noted that the holding pond will be on private property and
shall be maintained by the property owner. No specific sizes have been
determined on these lots but they will be able to meet ssubdivision
requirements. Mr. James Olson has agreed to dedicate a roadway on the
eastern portion of the subdivision. The lots on the east side of Fenway
Ave. would have driveways located over the Metro easement which crosses all
of these lots.
Motion made by Ray Olson, seconded by Jesinski to recommend amendments to
the preliminary plat (dated Aug. 24, 1987) for John Kostuch/Cheryl Bernier
to subdivision addressing all issues listed previously and including the
following;
Lots 3,4, and 5 to be reduced to two lots, one with a holding pond.
All lots must meet road frontage requirement.
142nd St. be included in plat
All aye, motion passed.
qp (Todd Beecroft)
Mr. Todd Beecroft has made application to the City of Hugo to install two 4'
4' X 8' signs on his property located at 9365 122nd St. No. in the City of
Hugo. Mr. Todd Beecroft is not the fee owner of the property in question
and we did advise him that the fee owner of the property should be the
applicant. Commercial greenhouses or nurseries are permitted in an
agricultural district by a special use permit. Mr. Todd Beecroft opted not
to apply for a special use permit to operate a commercial greenhouse or
nursery and is requesting a special use permit to advertise a landscaping
business that he claims does not exist. We have advised Mr. Beecroft that
this is not the procedure to follow to get the permission he is requesting
however, he insists on in coming before the planning commission to review
his request to install the two signs requested. We cannot make an
intelligent recommendation regarding this matter as the proper procedure is
not being followed and we do not understand how Mr. Beecroft can advertise
for a commercial enterprise that does not exist and if it did exist would
have to be approved by Special Use Permit.
Mr. Beecroft returned an application signed by his father as the fee owner
of the property. Todd Beecroft again stated that he will not be operating a
business and only intends to advertise for future purposes. Mr. Beecroft
was again told that to advertise a business that requires a special use
permit would constitute a violation of city code unless a permit was issued.
Mr. Beecroft felt it was unreasonable to expect him to draw a plan which he
wasn't sure would ever exist. Mr. Beecroft was advised that he need only
apply for the business he wishes to conduct now but chose not to.
Motion made by Senkler, seconded by Henry to recommend denial of the
application for a special use permit for Todd Beecroft to install 2, 4 X 8
advertising signs because no permit has been issued to operate a nursery
business.
All aye, motion passed.
Mr. Beecroft is withdrawing his application for the installation of two 4 X
8 advertising signs and may resubmit a revised special use permit
application at a future date.
Review of Auto Dism t.l.inq Licenses
Annually the City Council reviews the Auto dismantling licenses for the
three businesses noted on the agenda. The owners of the property on which
the auto dismantling yards are located have received special use permits for
this type of land use. Traditionally the City Council has requested input
from the planning commission regarding any possible amendments to their auto
dismantling licenses. The permit for Hugo Auto and Truck Parts is the one
identified as the Leonard Noack application and the permit for the Northside
and Modern Auto Parts is identified as the Norm's Auto Parts Dismantling
license.
Richard and Mike Brandt operate Hugo Auto and Truck Parts at 16615 Forest
Blvd. Brandt's have submitted their water sample results for 1986 and 1987.
A proper test could not be accomplished because of the dry weather. Total
amount of water extracted from their well was one pint. There have been no
complaints on this operation in the past year.
Motion made by Senkler, seconded by Blanchard to recommend the continuation
of the Special Use Permit and Auto Dismantling License for Mike and Richard
Brandt (Hugo Auto & Truck Parts, 16615 Forest Blvd.) with all existing
conditions and the addition of the following;
That all water sample testing results be held on file in the city clerk's
office to be part of the annual review. If there is any increase in
contaminants, the results of the testing should be sent to PCA or any other
appropriate agency.
All aye, motion passed.
Northside Auto, 16705 Forest Blvd. is operated by Steve Bartholdi. No water
sample have been taken from his yard for analysis because the well is
completely dry. There have been no complaints received on this operation.
Senkler made motion, seconded by Henry to recommend approval of the
continuation of the Special Use Permit and Auto Dismantling License for
Steve Bartholdi, Northside Auto, 16705 Forest Blvd. with all existing
conditions and the addition of the following;
That all water sample testing results be held on file in the city clerk's
office to be part of the annual review. If there is any increase in
contaminants, the results of the testing should be sent to PCA or any other
appropriate agency.
All aye, motion passed.
Modern Auto, 16813 Forest Blvd., operated by Roger Depaul has not submitted
any water sample data for 1986 or 1987. Mr. DePaul informed the clerk's
office that his sample well has been destroyed by someone driving in the
auto yard. It was also noted that there has been some trenching done in a
portion of the auto yard and the fill brought to the front of the property.
Motion made by Olson, seconded by Blanchard to recommend this item be tabled
until the September 23, 1987 meeting at which time Mr. DePaul will be
requested to address this issue.
All aye, motion passed.
After reviewing the calender for November and December it was suggested that
the meeting dates for these two months be changed from Novemer 25, to the
18th, and the December 23rd meeting changed to December 16th, 1987.
Motion made by Blanchard to change the regular meeting dates for the Hugo
Planning Commission to November 18th, and December 16th, 1987.
All aye, motion passed.
Carole LaBelle, Secretary
Hugo Planning Commission