HomeMy WebLinkAbout4 - Report PC - Historic Appartments
To: Planning Commission
From: Justin Fortney, City Planner
Date: November 12, 2019
Item: Ordinance Amendment #2019-27 – Historic Apartments Within the R-2 Zoning District
Planning Commission Action Requested
Review the draft amendment to Hastings City Code Chapter 155 – Zoning, allowing
apartments by a SUP within the R-2 Zoning District. Upon direction from the Planning
Commission, a public hearing and formal consideration would be held at a following meeting.
Background
Within Hastings and similar communities, there are large historic structures that are no
longer utilized for their intended purposes and may not be in their future. These properties
include mansions, convents, churches, schools, etc. Often times uses that are compatible
with the neighborhood are introduced like B&B’s, vacation rentals, daycares, etc. There are
also uses introduced or proposed that are not compatible with the neighborhood and can
lead to the deterioration of the neighborhood.
While residents often oppose some of these uses, they seem to understand that due to the
nature of the large historic structure, some type of atypical use should be expected. The
use of apartment in these structures has been greatly tolerated in similar communities,
along with the ones that have been converted in Hastings prior to current zoning
restrictions. The use of apartment is most similar to the surrounding uses of single-family
homes and duplexes. In addition, there are many apartment buildings that abut residential
homes on differing zoning districts without issue. There are also many modern R3-PRD
developments in Hastings that contain a mix of single-family homes and apartments.
There are currently several of these structures currently for sale with little to no interest for
uses that are currently allowable. The Thorwood Mansion has been for sale for 2 years
without a sale. Recently, three offers have been submitted to purchase the property and
rehabilitate it for use as a higher density residential structure.
An ordinance that allows a higher and best use within these special historic structures,
seems to be the best way to allow reinvestment without compromising the character of the
neighborhoods.
Planning Commission Memorandum
Proposed Ordinance
Staff is proposing an amendment that would allow the use of apartments in the R-2 district
that meet certain criteria. An outline of the proposal is presented below for preliminary
feedback.
The Planning Committee of the City Council met on Monday November 4th and authorized
staff to proceed with the proposal. They commented that an amendment allowing
apartments in historic structures should include individual approval, neighborhood
notification, and off-street parking requirements. They did mention concerns over the
possibility that increased rentals could lead to neighborhood blight. Staff commented that
blight associated with rentals has been an issue with the conversion of single-family homes.
Staff added that apartment buildings in larger historic structures in Hastings are very well
maintained and actively managed. Staff also mentioned that very few properties would
meet the requirements of the proposed ordinance.
The HPC (Heritage Preservation Commission) has been made aware of this proposal. The
Hastings Heritage Preservation Commission Ordinance §30.10 (E)(1) states they shall review
and comment on all city actions that could affect the appearance of a Historic property
including special use permits, variances, vacations, subdivisions and site plans, street and
utility reconstruction plans, building permits, building violations or maintenance orders.
DRAFT PROPOSAL
§ 155.23 R-2 MEDIUM DENSITY RESIDENCE.
(C) Uses by special permit
Add:
(5) Historic Apartments subject to the following criteria:
(a) That the facility shall be part of a formally designated local, state, or national
historical structure;
(b) That all apartment units shall be established within the principal structure;
(c) That the number of units may be dependent on the amount of off-street parking,
as required by the Parking and Loading Requirements of § 155.09;
(d) That the structure shall have a minimum size of 4,000 gross square feet. One
unit per 1,000 square feet of gross structure size;
(e) That the lot on which an apartment is proposed shall have a minimum area of
9,000 square feet. An additional 1,800 square feet of lot area shall be required
for each additional unit in excess of 5 units;
(f) That the SUP application be reviewed by the Heritage Preservation Commission
as required by §30.10;
(g) That necessary and approved changes are made to the structure with all
applicable building permits and payment of applicable fees.
The proposed requirements above would limit the apartment units to about the following 11
properties, some of which are already grandfathered as apartments. (possible number of
units would depend on the above requirements, provided off-street parking, building codes,
an SUP review):
Harbor Shelter (321 6th St E)
Rosewood (620 Ramsey)
Thorwood (315 Pine)
SEAS School (600 Tyler - non-contributing, but designated in the district)
Siebenaler House (1007 Sibley)
Kranz/ Johnson Apartment House (401 Ramsey)
Caturia Smidt FH (201 7th St E - non-contributing, but designated in the district)
St. Luke’s (615 Vermillion)
Van Dyke Mansion (612 Vermillion)
First United Presbyterian ( 602 Vermillion)
Pringle House (413 2nd St W)
Attachments:
None