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HomeMy WebLinkAboutPCMinutes-20110214City of Hastings Planning Commission Minutes –February 14, 2011 Page 1 of 4 Hastings Planning Commission January 10, 2011 Regular Meeting Vice Chair Peine called the meeting to order at 7:01 p.m. Swearing in of Planning Commissioners 1.Chair Peine swore in Commissioner Stevens Roll Call 2. Commissioners Present: Peine, Stevens, Vaughan, Bullington, Rohloff, Messina Commissioners Absent: Slaten Staff Present: Community Development Director John Hinzman, Justin Fortney, Associate Planner Approval of Minutes – January 10, 2011 3. Motion by Bullington to approve the January 10, 2011 minutes. Seconded by Vaughan. Upon vote taken, Ayes 6, Nays 0. Motion carried. PUBLIC HEARINGS Kwik Trip 4. – Review of application #2011-05 to allow construction of a Kwik Trip Station at the northwest corner of Vermillion Street and County Road 46-47. st a. Rezoning – Rezone 107 21 Street W from R-3 – Residential Medium High Density to C-3 – Community Regional Commerce. b. Special Use Permit – Car Wash in a C-3 District c. Special Use Permit – Service Station in a C-3 District d. Concept Plan – Construction of a Kwik Trip Station Fortney Presented the staff report and asked the Planning Commission to table the SUPs until the site plan returns for official review. Chair Peine asked what was the reason staff proposed changes to the original concept plan that they reviewed. Hinzman responded that it was to limit the amount of noise created by the layout and to better relate to the Vermillion Street Corridor Plan. He added that the carwash was shown too close to the residential properties and the corridor plan shows a preference for buildings to be City of Hastings Planning Commission Minutes –February 14, 2011 Page 2 of 4 closer to the street frontages. Scott Teigen, Chief Financial Officer for Kwik Trip, Inc. said they have revised their site plan by moving everything even further from the residential area. Lynn Mann, owner of 1927 Eddy Street said the proposed site does need to be redeveloped, but shared the following concerns: 24 hour per day business in close proximity to homes, a carwash th produces about 90 decibels and people who live by the Holiday station at 15 St say have had to live with it, The Planning Commission should look closely at the carwash noise, there is a lot of traffic at 47 and 61 that needs to be addressed regardless of this plan, there is a lot of through traffic on Eddy street that could get worse because of the site. Bob Schiller, owner of 1941 Eddy Street said if the project is built, he will be the only house on his block and surrounded on 3 sides by roads and a gas station. Commissioner Vaughan asked what Dakota County’s comments were. Fortney responded: future connections to properties to the north should be planned for, the driveway on 47 should be moved further west, the driveway on 47 will only be granted as temporary, future/ permanent access should be located onto Eddy St, and additional right-of-way will be needed in the future so site amenities should not be placed in that area. Commissioner Stevens asked the applicant what their timetable is for construction. Teigen said it was late summer 2011. He added that the project has now been removed from their 2011 construction projects. He said they are proposing a 5 million dollar project on the site and if they cannot get direct access to 47, they could not move forward with the project because it would not be viable. Commissioner Bullington asked what the allowable uses are in the R-3 zoning district. Fortney said single and multi-family residential. Bullington said he has concerns when neighbors have concerns. He added that he doesn’t think this site is a good fit for this use. He asked the applicant if the carwash is run 24 hours per day and would a horn sound. Teigen said they would probably operate the carwash from 7:00 am to 11:00 pm like some of their other locations. He added that there would be a peeping sound emitted to notify the driver to stop, which should not be audible outside of the carwash. Bullington asked Mann if the previous businesses presented any nuisances. Mann said a tenant of one of the buildings had a loud motorcycle. Bullington said he doesn’t think this is the right place for this heavy commercial use. He added that he doesn’t thing he will support the rezoning because of this. Stevens asked what the consequences would be if the property was rezoned and the gas station was not built. Hinzman said the existing home would turn in to a legal nonconforming use. Stevens said the deal could hang-up on access and we maybe should table until there is some finality with that. City of Hastings Planning Commission Minutes –February 14, 2011 Page 3 of 4 Vaughan asked if they would be able to get two accesses onto Hyw 61. Fortney said probably not. Teigen said they would still both be right in/ right out. Mann said the City could see if MnDot would allow a left turn lane into the property. Hinzman said they have been very opposed to that in the past. th Vaughan asked if they could get access from 18 Street. Fortney said that would require crossing too many properties and may not be viable for Kwik Trip because they would still not have access from 47. Hinzman said that is a good long term strategy, but may not help in the short term. Stevens ask what the dark line north of the carwash was signifying. Teigen said that was noting a privacy fence to block noise from the carwash. Steven asked what spill protection the site had to keep spills from entering the storm sewer that discharges directly into the Vermillion River. Teigen said that maybe a devise could be used that separates water and oil. Bullington said there are a lot of vacant properties around town that could be used as alternative sites like the old Wendy’s and Jiffy Lube properties. This site just doesn’t seem appropriate. Motion by Vaughan to table the rezoning until there is some finality to the comments from Dakota County. Seconded by Stevens. Upon vote taken, Ayes 6, Nays 0. Motion carried. Motion by Chair Peine to table the two Special Use Permits until the site plan is brought forward for consideration. Seconded by Stevens. Upon vote taken, Ayes 6, Nays 0. Motion carried. OTHER ACTIONS Community Development Annual Report 5. Community Development Director Hinzman presented the Report Vaughan asked if there are plans to improve the bicycling trail system within the city. He added that the perimeter has a great system, but lacks good trails and bike lanes in the established parts of the city. He also asked if bicycling facilities are installed only when the roads are rebuilt. Hinzman said they are usually planed for reconstruction and sometimes property owners do not want them. He added that the Public Works Department along with assistance from the Parks Department lead the trail projects. City of Hastings Planning Commission Minutes –February 14, 2011 Page 4 of 4 Other Business 6. Hinzman updated the Commission on upcoming items and previous City Council actions. Adjourn 7. Motion by Rohloff to adjourn the February 14, 2011, Planning Commission meeting. Seconded by Stevens. Upon vote taken, Ayes 6, Nays 0. Motion carried. The meeting was adjourned at 8:25 p.m. Next Planning Commission Meeting – Monday, February 22, 2011 Respectfully submitted, ___________________________ Justin Fortney Recording Secretary