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HomeMy WebLinkAbout1974.02.25 PC Minutes s< • 4,,A\ IN. DESIGN PLANNING ASSOCIATES, INC. C IN (IØ �$. 4826 Chicago Avenue So. Minneapolis, Minnesota 55417 Phone: (612) 822-2106 February 25, 1974 To : Planning Commission and Council City of Hugo, Minnesota From : Carl R. Dale, A1P Planning Consultant • Subject : Plan and Zoning Status According to our schedule, we will meet with you Thursday the 28th of February for a work shop meeting . The meeting was scheduled to finalize a zoning document for presentation at another public hearing yet to be scheduled . As background , however, I would offer the following points due to what appears to be some confusion in policy, procedures, and program status : I .. The Comprehensive Municipal Plan has been finished , cleared through the Metropolitan Council , and approved by all concerned ; required public hearings have been held and no further action is necessary. Current activities are not intended , in any way, to amend the Plan . The Plan is quite valid . 2. At the present time, we are concerned with only one Plan Implemen- tation mplementation question - proper zoning to reflect the Plan which has already been adopted . Even that has been narrowed down to really only one policy issue - "What is the proper minimum lot size to utilize in the rural areas of the Community?" 3. Our continued involvement and costs are due only to Community in- decision or lack of concensus on suitable and proper minimum lot sizes and at your request for continued assistance in resolving this matter. As stated above, no changes are being made in the Comprehensive Municipal Plan which calls for retention of major areas in a rural or semi-rural state of development; the only changes being considered are appropriate minimum lots sizes implement the Plan as adopted . So long as the final minimum lot size selected is two and one-half (2 1 /2 ) acres or more, there would appear to be no reason that the Metro Council or anyone else should become further involved i n the Plan . 4 . The - issues seem quite clear - a) What minimum lot size in the rural areas is proper and can we satisfy two opposite interests - those who wish to continue farming without undue intrusion by non--farm development and those who do not wish to continue farming and prefer to se l l land for non-farm development? b ) What areas should be pre-zoned at this time for commercial and industrial development. 1 Planning Commission and Council -2- February 25 , 1974 City of Hugo, Minnesota Our final recommendations wi l l be made Thursday night . The procedure should be as follows : - 1 . The Planning Commission should select from the alternatives avail - able vail - able and make a recommendation to the City Council . Subject to the advice of the City Attorney, I would suggest that the Planning Commission could recommend preservation of the rural areas at an "adequate" (2 1 /2 acres or more ) minimum lot size but leave the final decision (2 1 /2, 3, 5, 10, 20, etc. ) to their judgement following another public hearing on the matter. 2. Following a recommendation to the City Council , another public hearing should be scheduled since the last hearing was not con- clusive; this may be a hearing conducted jointly by the Council , and Planning Commission . 3. Following the hearing , the Council may adopt a zoning ordinance and district map based upon its own judgement of the public policy requirements for the Community. Any further "planning" costs are totally controlled by the Community; it is simply a matter of how long you wish to consider the decision which must be made and how much you wish us to participate and assist. Assuming all goes well , the only "planning" costs yet to be involved are as follows : a ) Our attendance at the February 28th meeting . b ) Such other meetings you may wish us to attend including the public hearing . c) Any final revisions you may wish to the zoning district map. d ) Printing costs (maps for public hearing ) . e) Printing costs of ordinance and map as may be adopted by the City Council ( it is possible that such volume printing could be done most economically by your official newspaper) . Enclosed herewith is a small map indicating our recommendations in general which deal with the basic policy issues involved . Large scale , detailed maps will be presented at the meeting with copies available to take with you . Large scale maps have not been mailed to you due to the bulk and cost involved . Our recommendation for zoning district minimum lot sizes are as follows : . Subd . A. DISTRICTS . (As recommended by Carl R. Dale ) . For the purpose of this Ordinance the City of Hugo is hereby divided into the fol lowing Zoning Districts : Symbol Name Minimum Lot Size A Agricultural 5A C Conservancy 20A RR Rural Residential 3A SFE Single Family Estate IA SFU Single Family Urban 10,400 sq . ft. LB Limited Business RB Retai I Business CB Concentrated Business Industry . MINUTES OP PROCEEDINGS OP HUGO PLANNING COMMISSION The meetingwas called to order at 8:13 P.M. byChairman Larry Ehret. Members present were: Johnson, Ehret, Peloquin, Rosen- quiet, Norden and Leroux (arrived at 8:40 P.M. ) Also present -.: were Irene Leroux, City Council Member, and Bill Schwab, City Planning Consultant. Motion made by Johnson, seconded by Rosenquist, to approve ;r~ minutes of January 8, 1974 meeting after the name Paulson was changed to Peloquin. Motion Carried. Correspondence - Larry► Ehret read a letter from the Village Council regarding the White Bear Rod and G n Club requesting the Planning Commis- sion contact them and obtain all necessary information regarding their request for a Special Use Permit. Motion made by Rosenquist, seconded by Johnson, that Marie Jansen write a letter to the White Bear Rod and Gun Olub requesting that they appear at the meeting of February 12th with all their information and make their intentions be known. Motion carried. i- A letter was submitted to the Planning Commission from Howard Xuusisto, Consulting Engineer, regarding Sunset Lake. The letter was filed until Mr. Robert Reynolds appoints a local representative. ,,wt .w Yr= Mr. David Norden was appointed by the City Counoil as a new member of the Planning Commission to take the seat of Mr. Ed Kuntz. ,, = OAK VISTA ESTATES Mr. Ehret read a letter submitted to the Planning Commission by Mr. Jerry Nygren from Oak Vista Estates. Mr. Mogren stated in his letter that he requests a variance to the Preliminary Plat to allow a 1175 foot cul-de-sac street (Hadley Avenue) . = He also requested they be allowed to construct a 7 ton capacity gravel surface road in lieu of bituminous due to future utility :• construction. Mr. Mogren outlined their proposal for open space and park land fund dedioation. Mr. Ehret read Howard Nuusisto'a engineering report. Regarding Mr. Nuusist0.s recommendation that Items 8,9, and 10 be complied with, Mr. Pols stated theywill be taken care of byberms. AP • R - w`Y 1 , .r!r • s Motion made by Johnson, seconded by Leroux, accepting the preliminary plat for Oak Vista Estate subject to these four items: 1. The engineer' s five year road inprovement plan in the P area of 125th and Goodview Avenue. 2. Subject to the agreement of blacktop streets. 3. The amount of park land dedication will be decided upon final plat. 4. Subject ct to lots beingacceptablefor on-site sewer� dis- and removal of anylots not meeting percolation tests. Members for: Johnson, Ehret, Leroux, Peloquin, Rosenquist and Norden. HARDWOOD CREEK ESTATES Mr. Mugg and Mr. Hult explained theirreliminar plat of P F Hardwood Creek Estates. They made the following comments: - The plat is 192 acres in size. - Would like to donate Mugg Park to the Village of Hugo which is approximately 32 acres. - Will construct gravel or blacktop roads, which ever the village recommends. - Itwill be a cluster type development with a density per lot of almost six acres. - Elevation of land on map. - Some percolation tests have been done with no problems. - They have some trouble with water table. - They have a natural gas line through this property which can be used for a fuel source. Red line on the map repre- sents the pipe line. - Utilities and roads will be in. - Average size of lots are two acres. -- Smallest l o t frontage 180' minimum width. - There will be 33 lots. - They intend on selling and building the lots. • Private wells will be installed. - They are within Forest Lake School District. Mr. Ehret read the subdivision requirements that have to be complied with. Mr. Schwab said that a few more borings should be done. A discussion was held on the water level on the southern lots and Mr. Mugg stated they did not know what er they would lower the water level or fill. -3. Mr. Ehret read the letter submitted to the Planning Pl Oommi s st ort Y• from the City Consultant Engineer. A copy of the letter was given to Mr. Mugg. Proposed building sites and set-back lines have not been shown on the map and will have to be done. The commission requested that Mr. Mugg obtain a letter from the a..' Gas Company regarding the gas main and get in touch with the Highway Department regarding access: onto Highway 61. Mr. Mugg was also requested to contact the Rice Creek Water Shed. Motion made byRosenquist, seconded byJohnson,�,. Q , to lay the matter :over of the Hardwood Creek Estates, setting a public hearing for the meeting of February 27th pending that we have the correct information by February 12th. Members for: Rosenquist, Ehret, Johnson, Norden, Peloquin, q , and Leroux. Motion carried. r;. GEORGE INDYKIEWI CZ Mr. Ehret read the Brighton Excavatin 's request for a mining q permit renewal. Harley Johnson asked what they were going to do with the land after the black dirt is removed. Mr. Indykiewicz stated that • they were filling it in with sand. Motion made by Leroux that they recommend renewal of the Brighton Excavating mining permit. Motion carried. VERT PELOQUIN ' A letter was submitted to the Planning Commission from the J t City Council regarding Vern Peloquin's minor subdivision. Motion made by Norden, seconded by Leroux, to recommend approval of the Tern Peloquin minor subdivision contingent on the comm plated survey. Members fors Rosenquist, Ehret, Johnson, Norden, and Leroux. Peloquin abstained. Motion carried. ZOJING MAP Carl Dale stated that the theory of approach of following the r:t, is sewer map doesn' t work. Mr. Dale wanted to go down on record that he doeOnot go along with the 20 acre zone and has never agrped with it. • i F} 4. .4. Mr. Dale does not believe staying with the 20 acre district is practical for economic reasons. Twenty acres lower the land value. The city would have a great expense for legal fees. He. Suggested he be allowed another month or two weeks to develop a third plan. He suggested the followings - Staying with 20 acre only - conservan: . Oonservancy would be better defined and it should be put in the text that the conservancy can be continually defined. --Consider for the main agricultural area zone - 10 acres. People would have to pay premium prices for 10 acres than a developed lot in the city but it wouldn' t be as much as for 20 acres. - Five acre minimum in outlining areas where it is already chopped up. Five acres is still double what is necessary for on-site sewer system. • Five year improvement increment - one acre with the house situated so it wan further be subdivided. • - Ten year improvement increment - 3 acres. Cdr. Dale stated that if we stayed with the 20 acres with one and three acres there is nothing to change on the zoning map and there will be only a change in the text. He also stated we review and update the ordinance every 3 to 5 years and a public hearing be held. Mr. Dale suggested we allow them to come up with this alternative and schedule a special meeting of the Planning Commission and Village Council. Motion made by Peloquin, Seconded by Johnson, that the Planning Commission schedule a work session for February 28th at 8:00 P.M. Motion carried. Mr. Thomas LaValle requested to be put on the agenda for a mining permit renewal but did not appear. Motion made by Rosenquist, seconded by Leroux, that we adjourn meeting at 11:10 P.M. Motion carried. . Marie Jansen, Secretary lingo Planning Commission