HomeMy WebLinkAboutPC Packet 11.19.20CITY OF�—
Agenda
Hugo Planning Commission
Thursday, November 19, 2020
REMOTE MEETING
7:00 PM
Meeting to be held remotely pursuant Minn. Stat. Sec. 13D.021
Anyone who wishes to speak at the meeting is strongly encouraged to make arrangements by
4:30 p.m. on the day of the meeting by contacting Community Development Assistant, Emily
Weber at 651-762-6311 or eweber@ci.hugo.mn.us.
For more information on the remote meeting and participation, go to:
www.ci.hugo.mn.us/planning
Meeting ID: 869 8628 3969
A. ROLL CALL: Arcand, Derr, Fry, Kleissler, Lessard, Luchsinger, Mulvihill, Tjernlund
B. PLEDGE OF ALLEGIANCE
C. APPROVAL OF MINUTES
1. October 8, 2020
D. PUBLIC HEARING
1. Carson Schifsky — Interim Use Permit for a landscaping business at 5725 165t" Street
North
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1. Resignation of Commissioner Tjernlund
2. Set Goal Setting Session for December 10, 2020
F. OLD BUSINESS
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If you need accommodations for the Planning Commission meeting please contact
Rachel Juba at (651) 762-6304 or rluba@ci.hugo.mn.us, thank you.
Minutes for the Planning Commission Meeting of Thursday, October 8, 2020
Meeting held remotely pursuant Minn. Stat. Sec. 1313.021
Chair Kleissler called the meeting to order at 7:01 pm.
PRESENT: Arcand, Derr, Kleissler, Luchsinger, Mulvihill.
Note: Commissioner Luchsinger was not present during roll call but joined later.
ABSENT: Fry, Lessard, Tjernlund.
STAFF: Rachel Juba, Community Development Director
Emily Weber, Community Development Assistant
Pledge of Allegiance.
Approval of Minutes for the Planning Commission Meeting of September 24, 2020
Commissioner Arcand made a motion, seconded by Commissioner Derr to approve minutes for the
meeting of September 24, 2020.
Ayes: Arcand, Derr, Kleissler, Luchsinger, Mulvihill.
Nay: None. Motion carried.
Public Hearine: Victor Land Holdines. LLC — Site clan. easement vacation. CUP. and variance reauests
for the property located at 130th Street North and Fenway Boulevard North.
The applicant has requested that the Planning Commission table their request. Commissioner Derr
made a motion to extend the table of the request to the October 22, 2020 meeting, seconded by
Mulvihill.
Ayes: Arcand, Derr, Kleissler, Luchsinger, Mulvihill.
Nay: None. Motion carried.
New Business: ISD #624 site plan for a transportation facility located at 13411 Fenway Boulevard
North_
Staff provided a background on the site plan submitted by the White Bear Lake Area School District.
The site plan is for an approximately 10,600 square foot office/maintenance building for their
transportation facility. In 2019, the applicant gained CUP approval for exterior storage exceeding the
size of the principal building, which is to accommodate for approximately 75 buses. Staff provided a
October 8, 2020 PC Minutes
Page 2
site plan analysis and concluded that the proposal meets all the requirements necessary for the City to
approve the site plan application for ISD #624 Transportation Facility located at 13422 Fenway
boulevard North. Staff recommended approval of the site plan subject to the conditions listed in the
resolution.
Paul Aplikowski from Wold Architects and Engineers addressed the Planning Commission on behalf of
the applicant. Chair Kleissler asked the applicant if this facility is to meet the needs of the entire
district. Tim Wald, Assistant Superintendent of ISD #624, stated that this will be the only transportation
facility that the District owns as they contract a majority of their bus services from First Student. The
Planning Commission discussed the request/
Commissioner Arcand made a motion to approve the ISD #624 site plan for a transportation facility
located at 13411 Fenway Boulevard North, seconded by Mulvihill.
Ayes: Arcand, Derr, Kleissler, Luchsinger, Mulvihill.
Nay: None. Motion carried.
New Business: Parks Commission Memo presented bV Shayla Denaway, Parks Planner.
Shayla Denaway gave the Planning Commission an update on Lions Park. The Lions Park Master Plan
was approved in 2015 and the City Council is preparing for construction of the Park. Denaway provided
an overview of the updated 2020 Master Plan for the Park and asked if any members of the Planning
Commission would be interested in serving on the Playground and Pavilion Stakeholder Committees as
the planning process of the Park continues.Commissioner Luchsinger volunteered to serve on the
Playground Committee and Commissioner Derr volunteered to serve on the Pavilion Committee.
Commissioner Arcand made a motion to approve Commissioner Luchsinger on the Playground
Committee and Commissioner Derr to serve on the Pavilion Committee, seconded by Commissioner
Mulvihill.
Ayes: Arcand, Derr, Kleissler, Luchsinger, Mulvihill.
Nay: None. Motion carried.
Adjournment
Commissioner Derr made a motion, Commissioner Mulvihill seconded, to adjourn at 7:37pm.
Ayes: Arcand, Derr, Kleissler, Luchsinger, Mulvihill. Nay: None. Motion carried.
Respectfully Submitted,
Emily Weber, Community Development Assistant
Agenda Number D.1
CITY OF HUGO COMMUNITY
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING
APPLICATION STAFF REPORT
TO: Planning Commission
FROM: Rachel Juba, Community Development Director
SUBJECT: Carson Schifsky. Interim Use Permit (IUP) to allow a Landscaping
Business at 5725 165th Street North.
DATE: November 14, 2020 for the Planning Commission Meeting November 19,
2020.
COMPREHENSIVE PLAN: Industrial (IND)
ZONING: Future Urban Service (FUS)
REVIEW DEADLINE: December 14, 2020 (60-days)
1. DESCRIPTION OF REQUEST:
The applicant would like approval of an interim use permit to operate small landscaping and
excavation business at the property located at 165th Street North.
2. LEVEL OF CITY DISCRETION IN DECISION -MAKING:
The City's discretion in approving or denying an Interim Use Permit is limited to whether or not
the permit meets the standards outlined in the City Code. If it meets these standards, the City
must approve the interim use permit.
3. SURROUNDING LAND USE AND ZONING:
The properties to the north are zoned Future Urban Service (FUS) and are guided as High
Density Residential (HD) in the 2040 Land Use Plan. The properties are currently occupied by
homes on large lots. The properties to the east and south are zoned Restricted Industrial (RI-1)
and are guided as Industrial (IND) in the 2040 Land Use Plan. The properties are occupied by a
number of commercial and industrial business that include exterior storage. The properties to the
west are zoned Future Urban Service (FUS) and are guided as Medium Density Residential
(MD). The properties are currently occupied by homes on large lots.
Schifsky IUP
Page 2
4. ANALYSIS:
The purpose of interim use permits is to allow a use under certain conditions that would
otherwise not be allowed under the zoning regulations, but because of its temporary nature may
be acceptable. Interim use permits establish a framework for the regulation of temporary land
uses. The city council may authorize interim uses of property by issuance of interim use permits.
Interim uses that are not consistent with the land use designated on the adopted land use plan
may be authorized. Interim uses that fail to comply with the zoning standards established for the
district within which the use is located may also be authorized.
The applicant is currently has a purchase agreement for the property located at 5725 1651h Street
North. The property is zoned Future Urban Service (FUS) and guided as Industrial (IND) in the
2040 Comprehensive Plan. The property is 10 acres and includes a house and two accessory
buildings. The property currently has a number of junk vehicles, storage containers, and debris
stored on the property. The interim use permit includes a condition that all junk vehicles, storage
containers, and debris shall be removed from the property prior to conducting the landscape
business on the property.
The applicant is requesting approval of an interim use permit to allow the operation of a small
landscaping and excavation business on the property. The applicant is also proposing to live in
the house on the property. The interim use permit is required since the property is zoned Future
Urban Service (FUS) and a landscape business is not an allowed use in that zoning district. The
property is unique in the underlying land use in the 2040 Comprehensive Plan is guided as
Industrial. Once municipal sewer is available, the property would be eligible to be rezoned to an
industrial zoning district which would allow a business of this type and other more intense uses.
Overview of Business Operations
The applicant has 10 employees, including himself. There are three office workers and seven
people that work in the field on job sites. The applicant has stated that this property would be
used as a base location for the business, such as a place to meet, park trucks and equipment, and
some material storage. Retails sales is not proposed at the property. Client meetings will be at the
clients home or at the job site of which they will be working. The business hours are 7 a.m. to 6
p.m., Monday through Friday. The employees will meet at the property in the morning to load the
equipment and materials and leave to go to the job sites. Their personal vehicles will be left at
the property. At the end of the day they will return to the property to drop off the equipment and
leave to go home. The number of vehicle trips per day will be up to 26 trips per day. All
business related traffic shall be directed east towards Highway 61.
The business vehicles and equipment include:
• 2 Dump Trucks
• 3 Pickup Trucks (one of which is the applicants personal/work vehicle)
• 3 Equipment Trailers
2
Schifsky IUP
Page 3
• 3 Skid Loaders
• And 1 Mini Excavator
Most of the vehicles will be stored outside on the property on the existing gravel areas south of
the house location. There will also be a small area for material storage, such as dirt, gravel, and
rocks. They will use the accessory buildings on site for personal and business storage.
The applicants goal is to grow the business, but does not expect that to happen until 2 to 3 years
from now. They interim use permit outlines the conditions which the business shall be
conducted.
The interim use permit shall be reviewed at one year from the approval date. At that time staff
will evaluate the condition of 165th Street North. It is currently mostly a gravel road and staff will
determine if this use will require the paving of 1651h Street. This is a condition in the permit.
5. CRITERIA FOR APPROVAL OF AN INTERIM USE PERMIT:
There are a couple standards that shall be followed for interim use permits:
1. The term of an interim use permit shall not exceed three years.
2. Because of its temporary nature, an interim use permit shall not be renewed. Continuation
of an interim use beyond the date of expiration of its interim use permit requires approval
of a new interim use permit.
An application for an interim use permit may only be granted upon a finding that all the
following criteria have been met:
(1) The use shall conform to all zoning regulations.
Interim use permits allow uses that do not conform to the zoning district regulations to be
authorized under specific conditions in the permit. Attached is the draft interim use permit with
the conditions which the business operations shall comply with and follow.
(2) The use will not delay the permanent development of the site or prevent the orderly
development of surrounding sites.
The interim use permit is temporary and approved for a specific period of time. After it expires
the applicant will be required to apply for a new permit. 2040 Land Use Plan in the
Comprehensive Plan guides this property as Industrial (IND). There is a condition listed in the
interim use permit that when municipal sewer becomes available to the property, if the use
remains, the applicant shall apply to rezone the property to an industrial zoning district and
comply with all zoning regulations in the City Code. The zoning regulations include but are not
limited to site improvements (ashalt, curb and gutter, stormwater management, landscaping, etc
and meeting the commercial and industrial construction standards.
Schifsky lUP
Page 4
The proposed use will not delay the permanent development of the site or prevent the orderly
development of the surrounding sites.
(3) The use will not adversely impact implementation of the comprehensive plan.
The interim use permit is temporary and approved for a specific period of time. The use will not
adversely impact the implementation of the comprehensive plan. As stated above the 2040 Land
Use Plan in the Comprehensive Plan guides this property as Industrial (IND). A use of this nature
would be allowed on a property zoned industrial, but would need to conform with all zoning
requirements in the City Code. It is expected this property will be zoned to an industrial zoning
district in the future.
(4) The use will not be in conflict with any provisions of the code.
The use will meet the standards in the interim use permit ordinance.
(5) The use will not adversely impact nearby properties through characteristics including
but not limited to, nuisance, noise, traffic, dust, or unsightliness and will not otherwise
adversely impact the health, safety and welfare of the community.
The area is characterized as a an industrial/commercial setting with industrial uses with exterior
storage directly to the east of the property. There are also a few residential homes to the north and
west are the located on large lots. Further the property is guided as industrial in the 2040
Comprehensive Plan. There will additional traffic with this use, however this area is expected to
have additional traffic as it develops. The business activity proposed on this site would be
compatible with the industrial/commercial setting in the area. The proposed use is compatible
with the character of the surrounding area.
(6) The date or event that will terminate the use has been identified with certainty.
The interim use permit states the permit will expire two years after the approval date.
(7) The use shall not cause or impose additional costs to the City of Hugo.
The proposed use will not cause additional cost to the City.
6. CONCLUSION:
The applicant's proposed business will not alter the appearance of the site, and there will be no
signs posted on the property. Because of the nature of the business being conducted largely off
site and exterior storage located behind the home, it should not have any adverse impacts to
adjacent property owners. There will be additional traffic on 1651h Street, however, it will be
limited to 26 business related vehicle trips per day and shall be directed towards Highway 61.
Further the existing junk vehicles, storage containers, and debris shall be removed from the
property prior to conducting the landscape business on the property. The applicant understands
the limitations imposed by interim use permit. It is the staff s opinion that the request is in
conformance with criteria outlined by the ordinance for the granting of an interim use permit.
2
Schifsky IUP
Page 5
7. RECOMMENDATION:
Staff recommends approval of the interim use permit, subject to the conditions listed in the
resolution and permit.
ATTACHMENTS:
1. Location Map
2. Resolution approving IUP
3. Interim Use Permit
4. Site Plan
5. Narrative from Applicant
6. Current Zoning Map
7. 2040 Land Use Map
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RESOLUTION 2020-
APPROVING AN INTERIM USE PERMIT TO ALLOW FOR THE OPERATION
OF A LANDSCAPING AND EXCAVATION BUSINESS ON PROPERTY
LOCATED AT 5725 165TH STREET NORTH
WHEREAS, Carson Schifsky has requested approval of an interim use permit to allow
for the operation of a landscaping and excavation business on the property legally
described as follows:
(See Attached)
WHEREAS, the Planning Commission has reviewed the request at a duly called Public
Hearing and recommends approval, and;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the
request by Carson Schifsky for an interim use permit to allow for the operation
landscaping and excavation business, subject to the conditions included therein:
The applicant shall meet all conditions listed in the interim use permit other
than amended with this approval.
2. The permit shall be approved for duration of 2 years, with review of the
permit 1 year.
3. All exterior storage of vehicles and equipment shall be located in a defined
area to the south of the accessory building and shall be fully screened from
view from adjacent properties.
4. A landscaping and screening plan is subject to further review and approval by
staff prior to installation.
ADOPTED by the City Council this 7th day of December, 2020.
Tom Weidt, Mayor
ATTEST:
Michele Lindau, City Clerk
INTERIM USE PERMIT
DATE OF APPROVAL:
APPLINCANT/PROPRTY OWNER: Carson Schifsky
DURATION: The permit shall be approved for duration of two years from the approval,
subject to a one-year review by staff. Continued review by staff of the impacts to
surrounding properties shall be conducted. This permit shall expire after two years or if
there is a change in ownership of the property. This permit shall not be transferred.
ADDRESS FOR WHICH INTERIM USE PERMIT IS GRANTED: 5725 165th Street
North.
LEGAL DESCRIPTION: See attached
ZONING DISTRICT: Future Urban Service (FUS)
2040 LAND USE: Industrial (IND)
THIS INTERIM USE PERMIT ALLOWS FOR THE FOLLOWING:
A landscape and excavation business for the property located at 5725 1651h Street North
subject to the following conditions:
1. The landscape and excavation business shall operate in a manner that is consistent
with Exhibit A attached to this permit.
2. The permit shall not be transferred. The property owner shall provide the City with
updated contact information.
3. The applicant shall own the property prior to the commencement of business
operations.
4. All existing junk vehicles, storage containers, and debris shall be removed from the
property prior to commencement of the business on the property.
5. All business traffic leaving the property shall be directed east towards Highway 61.
Likewise, traffic to the property shall come from Highway 61.
6. At the one year review staff will evaluate the condition of 1651h Street North. Staff
will determine if this use will require the paving of 165th Street. If it is determined by
staff that it needs to be paved, the property owner shall pave 1651h Street at their
expense.
7. There is not a permanent access permit approved for the property. The access to the
property will be further evaluated at the time the property owner requests a rezoning
of the property.
8. When municipal sewer is available to the property the property owner shall apply for
the property to be zoned accordingly for the use and all City Code requirements shall
be meet and complied with such as site improvement requirements and construction
standards.
9. No commodities shall be sold on the premises except incidental materials or
agricultural products.
10. No alterations to the exterior of the dwelling or the accessory structure that changes
the residential character of the premises shall be permitted, except where required to
comply with local and state fire and police recommendations.
11. No on street parking shall be permitted related to the business.
12. The home occupation shall not involve the use of hazardous materials or the activities
that require a Hazardous Waste Generator's License.
13. No more than 10 employees shall be allowed for the business.
14. Exterior Storage on the site shall be limited to:
• 2 Dump Trucks
• 3 Pickup Trucks (one of which is the applicants personal/work vehicle)
• 3 Equipment Trailers
• 3 Skid Loaders
• And 1 Mini Excavator
15. The exterior storage area shall be fully screened from adjacent properties and the
public right-of-way. All landscaping and screening used to screen this area must be
installed by May 31, 2020. Prior to installation, a landscaping and screening plan is
subject to further review and approval by the staff. The landscaping shall be
maintained as shown on the landscape plan.
16. Hours of operation shall be from 7:00 am to 6:00 pm, Monday through Friday.
17. Any revisions to these conditions requires approval of a new interim use permit.
ADOPTED by the City Council this 7th day of December, 2020
Tom Weidt, Mayor
STATE OF MINNESOTA )
) ss.
COUNTY OF WASHINGTON)
On this day of , 2020, before me, a Notary
Public, personally appeared Tom Weidt, Mayor of the City of Hugo, a Minnesota
municipality within the State of Minnesota, and that said instrument was signed on behalf of
the City of Hugo by the authority of the City Council of the City of Hugo, and Tom Weidt
acknowledge said instrument to be the free act and deed of said City of Hugo.
Notary Public
Carson Schifsky, Owner
STATE OF MINNESOTA )
) ss. (Individual Notary)
COUNTY OF WASHINGTON)
On this day of , 2020, before me, a Notary Public within and
for said County, personally appeared Carson Schifsky, property owner, to me known as
the person described in and who executed the foregoing instrument, who stated that they
are the owners of the property this permit applies to, and acknowledged that they
executed the same as their free act and deed.
Notary Public
THIS INSTRUMENT WAS DRAFTED BY: THE CITY OF HUGO
14669 Fitzgerald Avenue North
Hugo, MN 55038
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Suess Property: 5725 165th Street N. Hugo, MN
Below will be a general scope of what we wish to accomplish at the Suess property and how we
would go about improving the site.
Background: We are a small but growing landscape and excavation company currently in
Stillwater, MN. We are looking to grow and need more space to do this. Hugo presents a good
opportunity for growth, seeing as it is growing as well. Between the easy access to the cities
with Highway 35 and the growing region of Hugo and Forest Lake, we feel that this would be a
great area to be in.
We currently employ Ten people, three of which work in the office and eight that work in the
field. On any given morning there will be 4-6 people to meet at the shop to load equipment and
leave the shop around 7-8am. They will be gone throughout the day and then return around
4-6pm to drop off equipment and then leave.
An average day during phase one will be 2-4 round trips with dump trucks and 2-6 round trips
with pickup trucks or cars for office personnel/clients. All traffic will be directed towards Highway
61. Total additional traffic count for 165th Street to be 20 vehicles throughout the day.
As our company grows, I do not foresee the size of our company creating any issues regarding
noise or dust. The current nature of our business is that we are only there with equipment in the
morning and the evening to load or unload.
Our current operating hours are monday through friday 7am - 5pm. Occasionally we will work
the weekends or office staff will come in on weekends.
Phase 1: All buildings on property to be saved.
Outdoor storage as labeled for phase 1 in plan.
Screening as labeled for phase 1 in plan.
Phase 1 Improvements & Maintenance:
The goal for phase one is to use capital to purchase the property. This would not leave much
money in the budget for property improvements this season. The goal would be to make minor
improvements, such as improve gravel parking lots, improve existing buildings on site, and add
screening.
Phase 1 Screening: For screening we will use a mix of evergreen trees and other trees/ shrubs
to hide any outdoor storage from neighboring lots. The goal is to create a natural and clean
appearing lot line to hide equipment from eyesight for security as well as keeping neighbors
happy.
Questions asked per email:
-Detail outdoor storage areas and what will be stored?
Schifsky Companies is by no means a large company. It employs ten people at this time
and storage space needed would be minimal. The plan accurately depicts what we currently
have for equipment and where it would be stored. The purpose of relocating is to allow the
business to grow. This is why we have designated additional outdoor storage areas on the plan
allowing for that growth. Below is an inventory of all current assets that will be stored outside on
this property.
2 Dump trucks
3 pickup trucks
3 equipment trailers
3 skid loaders
1 mini excavator
-Details on the number of vehicle trips per day?
We currently have five vehicles total. This would mean that two dump trucks and three
pickup trucks would leave in the morning to go to job sites and then return at the end of the day.
This equates to 10 additional vehicles on that road per day. It is safe to say as we grow
additional vehicles will be on that road.
Attached are some references of businesses similar (however these are significantly larger than
us) to ours that we would like to mimic and set up our operations in a similar manner to these
companies some day in the future as funds become available and we grow to a size that
supports this.
Perficut:
https://www.youtube.com/watch?v=-J94L81 wrUA
Troy Clogg Associates:
https://www.youtube.com/watch?v=z7fAO98VbV8
Zoning Map
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Zoning Districts
(R-3) Single
(LA) Long Term
Family
Detached
Agricultural
Residential
(AG)
(CR-3) Central
Agricultural
Residential
(RR) Rural
(R-4) Low
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Industrial
Residential
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(NS)
(FCB) Future
Industrial
Neighborhood
Central
(FUS) Future
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Urban Service
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(BP) Business
(PUD) Planned
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Park
Unit
November 16, 2020
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Land Use Map
2040 Land Use
Medium
DensityResid(MD)
Agriculture (AG)
Large Lot
High Density
Residential (LL)
Residential
Very Low
(HD)
Density (VLD)
Mixed Use
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Low Density
Residential (LD)
— (MIX)
_ Commercial
EST. 1906
(COM)
Business Park
(BP)
Industrial (IND)
Public/Quasi-...
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Open Water
1 in=376ft
N
A
November 16, 2020
Map Powered By DataLink
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Agenda Item E.1
From: Rachel Juba
To: man Bear; Emily Weber
Subject: FW: Planning Commission
Date: Monday, November 2, 2020 3:14:46 PM
FYI
From: Andrew Tjernlund [mailto:atjernlund@tjfans.com]
Sent: Monday, November 2, 2020 11:53 AM
To: Rachel Juba <RJuba@ci.hugo.mn.us>
Subject: Planning Commission
Caution: This email originated outside our organization; please use caution.
Rachel,
There has been a change in my family's schedule and I can no longer reliably make Thursday
evenings work. Unfortunately, I will need to resign my role on the Planning Commission. I wish you,
Emily and everyone else the best.
Sincerely,
Andrew Tjernlund
ATjemIund(a-)TiFans.com
Direct Phone: (651) 287-8211
www.Toerniund.com