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HomeMy WebLinkAboutX-C-01 OHDS Review - New Twin House - Kuhn (520 7th Street E.)City Council Memorandum To:Mayor Fasbender & City Councilmembers From:Justin Fortney, City Planner Date:October 6, 2025 Item:Resolution:OHDS New Twin House Review –516 & 520 7th St East –Jeffrey Kuhn Council Action Requested: Review the request to construct a new twin house in the OHDS (Original Hastings Design Standards) area and act on the attached resolution. Approval requires a simple majority of Councilmembers. Background Information: The applicant would like to build a new twin house on two vacant lots where he demolished a small, dilapidated house a few years ago.Within the OHDS area, new homes and major changes to existing homes require approval by the City Council after review by the HPC. Financial Impact: Construction of a twin home would increase the value of the two properties. Advisory Commission Discussion: At its September 16, 2025 meeting, the HPC recommended approval of the proposed twin home 5-0. See the following notes from the meeting: Commissioners commented that the proposed twin home does not reflect the traditional design that the OHDS district was intended to promote. However, they acknowledged that this area is unique and not contiguous with the rest of the district. Commissioner Toppin noted that the block lies across the spur railroad track and Bailey Street, which serves as the district’s eastern boundary for most of the district, and the area includes several modern infill homes. One commissioner cited a modern home built in 2000 across the street with a similar design but a larger garage, as well as a 2010 duplex next door with a low-sloped roof. A commissioner stated that the most significant concern was the prominent front-facing garages, which are not prohibited in areas without alleys. They added that reducing the prominence of the garages would require a complete redesign of the blueprints. Fortney noted that the guidelines recommend porches be raised above grade, whereas the proposed porches are at grade. The applicant, Jeffery Kuhn, explained that raising the porches would be difficult due to the rearward slope of the lot, which already requires fill. He added that the at-grade entries were intended to eliminate steps for health and future accessibility reasons. Kuhn proposed adding railings as an alternative way to give the porches a more traditional appearance, which the commissioners found acceptable. X-C-01 Chair Bremer observed that the number of street-facing openings are fewer than what the guidelines and surrounding homes typically feature. She asked whether the existing openings could be enlarged. Kuhn responded that the front windows are in the kitchens and span from the sink to the header and between cabinets. He offered to add windows to the sides of the garages, which would be visible from the street. Commissioner Toppin asked whether a window or other feature could be added to the large front gable. Kuhn explained that the attic space is divided by a fire break, preventing any openings. Fortney suggested adding a decorative vent or detail to break up the expanse. Kuhn said he could include that. He added that he proposed a vinyl board and batten,or vinyl shakes for the gables but believes horizontal siding would offer a more traditional look and reduce the risk of siding leaks. The commissioners agreed that horizontal siding was appropriate. The HPC recommended approval of the project on a 5–0 vote, with the following four conditions: -Addition of a decorative gable feature. -Installation of porch railings. -Inclusion of side garage windows. -Use of horizontal siding on the gables. Council Committee Discussion: N\A Attachments: •Resolution •HPC staff report,September 16, 2025 X-C-01 HASTINGS CITY COUNCIL RESOLUTION NO. _________________ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS APPROVING THE ORIGINAL HASTINGS DESIGN STANDARDS REVIEW TO CONSTRUCT A NEW TWIN HOME AT 516 AND 520 7TH ST EAST Council member ___________________________ introduced the following Resolution and moved its adoption: WHEREAS,Jeffrey Kuhn has petitioned for Original Hastings Design Standards (OHDS) approval to construct a new twin home at 516 and 520 7th St East, legally described as Lots 1 and 2, Block 135, and parts of adjacent vacated alley and Lea Street,TOWN OF HASTINGS BLKS 100 THRU 199, Dakota County, Minnesota; and WHEREAS, on September 16, 2025 the Heritage Preservation Commission reviewed the application and forwarded to the City Council a recommendation for approval; and WHEREAS, The City Council has reviewed the request and concurs with the recommendation of the Heritage Preservation Commission. NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS FOLLOWS: That the City Council of the City of Hastings hereby approves the OHDS review as presented subject to the following conditions: 1)Conformance with the plans submitted with the City Council Staff Report dated October 6, 2025. 2)The project must adhere to minimum zoning requirements and receive a building permit. 3)Approval is subject to a one year Sunset Clause; work must begin within one year of City Council approval or approval is null and void. 4)The home must include the following design elements a.Addition of a decorative front gable feature. b.Installation of porch railings. c.Inclusion of side garage windows. d.Use of horizontal siding on the gables. X-C-01 Council member _____________________ moved a second to this resolution, and upon being put to a vote it was adopted by all Council members present. Adopted by the Hastings City Council on October 6, 2025, by the following vote: Ayes: Nays: Absent: ______________________________ Mary Fasbender, Mayor ATTEST: ______________________________ Kelly Murtaugh, City Clerk X-C-01 To: Heritage Preservation Commission From:Justin Fortney, City Planner Date:September 16, 2025 Item:OHDS Review for New Twin Home –516 & 520 7th St East –Jeffrey Kuhn HPC ACTION REQUESTED: Review the proposed house plans and provide recommendation to the City Council. BACKGROUND Existing Condition The applicant demolished the home and garage in 2022 in anticipation of building a two-unit home. A twin home is proposed on the two parcels. OHDS Intent The purpose of the OHDS area is to preserve and enhance traditional neighborhood design by reflecting the general characteristics of buildings dating from 1845 to 1940, which is the predominate era for building construction within the OHDS District. OHDS regulations ensure traditional neighborhood design by incorporating design features such as alleys, carriage houses, front porches, period sensitive housing design, sidewalks, and traditional street lighting. Design standards create and enhance the character of older neighborhoods by establishing regulations to guide property development and rehabilitation consistent with the unique historic character of the neighborhood. The intent is to preserve that streetscape’s character rather than the actual historical fabric that historical designation is intended to protect. These guidelines are being rewritten along with the zoning code. OHDS Guidelines start at section D. HPC Memorandum X-C-01 Site Layout Building Setbacks (R-2)and some building component averaging. Minimum Proposed Area average North (Front)20’(or inline with neighbors, but no less than 10’ 40’11.2’ East 7’35.5 West 7’35.5’ South (Rear)20’44’ Height 25’ or greater 22’Similar Floor area 1,660 SF each side 1,438 SF Garage area 630 SF each side 855 SF Building width 47’ each side (94’ total)45.8 The average second-story window openings for the area are low, since only two homes have even a half of a second story. 30% to 50% transparent window and door openings are suggested on the first floor. Including the garage doors, the amount of ground level openings is 44%.However, that may not be the intent. Without the inclusion of the garage doors, there are not enough openings.Larger or more windows were discussed with the applicant. He said the front window size was limited by the kitchen counter, header, and cabinets. He said he will include windows in the sides of the garages for additional openings.Although they are not in the front, they are in visible locations. Design Review The current OHDS Guidelines include many requirements based on the immediate neighborhood average. This includes the way that the number and size of window openings should be determined, architectural detailing, roofing technique, entry materials and technique, upper wall style, among others. Designing a house by averaging the type and number of neighboring features is near an impossible task and may not guarantee a good design. There are only five homes in this area,and they vary greatly. The Guidelines also consider the height, width, and length of the proposed structure separately based on those of the surrounding area rather than total scale. Staff has heard from residents X-C-01 in the OHDS area over the years that their primary concern related to infill is the scale, rather than the details included in the home. The guidelines require that garages access alleys when they are present. Other than that, there are no guidelines for placement or size. Roof pitch is recommended to be a steep 8:12 slope for gable styles. The proposed twin homes have a 6:12 slope. This is the same as the house at 505 7th St E built in 2000, steeper than the 4:12 slope roof of the duplex to the east at 600/604 7th St E. The other area homes vary from 4:12 to 8:12 The porches are 22’ by 8’ deep. They are near grade with raised porches being encouraged. This has significant impact on the home as it would need to be raised. The applicant is trying to design the home at grade without steps. Multiple materials are allowed for siding up to 5-inches in lap reveal. A heavy-duty vinyl 4-inch lap siding is proposed with a vinyl board and batten siding on the gables. Scale Nearly all the homes in the area are a single or 1 ½ story. The proposed structure is twice as large as the other homes, but it is two homes, and on two separate large lots. Its setbacks are much greater than the other homes. The proposed height seems similar to the area average. The floor area of each unit is slightly higher than the average. The garage area of each twin home is just below the average of the three homes that have garages. Recommendation The structure is large compared to the other neighborhood homes. However, this is in fact, two homes and they are on their own lots. The compared averages should be considered based on each of the twin homes, which is within reason. The garage centric design of the home does not reflect the general characteristics of buildings dating from 1845 to 1940,for which the OHDS was created. This unique secluded street includes a variety of housing designs.The guidelines don’t regulate garage location when an alley is not present. Staff looked at twin home plans on the internet and found few options for front facing garages that did not stick way out in front. Where garages were recessed from the building front, they were attached between the units or on the outside of the units without any living space behind them. This created a much wider structure overall. Attachments -Location Map -Certified Survey -Plans -Area Photos X-C-01 LOCATION MAP X-C-01 X-C-01 Horizontal siding proposed on dormers like the rest of the home Board and batten on gables (no longer proposed, see above) Address map for photo reference X-C-01 600/ 604 East of proposal 512 West of proposal 521 Across from proposal X-C-01 517 Across from proposal 505 across from proposal X-C-01