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HomeMy WebLinkAbout2003-01-07 P & Z CITY OF CENTERVILLE PLANNING AND ZONING COMMISSION JANUARY 7, 2003 ABSENT: Mary Jo Helmbrecht and John McLean COUNCIL: Council Member Broussard Vickers STAFF: Ms. Moore-Sykes I. CALL TO ORDER 1. Roll Call The meeting was called to order at 6:34 p.m. II. APPROVAL OF AGENDA III. A W ARDS/PRESENTATIONS/APPEARANCES 1. Mr. Richard Carlson (Concept Plans - Hunter's Crossing Phase II) Mr. Richard Carlson addressed the Commission and gave an overview of his proposed plan for Hunter's Crossing Phase II indicating it would contain approximately 77 lots and connect to the Pheasant Marsh development. Mr. Carlson indicated he met with the Park and Recreation Committee and the Committee is reviewing the plan for parks and trails. He then indicated that the homes would be similar to the first phase of Hunter's Crossing with prices starting at $400,000. He further explained that he would like to obtain approval from the City to use varied lot widths in order to create the type of development he has proposed that allows for different types of houses. Mr. Carlson indicated part of the property is scheduled to go into MUSA in 2006 and part in 2010 but, if the plans for the development are approved, he intends to request an Page 1 of9 Planning and Zoning Commission Meeting Minutes January 7, 2003 amendment to the Comprehensive Plan to allow it. He then indicated that the majority of the homes will be full basement type homes, either two story or rambler. Mr. Carlson estimated that, if approved, he would like to grade the development in 2003, install utilities in early 2004 and begin home sales later in 2004 with approximately six homes sold in 2004 followed by 12 homes in 2005 and the balance of the lots sold in 2006. Chair Hanson asked what the property zoning is. Council Liaison Broussard Vickers indicated it IS currently zoned agricultural and indicated the zoning would have to be changed. Chair Hanson asked what zoning the first phase of Hunter's Crossing used. After some discussion it was determined that the first phase of Hunter's Crossing is zoned R-5. Chair Hanson commented that the only way have the varying lot sizes would be to ask for R2- A zoning or a PUD. Mr. Carlson asked if it would be possible to use R2-A with different square footages. Commissioner DeVine explained that with this type of development it would make more sense to use the PUD designation. Council Liaison Broussard Vickers indicated that R2-A would allow for twin homes and she did not think the City would want to do that. After some discussion it was determined that a PUD designation, provided the development met all the criteria, would make the most sense. Chair Hanson commented that Lot 14 did not seem to have much buildable lot if the wetlands stay as is. Mr. Carlson indicated that the drawing provided is very conceptual and was done on a computer. He further indicated that he would need to go back and rework that lot as well as some of the corner lots to make it completely accurate. Commissioner DeVine indicated the concept looked good and said the first development was nIce. Commissioner Wilharber asked for an average lot size. Mr. Carlson indicated he did not yet have that information. Commissioner Wilharber asked whether Mr. Carlson would be willing to pay any costs associated with the request to move up the MUSA phasing. Page 2 of9 Planning and Zoning Commission Meeting Minutes January 7, 2003 Mr. Carlson indicated that he would pay any costs associated with changes to the MUSA plan. Commissioner Wilharber indicated he has been with the City off and on since 1973 and has seen a lot of developers come and go. He then commented that the reason he and his family sold the farm to Mr. Carlson is because of the type of developer he is. He also commented that Mr. Carlson did a very good job with Park View and Hunter's Crossing and he has nothing but good to say about Mr. Carlson as he provides a quality development. Commissioner Kilian thanked Mr. Carlson for coming in to the City so early in the process to allow enough time to work out any issues. Commissioner Wilharber commented that when he was mayor he met with Lino Lakes, Anoka County, and the St. Paul Water Department and all parties were interested in allowing a trail over the waterline easement as long as it was constructed well enough to allow it to be driven on, if necessary. Council Liaison Broussard Vickers indicated that Wayne LeBlanc had indicated at the Park and Recreation Committee meeting that he had recently spoken with the Water Department and they still approve of the trail over the waterline easement. Commissioner De Vine asked how close the development would be to Pheasant Hills Mr. Carlson indicated there would be two 6 acre properties between the development and Pheasant Hills. He further indicated that one of the 6 acre property owners garage is on his property and he is attempting to work that out as well as working out a driveway issue with another property owner. IV. PUBLIC HEARING(S) 1. Mr. Henry Votel- Special Use Permit (Mini-Storage) Chair Hanson opened the public hearing at 7:05 p.m. Mr. Votel addressed the Commission and provided updated information on the proposed plan indicating that the ponding requirements have changed the building sizes at this time. He also indicated that the building designers have changed the plan to allow wider lanes and combined two of the buildings to allow for covered storage units. Mr. V otel indicated he had met with the fire chief and City Staff concerning the plans. Commissioner Kilian asked if the Fire Chief saw the plans with the covered buildings and whether he had any issue with it. Mr. V otel indicated the Fire Chief had no issue with the covered buildings. Page 3 of9 Planning and Zoning Commission Meeting Minutes January 7, 2003 Mr. V otel provided information on the proposed exterior of the building indicating it would be decorative block and the profile of the building has been changed so there are no doors facing the front end. The plan also showed the proposed locations of the signs and showed possible color choices of a green roof and white doors. Chair Hanson asked if Mr. V otel had consulted the sign ordinance. Mr. V otel indicated they had reviewed the sign ordinance and are aware of the allowed signage. Commissioner Wilharber indicated he had recently been in Blaine and saw a similar storage facility and it looked very nice. Mr. V otel indicated that his proposal is very similar to the one in Blaine but his building is proposed to be 10 feet high and the one in Blaine is eight feet high. Commissioner Wilharber asked who would have to maintain the pond, the property owner or the City. Council Liaison Broussard Vickers indicated that the pond would remain the responsibility of the property owner. Commissioner Wilharber asked whether the pond takes care of the other area storm water. Mr. V otel indicated that the pond is large enough only for the storm water on his site. Commissioner Wilharber asked whether the pond was outside of the property lines. Mr. V otel indicated that it was and said he is in the process of obtaining an easement from the other property owner. Mr. V otel indicated he intends to fence the pond to eliminate any attraction hazards the water may cause. Council Liaison Broussard Vickers indicated there is a greenspace requirement for the site. She then indicated that the City needs to act on this request but a permit cannot be issued because the subdivision has not been platted and recorded with the County. Ms. Moore-Sykes indicated that the City would have the ability to extend the 60-day rule by having the applicant sign a waiver. Mr. V otel suggested approving the permit contingent upon platting and recording along with any other conditions. Chair Hanson indicated the City's ordinance requires a minimum of 10% greenspace as well as 3% landscaped with grass or shrubbery and all green areas abutting streets need to be maintained by the property owner. Commissioner DeVine asked what type of fencing would be used. Mr. Votel indicated he intended to use wrought iron fencing six feet tall. Page 4 of9 Planning and Zoning Commission Meeting Minutes January 7, 2003 Commissioner DeVine asked whether there would be an attendant present during business hours. Mr. V otel indicated there would be a 40x20 office with a separate business entrance that would have scheduled daily hours. He further explained that during non-business hours the lights dim and motion sensors, cameras, and multiple beam lasers provide security. He also explained that any motion caught by the motion detectors turns on more lights to illuminate the area. Commissioner DeVine asked what the business hours would be. Mr. Votel indicated he would like to be open from 7:00 a.m. to 7:00 p.m. depending upon where the end of the month falls. He then indicated that a few customers would have 24 hour access via a keypad. Commissioner Wilharber asked if the City had heard from any residents concerning the mini-storage. Ms. Moore-Sykes indicated she had no response to the notice sent out. Chair Hanson commented that the sign would not be screened from the residential area and he is concerned with how bright it will be. Mr. V otel indicated he was not sure but offered to call the sign manufacturer to determine the number of lumens produced. He also explained that it would be his intent to either dim or completely turn off the sign during non-business hours. Commissioner Kilian asked how far back the sign would be from 20th Avenue. Mr. Votel estimated it would be approximately 600 feet. After some discussion it was determined that the sign would be located a good distance from the residential area and should not pose a problem. Commissioner De Vine asked for an estimate of the taxable market value of the building. Mr. Votel indicated the taxable market value is estimated to be between $1.5 and $2 million. He then indicated that the phasing of the project changed a little and the two perimeter buildings will be constructed and the two in the rear and the other area will be maintained as lawn until it is built out. Motion by Commissioner Wilharber, seconded by Commissioner DeVine to close the public hearin2:. All in favor. Motion carried unanimously. Chair Hanson closed the public hearing at 7:35 p.m. Commissioner Wilharber indicated his calculations put the sign at 610 feet off of 20th Avenue and noted the building inspector would ensure the sign meets the sign ordinance. Page 5 of9 Planning and Zoning Commission Meeting Minutes January 7, 2003 Commissioner Wilharber indicated he had stopped and looked at the one in Blaine and it is a very nice looking facility. He then said that he has always maintained that the industrial park should employ more people but the valuation of this building will help the City with taxes so the only issue is the piece ofland that belongs to the Carpenter family. Ms. Moore-Sykes indicated that a recommendation of approval would be contingent upon the completion of the subdivision plan, platting, and recording. Motion by Commissioner De Vine, seconded by Commissioner Wilharber to recommend approval of the special use permit subject to the subdivision, plattin2, and recordin2 with the County of proposed Parcel C. All in favor. Motion carried unanimously. Mr. V otel thanked the Commission for the assistance. V. COMMISSION BUSINESS 1. Appointment of Chairperson Motion by Commissioner Wilharber, seconded by Commissioner Kilian to appoint Brian Hanson as Chairperson. All in favor. Motion carried unanimously. 2. Ordinance #1 Ms. Moore-Sykes indicated Staff had found two instances where the fees should be removed from the Ordinance and added to the fee schedule so that the Ordinance does not need to be updated each time there is a change in fees. Chair Hanson asked whether the performance bond amount was still $1,000. Ms. Moore- Sykes indicated that it is. Commissioner Kilian asked whether mInImUm and maximum container sizes were necessary. Council Liaison Broussard Vickers suggested removing the sizes and having that governed by the contract. Chair Hanson asked if the dollar amounts for the insurance were right. Council Liaison Broussard Vickers indicated she felt the insurance amounts should be higher. Ms. Moore-Sykes indicated she would check with the League of Minnesota Cities to determine what the insurance requirements should be. Commissioner Wilharber suggested reviewing what other cities do before finalizing an update to the Ordinance. Council Liaison Broussard Vickers indicated she would like the City to look into whether it is really in the best interest of the City to be assessing properties for not paying for Page 6 of9 Planning and Zoning Commission Meeting Minutes January 7, 2003 garbage service. She further commented that she would like to look at the pros and cons and make a determination of whether it is cost effective to do so. After some discussion Council Liaison Broussard Vickers asked Staff whether it would be possible to determine how much the City pays out versus how much has been collected for garbage delinquencies. Motion by Commissioner Wilharber, seconded by Commissioner Kilian to direct Staff to obtain the Ordinances from other cities for review. All in favor. Motion carried unanimously. 3. Slaughter HouselButcher Shop - Mr. Noo Vang Ms. Moore-Sykes reviewed her Staff report with the Commission explaining that she had toured slaughter houses in St. Paul and had observed live animals being housed on site. She further commented that she and Mr. Palzer had met with Mr. Vang and explained that the metal structure he intends to use for this facility would need a vast amount of upgrades and improvements to meet FDA requirements. And, finally, she has serious concerns as the building abuts residential property. Ms. Moore-Sykes indicated the City of South St. Paul is in the process of trying to buy the current properties to redevelop that area further increasing her concern for the traffic and keeping of animals at this facility, should it be approved. Ms. Moore-Sykes further commented that she had been told by Mr. Vang that this is a $2 million per year business. Ms. Moore-Sykes indicated the moratorium would give the City 12 to 18 months to research the matter. Chair Hanson indicated he had concerns personally because his home is located within 1/l0th of mile of the proposed site. He then said that there are five or six homes closer than his would be. He further commented that he does not feel the site is appropriate for the proposed use. He also indicated he has discussed the matter with residents who are concerned with all the by products of housing and slaughtering animals and the potential impact to the neighborhood from noise, smells, etc. Ms. Moore-Sykes indicated the facility would have to meet FDA standards but she is not sure the City could enforce cleaning. Commissioner Kilian indicated that most animals are hauled and unloaded at night rather than during the day and that would be very disruptive to the neighborhood. Ms. Moore-Sykes indicated the operations in South St. Paul begin at 5:00 a.m. with the majority of business conducted on Friday, Saturday, and Sunday. Commissioner Wilharber asked what kinds of live animals were seen on site. Page 7 of9 Planning and Zoning Commission Meeting Minutes January 7, 2003 Ms. Moore-Sykes indicated she saw yearling cattle being housed on site. She then indicated that this was a driving tour of the facility and they had not gotten out of the car but it appeared to be neatly kept. Chair Hanson suggested the City really look into what happened in Hugo as well as what is going on in South St. Paul. Ms. Moore-Sykes indicated the City of South St. Paul is attempting to purchase the properties for redevelopment and she did not see residential close to those businesses. Ms. Moore-Sykes indicated the situation in Hugo was a private property owner had a 20 acre parcel and operated a facility whereby they would do slaughtering for their own needs and for close friends and family. The property was sold and the new owner expanded the business and it created a large controversy. Commissioner Wilharber commented that there would be a lot of upgrades needed to comply with FDA regulations. Ms. Moore-Sykes indicated it is not a good site and the building is non-conforming. Motion by Commissioner Wilharber, seconded by Chair Hanson to recommend Council approve an 18 month moratorium for further research. All in favor. Motion carried unanimously. VI. CONSIDERA TION OF MINUTES 1. December 3, 2002 Planning and Zoning Meeting Minutes Ms. Moore-Sykes requested a change: Add square foot after 15,000 on the first page. Motion by Commissioner Wilharber, seconded by Commissioner DeVine to approve the December 3, 2002 Meetin2 Minutes as amended. All in favor. Motion carried unanimously. VII. UPDATES Commissioner Wilharber questioned whether the Commission needed to appoint a Vice Chair as listed in Ordinance 72. He then asked whether Commissioner Helmbrecht had contacted the City concerning her interest in continuing to sit on the Planning Commission. Ms. Moore-Sykes indicated she did not hear back from Commissioner Helmbrecht. Commissioner Kilian indicated there is no age requirement in the Ordinance and questioned whether there should be. Page 8 of9 Planning and Zoning Commission Meeting Minutes January 7, 2003 Council Liaison Broussard Vickers indicated the person would need to be appointed. She further commented that this Ordinance was recently approved and published so probably would not be changed again right away. Commissioner Wilharber suggested that the other Committees review the Ordinance and provide input because there are some things that need clarification. He then indicated that the Ordinance requires a letter of interest by November 1, 2002 to continue serving. Council Liaison Broussard Vickers indicated that the letter of interest would apply to next year as the Ordinance was not in effect this past November. Council Liaison Broussard Vickers indicated this Ordinance was important to some Council people for uniformity. She then said she was concerned with addressing the attendance problems and the Ordinance does that. Commissioner Kilian noted the Ordinance had a sentence indicating the Ordinance could be changed by the City without the need for a public hearing. He then asked if that could be added to other Ordinances to eliminate public hearings. Council Liaison Broussard Vickers indicated that the sentence works for this Ordinance but not for any Ordinances that affect the general population of the City. Commissioner Wilharber asked whether the committee makes a recommendation to Council when someone has missed several meetings or how that is handled. Council Liaison Broussard Vickers indicated that either Staff or the committee would need to notify Council. Commissioner De Vine indicated the Ordinance should be worded that way to avoid issues with Council removing someone they might not like without recommendation from the committee. Commissioner Wilharber commented that this Commission has been short one member for a while and with one other one not here for three meetings and that would have been four had the Commission met in October it is a real issue. VIII. ADJOURNMENT Motion by Commissioner Kilian, seconded by Commissioner DeVine to adjourn the December 3, 2002 Plannin2 and Zonin2 Commission Meetin2 at 8:15 p.m. All in favor. Motion carried unanimously. Transcribed by: Joan Lenzmeier, Recording Secretary TimeSaver Off Site Secretarial, Inc Page 9 of9