HomeMy WebLinkAbout#3 OHDS OrdinancePlanning Commission Memorandum
To:
Planning Commission
From:
Kari Barker, Associate Planner
Date:
December 13, 2010
Item:
Amend Chapter 155.23 R-2 Medium Density Residence (D) Original
Hastings Design Standards
Planning Commission Action Requested:
The Planning Commission is asked to
hold a public hearing and review an amendment to Chapter 155.23 R-2 Medium
Density Residence (D) Original Hastings Design Standards. The amendment would
increase the threshold for requiring Planning Commission and City Council Review
of certain OHDS improvements.
OHDS were adopted four years ago to ensure construction
Background Information:
of homes consistent with the historic neighborhood. The Ordinance requires Planning
Commission and City Council approval for any “Substantial Modification,” defined
as improvements affecting the outside of a structure and exceeding 5% of the building
value.
Over the past few years, home prices have declined while building costs have
increased. The 5% standard is now affecting more homes than it has in the past. City
Staff has noticed an increase in permits for OHDS review during 2009 and 2010. A
table is attached that illustrates the applications for OHDS review from 2006 to
present.
Another reason for the Ordinance Amendment is the burden that is placed on homeowners as
the review process typically takes a minimum of three weeks.
Advisory Commission Discussion:
The Planning Committee of the City Council met on the
aforementioned item on Monday, November 15, 2010. The recommendation of the
Committee was to change the percentage that triggered the OHDS review from 5% to 10%
and modifying the intent statement. In addition, the Committee recommended the percentage
be reviewed by the City Council on an annual basis.
Financial Impact:
None, as an application fee is not collected for OHDS review.
Attachments:
Table of applications for OHDS review
Ordinance
City of Hastings
101 Fourth Street EastHastings, MN 55033-1955p:651-480-2350f:651-437-7082www.ci.hastings.mn.us
YearApplicantAction RequestedAddress/LocationNotes
2006Mancino, PatrickReroof and reside home502 7th St WRoofs and siding no longer require OHDS approval
2006Overmeyer, MelodyReplace windows817 Tyler StreetWindows no longer require OHDS aproval
2006Storholm, David & TerryReside home320 Sibley StreetRoofs and siding no longer require OHDS approval
ApplicantAction RequestedAddress/Location
Year
2007Chandler, MattNew Garage638 7th Street W
2007Deitner, WilliamRetaining Wall637 2nd Street W
ApplicantAction RequestedAddress/Location
Year
2008City of HastingsStreet reconstruction St. John's parking
2008Peine, Peter & LyndaSiding substitution316 9th Street W
ApplicantAction RequestedAddress/Location
Year
2009Adkins, ReneeChange rear roof pitch 315 6th St E
2009Schumacher, JimConstruct new garage316 4th St W
2009Lehmann , JamesAddition to rear of home504 3rd St W
2009Leese, DanMove in a garage 416 7th St W
YearApplicantAction RequestedAddress/Location
2010Fultz, CarlConstruct a new garage526 7th St W
2010Wagner, PatrickConstruct a new front porch603 6th St W
2010McGrath, WilliamRemodel a back porch603 6th St W
2010Simmons, Kay and BernardAdd on to the rear of the home219 5th St W
2010Appert, NateAddition to side of home- 6' X 14'533 4th St W
ORDINANCE NO.______________, THIRD SERIES
AN ORDINANCE OF THE CITY OF HASTINGS, MINNESOTA AMENDING
HASTINGS CITY CODE CHAPTER 155.23– R-2 MEDIUM DENSITY RESIDENCE (D)
ORIGINAL HASTINGS DESIGN STANDARDS
BE IT ORDAINED
by the City Council of the City of Hastings as follows:
Chapter 155.23 (D) of the Hastings City Code – R-2 Medium Density Residence is herby
amended as follows: (Additions to the ordinance are underlined and section numbers may be
renumbered):
(D)Original Hastings design standards.
(1)Intent. Original Hastings Design Standards (OHDS) preserve and enhance
traditional neighborhood design by reflecting the general characteristics of buildings dating from
1845 to 1940, 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.OHDS design guidelines are intended to be used
to determine if proposed modifications will negatively affect the historic appearance of the
streetscape.The OHDS are derived from the Design Guidelines for Original Hastings, adopted
in 2003 by the City Council as part of the Heart of Hastings Master Plan.
(2) Designated District. OHDS shall be effective for portions of the R-2 District as
indicated in the figure below and shall be further identified on the Official Zoning Map. Areas
not zoned R-2 are excluded from the OHDS.
Hastings - Land Usage
176
(3) Applicability. The OHDS are applicable to all new residential development within
the OHDS District. Substantial modifications to existing residential buildings shall also adhere
to the design standards. Substantial modifications are defined as building improvements
affecting the exterior of a structure, and exceeding 5% 10% of its current building market value
as defined by the Dakota County Assessor. This percentage shall be reviewed by the City
Council on a regular basis.Substantial Modifications may include the following:
(a)Projects in corner side yards abutting a right-of-way.
(b)Accessory structures over 120 square feet.
(c)Any project that would negatively affect the historic appearance of the
streetscape.
(4) Exemptions. The following activities shall be exempt from Original Hastings
Design Standards:
(a) Accessory buildings under 120 square feet;
(b) Fences, decks, porches and patios within the rear yard or interior side yard.;
(c) Areas of a home or structure not directly part of an alteration or improvement;
(d) Alterations or improvements to the interior of a structure not affecting the
outward appearance; and
(a)(e)Exterior modifications to homes built after 1950; and
(ef) Demolition of homes
1. The HPC shall have 10 days to visually record a structure after an
application is submitted to demolish a structure that is over 50 years old within the OHDS. If a
formal designation study has already been completed for the property, the HPC shall have up to
6 weeks to request that the City Council begin a designation process as outlined in § 30.10(D). If
the City Council initiates the designation process, the demolition application must be handled in
accordance with § 30.10(D).
(5) Relationship to historic preservation districts and standards. Original Hastings
Design Standards are different from and complimentary to established historic preservation
districts and standards. Original Hastings Design Standards focus less on historic re-creation,
but on the consistency of new and rehabilitated buildings to the established traditional character,
bulk, height and form of the neighborhood. Provisions of § 30.10 still apply to properties within
the OHDS that are within a designated Heritage Preservation District or individually designated
as a Historic Preservation Site.
(6) Garages. New garages directly accessing a public street shall be prohibited if an
improved alley way abuts the property.
(7) Immediate neighborhood. The immediate neighborhood as used to determine
OHDS applicability shall include all properties along street frontages within 150 feet of the
subject parcel as indicated in the figure below.
2009 S-5
Zoning Code
176A
[Text continues on page 177]
2007 S-1
Hastings - Land Usage
Zoning Code
177
(8) Immediate neighborhood average. The immediate neighborhood average is
defined as a range between 10% above and 10% below the mean for a given design standard
within the immediate neighborhood.
(9) Frontage types. Application of OHDS are based upon the following frontage
types.
(a) Front yard. Front yards contain a landscaped lawn between the street\sidewalk
and the residence. Structure setbacks shall be consistent with the immediate neighborhood
average. Fences may be constructed in accordance with the § 155.05. Raised porches are
encouraged.
(b) Garage\alley. Neighborhood alleys provide service and garage access to
residential uses in order to preserve the pedestrian character of the primary street frontage.
Detached or semi-detached garages can front the alley in 1 of the 2 configurations shown in the
sketch below. Lofts in 1.5-story garages may be suitable for residential use. Garages are further
regulated under the accessory structure provisions of this chapter.
[Image follows on next page]
Hastings - Land Usage
178
(10) Outline of design standards.
Front YardGarage/Alley
Yard Use
Pedestrian only. No vehicle Vehicle Parking. Pedestrian
parking or drives in front yard if path to rear entry. If abutting an
abutting an improved alley way improved alley way
Yard and Street Wall MaterialsLandscaping predominant. Paved driveway. Landscaped
Concrete, brick, or stone paths. buffer. Screen walls – Brick or
painted wood.
Yard and Street Wall
Lawn and Trees predominant.Wall or fence to match building
Technique
Wall or fence shall match style.
building style. Ground floor
shall be raised above grade 24
to 48 inches if containing a
porch.
Zoning Code
179
Front YardGarage/Alley
Building WallFront Yard setback varies to Side loaded garage must have 5
match immediate neighborhood foot green space between drive
average. Side yard setback and alley. Maximum setback
conforms to Residential Lot for all garages is 25 feet.
District Requirements of
§ 155.50
Building WidthMust conform to the immediate neighborhood average
Entry Level Wall Openings30% to 50% transparent Size and shape of windows to
window and door openings match main building.
Entry Level Wall Materials
Brick or stone masonry in Same materials as on main
historic size and pattern.building.
Cement Stucco. Wood lap,
vinyl, metal, cementitious, or
drop siding with maximum 5
inches exposed.
Entry Level Wall Technique
Historic window, door, and Historic window and door
porch detailing. Main entry detailing to match main
from roofed porch. Porch building.
optional with a minimum 8-foot
depth, but no less than 5 feet
from sidewalk/curb.
Upper Level Wall OpeningsReflect bay pattern and size of Reflect entry level bay width.
immediate neighborhood
average. 25% to 50% window
openings.
Upper Level Wall Materials
Brick or stone masonry in historic size and pattern. Cement stucco.
Wood lap, vinyl, metal, cementitious or drop siding with
maximum 5 inches exposed.
Upper Level Wall Technique
Detailing to be consistent with historic building style of the
immediate neighborhood average.
2007 S-1
Hastings - Land Usage
180
Front YardGarage/Alley
Entry Shelter TypeCantilevered roof shelter over Residential use of garage shall
entry or covered porch. Relate require a cantilevered roof
to entry openings. Door must shelter over entry.
face the front street.
Entry Shelter Materials
Wood or iron-framed structure. Wood, metal, or composition
shingle roof consistent with immediate neighborhood average.
Entry Shelter Technique
Detailing consistent with historic building style and immediate
neighborhood average.
Roof Style and PitchSteep pitch (8:12 minimum) Same as main building.
gable roof. Lower pitch
Italianate hip or porch roof.
Roof Materials
Low slope membrane roof. Same as main building.
Steep pitch metal, wood, slate
or composition shingle roof.
Roof Technique
Cap parapet with integral or Same as main building.
projecting cornice. Consistent
with historic building style and
the immediate neighborhood
average.
Roof Height
Roof height shall be consistent with the immediate neighborhood
average.
(11) Administration. The Planning Department shall administer the design standards
consistent with § 155.51. New residential development and substantial modifications to existing
development shall be reviewed by the Planning Commission and approved by the City Council.
Substantial modifications are defined as building improvements changing the exterior of a
structure, and exceeding 5% of its current building market value as defined by the Dakota
County Assessor. The Planning Director shall have the authority to determine conformance of
any project to the Original Hastings Design Standards that do not require Planning Commission
review and City Council approval.
(12) Appeals. Any appeal of an administrative decision shall be forwarded to the Board
of Zoning Adjustment and Appeals as outlined in § 30.02.
(13) Effective date. The provisions of this section shall apply to all properties in the R-
2 OHDS Overlay District immediately upon passage and publication.
(Prior Code, § 10.13A) (Am. Ord. 546, passed - -; Am. Ord. 561, 2nd Series, passed 2-5-2007;
Am. Ord. 2009-2, 3rd Series, passed 1-20-2009) Penalty, see § 10.99
All other sections shall remain unchanged.
ADOPTED
by the Hastings City Council on this 3rd day of January, 2011.
_________________________________
Paul J. Hicks, Mayor
ATTEST:
______________________________________________
Melanie Mesko Lee, City Clerk
I HEREBY CERTIFY that the above is a true and correct copy of an ordinance presented to and
rd
adopted by the City of Hastings, County of Dakota, Minnesota, on the 3 day of January, 2011
as disclosed by the records of the City of Hastings on file and of record in the office.
_____________________________________________
Melanie Mesko Lee, City Clerk
( SEAL)
This instrument drafted by:
City of Hastings (KSB)
101 4th St. East
Hastings, MN 55033