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HomeMy WebLinkAbout04/10/00Hastings Planning Commission April 10, 2000 Regular Meeting Commissioner Schultz called the meeting to order at 7:05 p.m. Commissioners Present: Anderson, Greil, Harrington, Schultz, Stotko, and Strauss Commissioners Absent: None Staff Present: City Planner Matthew Weiland, Associate Planner Kris Jenson 2. Approve March 27th, 2000 Planning Commission Meeting Minutes. 3. Public Hearing - Arbor Oaks Preliminary/Final Plat Planner Weiland presented background information on the project. Chairman Schultz opened the Public Hearing at 7:11 p.m. Mike McCabe, 1041 Hillside Street, stated his objection to this project. He feels that single family homes and duplexes should be located along the homes at the top of the hill to buffer the residents from the 3 story building. He is also concerned about the noise from the service entry. He stated that he feels the City is not doing what should be done with regards to this project. Roger Stradal, 1015 Hillside Street, submitted a letter to the Planning Commission as well as one from his wife, Karen Stradal, also of 1015 Hillside Street. He questioned the setback for the service road from the property lines and also expressed his concern that bedrock will impede underground water flow and this project should have been designed appropriately from the beginning. Jay Nicholls, 1031 Hillside Street, inquired about the difference for the site being platted as one lot versus many lots. Planner Weiland stated that the site was being platted as one lot because the townhomes would be rented rather than sold. Mike Beauvais, 1100 Hillside Street asked whether the City had given this project any land and if the utility systems could handle the added load. Planner Weiland responded that the City had not given nor sold the developer any land for this project. The utility systems have adequate capacity to serve the development. The Public Hearing was closed at 7:23 pm. Planner Weiland stated that the Planning and Engineering Departments have reviewed the development plans. Tom Montgomery P.E., Public Works Director, drafted a memo for the Planning Commission regarding the concerns of groundwater, stating that he has none. Planner Weiland stated that the hours for deliveries will be worked out as a part of the developer=s agreement. He also apologized for any miscommunication regarding meeting notifications, however, because the City Council meeting was not a public hearing, there was no requirement for notification. Chairman Schultz asked about park fees. Planner Weiland stated that the Natural Resources and Recreation Commission has made their recommendation to the City Council, and the Planning Commission cannot make a recommendation on that issue. Commissioner Strauss stated that a correction was needed to condition #6 on the recommendation from Staff, that the final sentence of that condition should read AThe payment of the interceptor sewer fees shall be agreed to upon in the development agreement@. Commissioner Strauss also informed the audience that this development would be paying interceptor sewer fees, as well as sewer access charges and water access charges, and those funds are used to maintain and upgrade systems. Chairman Schultz stated that while the Planning Commission doesn=t make recommendations on park fees, it is her personal feeling that they should pay the full fees. She asked the applicant if CommonBond was a non-profit organization. Doug Mayo, CommonBond Communities, replied that yes, CommonBond is a non-profit organization. Chairman Schultz inquired as to what the current property taxes are and what they are estimated to be after construction of the project. Mr. Mayo stated that the taxes are currently around $9,000, and after construction of the project they will be around $109,000. Commissioner Stotko stated that he sympathized with the neighbors about not being notified sooner, but acknowledges that the City Council has already approved the Site Plan for the project. Planner Weiland stated that the Council would be made aware of the concerns of the neighbors expressed at the Planning Commission meeting. Mr. Stradal stated that he felt the meeting schedule was poor, that some neighbors were unable to make the meeting due to work conflicts, as well as during spring break time, people have plans to be on vacation and are not available to make the meetings. He also stated that he feels this project was ramrodded through the process and done in an improper manner. Mr. McCabe stated that the developers do not know about the neighborhood, and he felt there would be more input and direct contact with the neighbors, yet he never heard anything. Bernard Eckert, 1021 Hillside, stated that this project ruins his view and he will now be looking at a 3 story building. Commissioner Strauss added that the reason she motioned to table the vote on the Site Plan was to avoid potential misunderstandings about the process and what was being approved. She stated that in her position with the Minnesota Department of Natural Resources she works with many communities who employ a Aconcept plan@ stage, which gives neighbors an opportunity to learn about the project before the engineering and planning work is completed. It may be a method that the City looks into using. 2 Planning Commission Action: Commissioner Strauss moved and Commissioner Harrington seconded to recommend to City Council the approval of the Arbor Oaks Preliminary/Final Plat subject to the following conditions: 4. 5. 6. The final plat hardshells must be consistent with the approved final plat. The final plat shall be modified to illustrate a 10 foot drainage and utility easement around the front of the property and a 5 foot drainage and utility easement around the sides and rear of the property. An iron monument shall be set in the southwest comer of the property by a licensed surveyor. That the private drive and related utilities be designed and constructed according to City policies as determined by the Public Works Director. That the applicant provide evidence that the private street will be maintained by a private entity and not by the City. That the Developer shall pay the required $305.00 per dwelling unit in interceptor sewer charges. The interceptor sewer charge for this project totals $25,925.00 for 85 units. The payment of the interceptor sewer fees shall be agreed to upon in the development agreement. That the Developer shall pay the required park dedication cash in lieu of land fee of $850.00 per unit or $72,250.00 for 85 units. The payment of the park dedication fees shall be agreed to upon in the development agreement. The developer shall plant landscaping elements according to the approved landscaping plan. An escrow is required for any unplanted trees before occupancy is allowed. The developer shall enter into a development agreement with the City of Hastings documenting conditions of approval for the Arbor Oaks Site Plat and Site Plan. The development agreement shall be signed prior to the City releasing the final plat hard shells. Upon vote taken, Ayes, 6; Nays, 0. Motion carried. Paul Hellen, 1030 Hillside Street, stated that he watched the City Council meeting on cable and would like an update about the committments made by the developers at that meeting. He also questioned whether there would be any negotiations between the residents and the developers, as he thought he may have heard something to that effect. Planner Weiland stated that the issues raised would be addressed in the development agreement. Those issues include delivery hours and additional landscaping. He stated that there are no plans to have negotiations between the developer and the residents. He informed the audience that the plat would be reviewed by the City Council at th the April 17 meeting and hopefully the development agreement would be reviewed by the City Council on the 1st of May. 4. Public Hearing - Chapter 10 Zoning Ordinance Amendment (Garden Centers) Planner Weiland stated that Staff was proposing a change to the code which addressed outdoor sales. Merchants who have garden centers have commented to Staff that they do not feel that 60 days is long enough for this type of sale. Staff agrees with the merchants and feels that since garden centers generally operate from April to July and that 120 days would be a better option. The proposed amendments would involve creating a separate set of roles for garden centers only, while still having available an amount of time for other miscellaneous outdoor events - sidewalk sales, christmas tree sales, etc. The other events would then be limited to 30 days per calender year. Commissioner Stotko inquired whether there was a definition for garden centers, and if not, perhaps one should be added. Chairman Schultz opened the public hearing at 8:00 p.m. The public hearing was closed at 8:01 p.m. Chairman Schultz inquired whether 30 days was long enough to accommodate things like Christmas tree sales. Commissioner Harrington felt that language should be added regarding trash disposal, to ensure that the sites stay clean. Commissioner Stotko inquired if anyone would be able to hold outdoor sales. Planner Weiland stated that in the Commercial districts, yes. Commissioner Strauss asked if a permit process was in place for this issue. Planner Weiland stated that yes a process was in place. Chairman Schultz inquired about where other commissioners stood on the 30 versus 60 day limit. Commissioner Greil stated that he had no problems with the 60 days as it was. Commissioner Harrington moved and Commissioner Greil seconded a motion to recommend to the City Council approval of Chapter 10 SECTION 10.07 SPECIAL PROVISIONS Amendment. Upon vote taken, Ayes, 6; Nays, 0. Motion carried. 6. Updates and Other Business Planner Weiland stated that he has placed a notice in the newspaper asking for applicants to the Planning Commission. Chairman Schultz stated that there would be an open house on May 3rd for the proposed Red Rock Corridor relating to station locations, impacts on land uses, parking, etc. Adjournment: There being no further business the meeting was adjourned at 8:18 pm. 4