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HomeMy WebLinkAbout2018.10.25 PC MinutesMinutes for the Planning Commission Meeting of Thursday, October 25, 2018 Chair Kleissler called the meeting to order at 7:00 p.m. PRESENT: Arcand, Derr, Fry, Kleissler, Lessard, Tjemiund, Luchsinger, Mulvihill ABSENT: None STAFF: Rachel Juba, Community Development Director Bryan Bear, City Administrator Oath of Office for Maria Mulvihill Alternate Planning Commissioner Maria Mulvihill took the Oath of Office at 7:01 p.m. Alternate Commissioner Mulvihill was recently appointed by the City Council as the newest member of the Hugo Planning Commission. As an Alternate Planning Commissioner, Mulvihill is to participate in Planning Commission meetings and discussions but may only vote on agenda items with the absence of a Planning Commissioner. Approval of Minutes for the Planning Commission Meeting of September 13, 2018 Arcand made a motion, seconded by Commissioner Derr, to approve minutes for the meeting of September 13, 2018. Seven Ayes to approve minutes for the meeting of September 13, 2018. Motion carried. Public Hearing for PUD and Preliminary Plat for The Preserve on Sunset Lake Juba started by recognizing the letter of approval from the MN DNR for The Preserve on Sunset Lake PUD and Preliminary Plat. The applicant is Shlayba, Inc. represented by Cheldon Frank. This property is located on the southwest corner of Sunset Lake. 125th St. is on the north side and County Rd 7 is on the south side of the property. The property is zoned Rural Residential and the area is occupied by generally 5 acre lots or smaller. The property to the south is located in the City of Grant and is zoned Agricultural Large Scale with a density of one unit per 10 acres. Juba continues to note that the applicant is requesting a PUD and Preliminary Plat for the development of 13 single family homes on 136.7 acres with an overall density of one unit per 10.52 acres, which would meet density requirements for the City of Hugo's Comprehensive Plan and zoning requirements. The property has existing wetlands, but is primarily farm fields. The homes would be located on 5 to 10 acre lots, most of which would be located off a cul-de-sac in the center of the site. Each lot would have its own well and septic. Juba went into detail regarding previous concerns from the Commission that included the applicant focusing more on what items exceed City standard for meeting the PUD criteria in the City Code. There were additional details regarding the PUD and plat, including density, phasing, landscaping, streets/access, sidewalks and trails, drainage/grading, wetlands, park dedication/open space, and utilities. In conclusion, staff found that the applicant meets the required standards and recommends approval of the PUD and Preliminary Plat with the conditions outlined in the resolution. Juba also recommended the Planning Commission open the public hearing and take public comment. Chair Kleissler asks if the Planning Commission has any questions. Commissioner Tjemland asks for clarity on the roles of the Parks Commission and Planning Commission on the premium on acreage for park dedication. Juba states that the Parks Commission makes recommendations to the Planning Commission and City Council on park dedication. The Parks Commission made the recommendation that the applicant would dedicate the land for 8% satisfaction and pay the rest in fee. If it is determined that the applicant can provide an acceptable Planning Commission October 25, 2018 Page 2 appraisal that the piece of property they are dedicating is valued for more than what they would have to pay, than the Parks Commission is comfortable with allowing the City Council to decide on park dedication. At the time, the applicant had not provided an acceptable method of evaluation for that parcel so the Parks Commission did not accept the arrangement. Commissioner Tjernland asks whether they can accept or not accept that recommendation from the Parks Commission. Juba answers by saying yes, but there is not enough valid information to make a different recommendation. Bryan Bear clarifies that the Parks Commission is always going to make a recommendation on park dedication in terms of land and fees. That recommendation then goes to the Council. The Planning Commission can recommend whatever they would like, but may want to respect the Parks Commission recommendation. Commissioner Fry asks if there is any concern with the plat changing in the long run in terms of lot size. Juba responds by saying that the PUD and Preliminary Plat is subject to this specific plan. The approval is specific to this plan so they cannot carve out any additional lots. Chair Kleissler gave the applicant the opportunity to address the Planning Commission. Applicant Cheldon Frank comes forward with Todd Erikson, engineer on the project. Frank asks if the Planning Commission has any questions. Chair Kleissler asks Frank to address the Commissions concerns previously stated in presentation. Frank starts by addressing that the goal of the development is to preserve the natural land of the area, which is the first intent of the PUD. The developer intends to create a development with high standards that meets city code and standards. Erikson adds that the Planning Commission recommended that they update lot lines 3 and 4 to move away from the wetland, which they did. They determined that the wetland is groundwater and surface water fed, so they looked at preserving it with respect to both proponents. Chair Kleissler asks if there are any additional questions. Chair Kleissler opens the public hearing at 7:36 p.m. Robert Flick of 7788 125th St. comes forward to ask if there are plans to move forward with constructing a cul- de-sac at the end of 125th St. or if the road is to remain intact. Dale Daul of 12899 Homestead Dr. N comes forward to talk about a deserted park area at the north end of Homestead Dr. N making Sunset Lake a private lake. He is concerned that there will be a similar problem with the proposed park within the development on the south side of the lake. Dorothy Furlong of 12521 Homestead Dr. N comes forward and states that the lake association currently uses the one acre lot to the south of her property to salvage lake weeds and asks if they will lose the ability to do that if a park is built there. Planning Commission October 25, 2018 Page 3 Chair Kleissler closes the public hearing at 7:41 p.m. Juba responds to the questions and concerns from the public hearing. The development plans do not show a cul- de-sac on 125th St. Juba continues to address the statements about the park. The City does have park property on the north end of Homestead that has remained unimproved with no public access to the lot. The Parks Commission has stated that with the additional property added to the lot on the south side of the lake, there may be some improvements at a later date. In regards to whether or not the Lake Association will continue to have permission to dump their lake weeds there, a discussion will have to occur at the time the lot is developed. Chair Kleissler asks when the Parks Commission meets and how the topic of property improvement will be discussed. Juba explains that the Parks Commission meets the 3rd Wednesday of every month and citizens within the area will be notified when the Parks Commission will discuss the improvements to the park property in question. Bryan Bear addresses the questions about access to Sunset Lake. The Parks Commission has a goal listed on their Parks Plan to study lakes such as Sunset Lake to determine the proper way to provide access. Commissioner Luchsinger makes a motion, seconded by Tjernlund, to approve the PUD and Preliminary Plat. All Ayes. Motion Carried. New Business Fry made a motion, seconded by Derr, to cancel the Planning Commission meeting on November 22, 2018 and reschedule the December meetings on December 20 2018. Adiournment Arcand made a motion, Commissioner Tjernlund seconded, to adjourn at 7:53 p.m. All Ayes. Motion carried. Respectfully Submitted, Emily Weber, Community Development Assistant