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HomeMy WebLinkAbout07/31/00 Hastings Planning Commission July 31st, 2000 Regular Meeting 7:00 p.m. Commissioner Schultz called the meeting to order at 7:00 p.m. 1. Roll Call Commissioners Present: Anderson, Greil, Harrington, Schultz, Strauss, and Stotko Commissioners Absent: None Staff Present: City Planner Matthew Weiland, Associate Planner Kris Jenson 2. Approve July 17th, 2000 Planning Commission Meeting Minutes. 3. Public Hearing - Park Place Special Use Permit The Public Hearing for this item was canceled as the project also needs to have a rezoning on the property. The Public Hearing was rescheduled for the August 14th Planning Commission meeting. 4. Public Hearing - Guardian Angels Redevelopment Block Rezoning Chairman Schultz reopened the Public Hearing at 7:02 pm. City Planner Matthew Weiland presented background information on the project. Planner Weiland discussed issues raised during neighborhood meetings and the previous Planning Commission meeting. Concems regarding parking, landscaping, street reconstruction have been reviewed and addressed as well as the project having been reviewed by the Heritage Preservation Commission and the Housing and Redevelopment Authority. Loren Bruggeman, Vice President of Development for Sherman and Associates gave some background on his company, stating that they manage over 4,000 rental housing units. The buildings will use red brick and limestone to keep the buildings in line with the existing church and school. The developers are looking at possibly using vines along the rear of the building to give it an Aolder@ feeling. This project will have on-site, full-time management. Sherman and Associates recently received from HUD a Superior rating for their property management. Joelene Evenson, Director of Violence Prevention for the Community Action Council, currently operates the Robert B. Lewis House in Inver Grove Heights. She read a letter from Lt. Chuck Kleckner, Patrol Commander for the Inver Grove Heights Department of Public Safety, regarding police issues with the women's shelter. The letter stated that the women's shelter had no negative impacts on the neighborhood and has not increased the calls for service in the area. Ms. Evenson also noted that this shelter was strictly for battered women and their children; it would not be used as a half-way house or sex-offender residence. Mr. Bruggeman presented information from Pleasant Ridge townhomes about their typical renter. Pleasant Ridge serves the same market as the affordable townhomes proposed in the Guardian Angels project. The average income at Pleasant Ridge is $31,388 for a family of four. Ninety-three percent of the families (27 of 29) are working families and 70% are from Hastings. Chairman Schultz asked the audience if there were any comments from the public regarding the rezoning of the block. Kathy OBrien, 222 E 5th Street - Ms. O'Brien asked how a family making $31,000 could afford rents of $900 a month. She expressed concerns that the play area was not large enough to accommodate the potential number of children living on the block. She also questioned who would be running the day care center, where the paa:king for the center employees would be located. She also asked if the neighbor=s really had a say in the project. Planner Weiland responded the proposed rents are $500 to $900 and include the affordable units as well as the units renting at market rate. The play area was approximately 30' x 70', and perhaps it could be increased in size. He also added that Staff can address certain issues with regards to developments, but issues such as rental versus owner occupied housing was not something the City can dictate. Mike McCabe, 804 Ramsey Street - He originally received information on a senior housing project on this site, and was wondering what was being done to provide senior housing in the area. He also feels that additional parking is required for this project. He also asked about whether the project would have on-site management. Loren Bruggeman responded to the questions, stating that originally this project was looked at as a senior housing project, but the financing was not available to make the project work. This project will have full-time on site management. Chairman Schultz closed the Public Hearing at 7:52 p.m. and asked Commissioners if they had any comments or questions. Commissioner Harrington asked if the current zoning was consistent with the Comp Plan and Planner Weiland stated that it was not. He stated that the proposed R-4 zoning was consistent with the Comp Plan. Commissioner Greil expressed concerns about the rezoning limiting the site=s possibilities. Commissioner Anderson stated that the rezoning is based on the Comp Plan, of which there had been plenty of discussion. This project saves the church, rectory, and the school. Currently there are no taxes being paid on the property as it is still owned by the church. This will be taxed at a high rate that single family homes. Mr. Bruggeman explained that once the sale is complete, the property will be assessed and placed on the tax rolls. The TIF which is being considered for the site would rebate a portion of the difference in the tax increase from the developed site to the site undeveloped, privately owned site. Commissioner Stotko expressed his support for this project while acknowledging that issues such as paa:king must be addressed. Commissioner Greil stated that he joined the Planning Commission after the Comprehensive Planning process. It is important to him that the church is saved, but he is concerned about how this project affects the neighborhood and the high density of housing in this part of town. He stated that higher density housing located in the western parts of town are generally surrounded by open space. Planning Commission Action: Commissioner Anderson moved and Commissioner Harrington seconded to recommend to the City Council to approve the rezoning of the property to R-4 PRD Medium High Density Residence Planned Residential Development. Upon vote taken, Ayes, 5; Nays, 1. Motion carried. 5. Site Plan - Guardian Angels Redevelopment Plan Commissioner Greil verified that the townhome units all have one car garages and asked about counting the parking space outside the garage. He also asked about where day care center employees would park, and where the drop off/pick up space for the center would be. Mr. Bruggeman stated that it is typical, especially in townhome developments to count the space outside the garage as a parking space for the project. Planner Weiland stated that it was anticipated the day are center employees would have shared parking on-site with the residents. Commissioner Anderson stated that Staffhas presented viable options to address the parking issue. Option A is shared use with the Municipal parking lot across the street. This lot is not full during the day and is empty in the evenings. He feels that Option B is not viable, nor is Option C, as he feels it is important to keep the green space north of the rectory. Option D is not a benefit to the site. He suggested a curb cut area along Sibley Street as a pick up/drop off for the day care center. Commissioner Harrington added that parking is generally allowed on street, but it is an issue that can be raised with the City Council. Commissioner Schultz added that she feels the curb cut along Sibley is the best option. Mr. Bruggeman agreed, stating that the drop off area would be the most viable. Commissioner Stotko asked for clarification on the parking counts and whether on street spaces indicated on the plans were included in the totals. Planner Weiland stated that on-street parking, while available for use by the residents is not counted in the parking totals. A parking lot island was being eliminated to provide an additional 2 spaces. Commissioner Greil inquired about park fees for the site. Planner Weiland responded that the new apartment and townhome units would each pay $850.00 paa:k dedication fee. The NRRC may choose to give the project some type of credit for the playground area on site. The new units will also be paying WAC/SAC charges for the water and sewer connections. Ms. OBrien asked if the playground area was open to the neighborhood Planner Weiland stated that it would be, yes. Pat Handlson, 517 W 5th Street, stated that he felt this was an exciting proposal, that it will provide affordable housing which is much needed within the Hastings community. Paul Kasel, 121 E 6th Street - stated that he has lived in the neighborhood since 1966 and is concerned with parking. When the site was previously used as a school, many of the children were bused to the school. Mr. Bruggeman stated that the units have occupancy standards and residents aa:e reviewed once per yea]:, to ensure that they comply with occupancy standards. Mark OBrien expressed concern that this project would have a negative effect on his property values. Bob Hollenbeck, 212 2 2nd Street E stated that bulldozing this site would not be good for the community and her is in favor of this project. Mr. McCabe expressed concern over the height of the buildings. Commissioner Anderson stated that neighbors can petition the City Council to make modifications to on street parking in the area and possibly establishing a residential permitting system. The play area is being made larger and that Staff should be trusted to work with the developer to accomplish the conditions. Chairman Schultz asked the Commission what their opinions were on the parking options provided. She would prefer to see something more definite than Option A, shared parking with the municipal lot. Commissioner Harrington feels that Option B, requiring off-site parking within 400' is not a viable option. Commissioner Strauss doesn=t like Option C, adding a parking lot in front of the shelter and reducing the greenspace, isn=t crazy about Option B, but feels that residential permits may help the situation and alleviate the concerns of the neighbors. She reiterated that this project is not subsidized housing, it is comparable to Pleasant Ridge Townhomes. Planner Weiland stated that according to the police, calls in the Pleasant Ridge area are comparable with other areas of the City, and there had been no prosecutable cases before the City Attorney. Commissioner Greil moved that the Site Plan review be tabled, that the developer redesign the units to be two stories in height, and creative parking to address all the parking needs. The motion failed for lack of a second. Planner Weiland stated that the steeper pitched roofs were added due to neighborhood concerns that the units were too g_horizontal. @ John Grossman, Staff liaison to the HPC, stated that the HPC reviewed the units and felt they were appropriate, that they were compatible with the neighborhood in size and materials. The verticality of the units was also compatible. Commissioner Strauss feels that under the parking options, Option C should be deleted. Commissioner Greil inquired about waste service for the site. Mr. Bruggeman stated that the townhomes would have individual waste pick-up while the apm-trnents would have sort of interior garbage site. If located outdoors it would be fully screened. 5 Planning Commission Action: Commissioner Strauss moved and Commissioner Anderson seconded a motion to recommend to the City Council the approval of the Guardian Angels Block Redevelopment Site Plan subject to following: 6. 7. 8. That the proposed structure and accessory items including, but not limited to, the parking lot and landscaping shall be completed pursuant to the approved site plan. Upon request for occupancy of the building, all uncompleted items contained within the site plan shall be addressed pursuant to city code escrow requirements. Site Plan approval is contingent upon the rezoning of the property to R-4 PRD. That the developer shall install separate water meters and water lines installed for all irrigation systems. That the developer modify the landscape plan to include the following elements subject to approval of the City Planner: 1. Boulevard trees shall be planted every 50 ft along Sibley St. and 5th St. E. 2. Two trees shall be placed in the front yard of 5 unit building along 5th Ramsey St. That road and utility improvements for 4th St. E, 5th St. E, and Sibley St. must be ordered before the issuance of building permits for this project. That the shelter may be occupied before the road improvements are ordered. That the developer will work with the HPC to develop building plans that compliment the surrounding neighborhoods. That the developer shall be required to address all fire safety, building safety, and accessability requirements for the use of the new and existing buildings as part of the building plan review. 11. 12. 13. 14. 15. That the developer shall identify how and where waste storage shall be handled on the site. Any outdoor dumpsters must be completely screened. That parking requirements for this project must be met through one of the following four options: Option A- Accept the current proposed site plan with shared parking allowed in the City=s Public parking lot on 4th St E. Option B - Require the developer to provide off street parking in another location within 400 ft of the apartment building. Option C - Require the Developer to eliminate apartment units from the project, if none of the other parking options are feasible. That the developer shall increase the size of the playground area from the current approximate size of 30' x 70' That the developer shall add a loading/unloading area along Sibley Street for the daycare and preschool use. That the developer shall add a loading/unloading area along 4th Street for the daycare and preschool use. Recommendation to the NRRC to evaluate park options in the area. That other considerations be made for parking in the area, including assigned parking spaces and residential parking permits for the neighborhood. Upon vote taken, Ayes, 5; Nays, 1. Motion carried. 6. Updates and Other Business Planner Weiland reminded the Commission and the public that a neighborhood meeting is scheduled for August 3rd in the Community Room at City Hall regarding the Dakota County CDA proposed family/senior townhomes. The meeting will be from 5:30 to 7:00 pm. Applications have been received for the vacant Planning Commissioner position and interviews are being set up at this time. 7. Adjournment There being no further business the meeting was adjourned at 9:20 pm.