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Home My WebLink About3 - Historic Residential Density To: Planning Commission From: Justin Fortney, City Planner Date: December 9, 2019 Item: Ordinance Amendment #2019-27 – Historic Building Residential Reuse Density Planning Commission Action Requested Hold a Public Hearing, review the proposal, and make a recommendation to the City Council on the following amendment to Hastings City Code Chapter 155 – Zoning: - Allowing by SUP (Special Use Permit), increased density for historic residential rehabilitation of designated historic structures meeting stated requirements. Background (From the November 12, PC staff report) 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. A residential use with increased density 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. This type of use is most similar to the surrounding uses of single-family homes and duplexes. In addition, apartment buildings often abut residential homes where zoning districts meet, without issue. There are also many modern R3-PRD developments in Hastings that contain a mix of single-family homes and high-density condos 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 had been for sale for 2 years. While it had been substantially damaged, interested developers were most weary of the project due to density restrictions that would not allow for a return on investment. Three offers had been submitted to purchase the property and rehabilitate it for use as a higher density residential structure. The property has been purchased and will hopefully be rehabilitated soon. An ordinance that allows a use equal to these buildings’ design and size would allow owners and investors to utilize them profitably, thereby assuring their continued use and Planning Commission Memorandum maintenance. A strictly residential use for these special historic structures with the guidance of a SUP and review, would allow for reinvestment without compromising the character of the neighborhoods. Staff is proposing an amendment that would allow an increase of density in the R-2 district that meet certain criteria. The proposed amendment is attached to the staff report, which is based on preliminary feedback from the City Council Planning Committee and Planning Commission. 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 additional units 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 some 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. At its November 12th meeting, the Planning Commission reviewed a draft proposal and provided comments that staff has incorporated in to the proposed amendment. Attachments: Proposed Ordinance Amendment List of Properties that Could Possibly Apply for the Proposed SUP PLANNING COMMISSION DRAFT DECEMBER 9, 2019 ORDINANCE NO. _____________________ AN ORDINANCE OF THE CITY OF HASTINGS, MINNESOTA ALLOWING AN INCREASED NUMBER OF DWELLING UNITS IN UNIQUE HISTORIC PROPERTIES IN THE R-2 DISTRICT BY SPECIAL USE PERMIT BE IT ORDAINED by the City Council of the City of Hastings as follows: Chapter 155 of the Hastings City Code – Zoning Code is hereby amended as follows (Additions to the ordinance are underlined, and section numbers may be renumbered): § 155.23 R-2 MEDIUM DENSITY RESIDENCE. (C) Uses by special permit (5) Historic Building Residential Reuse Density, subject to the conditions listed at § 155.07. § 155.07 SPECIAL PROVISIONS. (J) Historic Building Residential Reuse Density - Historic structures may be granted by SUP, additional residential units above what is normally allowed within the zoning district upon adherence to the following provisions: (a) That the facility shall be part of a formally designated local, state, or national historical structure; (b) That all dwelling 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 finished square feet; (e) That the lot shall have a minimum area of 9,000 square feet; (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. (h) Additional residential units shall be determined as follows: 1. One residential dwelling unit per 1,000 square feet of finished structure size shall be allowed. 2. An additional 1,800 square feet of lot area shall be required for each additional unit in excess of 5 units All other sections shall remain unchanged. ADOPTED by the Hastings City Council on this 6th day of January, 2020 _________________________________ Mary Fasbender, Mayor ATTEST: ______________________________________________ Julie Flaten, City Clerk I HEREBY CERTIFY that the above is a true and correct copy of an ordinance presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 6th day of January 2020, as disclosed by the records of the City of Hastings on file and of record in the office. _____________________________________________ Julie Flaten, City Clerk (SEAL) This instrument drafted by: City of Hastings (JJF) 101 4th St. East Hastings, MN 55033 The proposed use allowed by SUP may generally be applicable to the following properties, some of which are already grandfathered with more units than presently allowed. Possible number of units would depend on building layout and size, adopted requirements, provided off-street parking, building codes, and SUP review): Harbor Shelter (Former convent, 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 (White brick 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)