Loading...
HomeMy WebLinkAbout08/13/90-- HASTINGS PLANNING COMMISSION MEETING OF 8/13/90 The regular meeting of the Hastings Planning Commission was called to order by Commissioner Kaiser at 7:30 p.m. Members Present: Commissioners Patzke, Dredge, Reinardy, Kaiser, Anderson, Zender and Featherstone Members Absent: Ditty and Cedar Staff Present: city Planner Czech Commissioner Kaiser called for additions or corrections to the minutes of the regular meeting of July 23, 1990. There being no additions or corrections the minutes were approved as presented. Czech reviewed staff's August 7, 1990, memo to the Planning Commission regarding the proposed Hastings Zoning Ordinance amendment which would create a R-7 High Density Residential District. MINUTES PUBLIC HEARING - ZONING ORDINANCE AMEND. - R-7 HIGH RESIDENTIAL DISTRICT The public hearing was opened for comments at 7:33 p.m. There being no comments from the audience, the public hearing was closed. The Planning Commission briefly discussed the proposed amendment. Commissioner Featherstone asked that language be added such that any development in the R-7 District be compatible with the downtown area. Commissioner Zender moved, Commissioner Patzke made a second, to approve the following: SEC. 10.147 R-7 - HIGH DENSITY RESIDENTIAL DISTRICT Subd. 1.Intent. The intent of the R-7 zone is to encourage the development of higher density multiple family residential structures with gabled roofs adjacent to and compatible with the downtown area, serve as a transitional district from commercial to lower density residential districts, and to provide a variety of housing types to satisfy individual preferences and financial capabilities. Subd. 2. Uses Permitted. Four (4) plex, apartment buildings, condominiums and other similar structures. Ail Uses R-7 Shared or congregate living residences, nursing homes, retirement homes, churches, day care centers. Library, public and private schools, and similar uses of a public service nature. Customary accessory uses incidental to the foregoing principle uses including, but not limited to, private garages, identifying signs, and recreational facilities. Subd. 3. Uses by Special Permit. Multiple residential structures greater than 40 feet in height as measured by the Uniform Building Code and subject to the following conditions: The location and design of all structures must satisfy the requirements of city Code Chapter 2, Section 2.04, Subd. 5B. The location of all buildings must be compatible with adjacent uses and structures. Area Width Front Rear Side Yar____~d Side Heiqht Inte_____rior Corner 500 sq.ft. -0- 5'-p 1/2 Bldg. 1/4 Bldg. 5'-p 40'-q per unit Height up to Height but a 15' setback not less but not less than 5' than 5' p. = Garages facing the street/alley ROW shall be setback at least 20 feet. q. = Except as allowed by Section 10.147, Subd. 3. Upon vote taken, Ayes, 7; Nayes, 0. Czech reviewed staff's August 7, 1990, memo to the Planning Commission regarding the proposed Comprehensive Plan Amendment from "Medium Density Residence" to "High Density Residence" and a rezone from C-3 Community Regional Commerce to R-7 High Density Residential District for Lots 1-4, Block 18, Original Town of Hastings which is located on the south side of East 3rd Street between Ramsey and Tyler Streets. The public hearing was opened for comments at 7:37 p.m. PUBLIC HEARING - COMP PLAN AMEND- "MED DENSITY RES" TO "HIGH DENSITY & REZONE FROM C-3 T OR-7 -LOTS 1-4, BLK 18, ORIGINAL TOWN OF HASTINGS Mike LeVasseaur indicated that he was not in opposition to the proposed R-7 zone district, however, wanted to state for the record that there will be noise and truck traffic associated with the nearby grain elevator. Mr. Levasseaur noted that any proposed use that locates on the subject site should expect to live with the existing grain elevator which will be operation in the future. Skip Schoen indicated that he was in support of the proposed rezone and proposed senior housing facility that he believes is an improvement to the area. There being no further comments from the audience, the public hearing was closed at 7:40 p.m. The Planning Commission briefly discussed the proposed Comp Plan Amendment and rezone. Commission Dredge moved, Commissioner Zender made a second, to approve a Comprehensive Plan Amendment from "Medium Density Residence" to "High Density Residence" and a rezone from C-3 to R-7 for Lots 1-4, Block 18, Original Town of Hastings. Upon vote taken, Ayes, 7; Nayes, 0. Czech reviewed staff's August 7, 1990, memo to the Planning Commission regarding the proposed preliminary plat/phase I and site plan review for Pleasant Valley 5th Addition which is located south and west of the existing Pleasant Valley Development. The public hearing was opened for comments at 7:45 p.m. There being no comments from the audience, the public hearing was closed. The Planning Commission briefly discussed the preliminary plat/phase I and site plan. Neil Siewert of Siewert Construction asked about modifying staff's recommendation concerning the ponding basin. The Planning Commission indicated that issue should be brought up with the city Council. Commissioner Reinardy moved, Commissioner Zender made a second, to approve the preliminary plat/phase I and site plan subject to the following conditions: PUBLIC HEARING - PRF? .IMINARY PLAT/ PHASE I/SITE PLAN pT ~ASANT VA?J~Y 5TH ADDITION - SIEWERT CONST. 1. That Phase I final plat and all subsequent final plat phases conform to the preliminary plat. 2. That the applicant is to submit a revised utility plan and drainage plan to be approved by the city Engineer prior to submitting the final plat for Phase I. The revised utility plan shall include fire hydrants at all intersections and at the end of all cul-de-sacs and revised sanitary sewer with a separate manhole for westerly flow. Furthermore, the revised utility plan shall show the westerly townhome structure in Phase I connecting into the sanitary sewer to be serviced by a future lift station. 3. That the applicant agree to and resolve all issues outlined in Tom Montgomery's memorandum dated August 8, 1990 prior to submitting the final plat for Phase I. 4. That curb cuts and related street restoration shall be completed pursuant to city Code. 5. That sidewalks be installed as extended from Pleasant Valley 4th Addition which is the south side of Jefferson Street. 6. Resolve all park land dedication requirements including the transferring of 3.28 acres prior to final plat approval. 7. Except for Phase I, it is understood that the city has not given final site plan approval for townhome structures. Final site plan approval, including building location, landscaping, hydrant placement, garbage dumpsters, berming and screening and other site specific issues will be processed as a separate matter after the plat has been approved. The setback and site plan standards for the townhome structures shall meet the city's R-3 PRD requirements. The developer must make sure the structures fit on the lots in question and meet all applicable city requirements. 8. That landscaping for the proposed Phase I townhome units also include three (3) red splendor flowering crab trees at the ends of each 4-unit structure. 9. That one (1) shade tree shall be planted on each single family lot per City code requirements. 10.That the dev'eloper adhere to all R-2 zoning district standards in regards to the single family development area and all R-3 planned residential development standards in all other areas. It is also noted that the corner side setback is 25 feet to both street right of way lines for corner lots in this development. ll. That the construction of the townhomes and related site plan improvements shall be completed as per the approved site plan. Occupancy of the townhome units shall not take place until all site plan related improvements are completed. In the alternative, the occupancy of the units may be permitted if the developer provides to the city, as per city code requirements, a cash escrow in an amount equal to 125% of the cost of the site improvements remaining to be completed. 12. Payment of interceptor sewer charges at such the final plat is submitted. 13. That a development agreement be entered into to implement the conditions and understandings mentioned above or those that may be recognized at a later date. 14. That the name of Jackson Court or Jackson Circle be changed to a name that is not similar to one another to be approved by staff. Upon vote taken, Ayes, 7; Nayes, 0. Czech reviewed staff's August 4th, 1990, memo to the Planning Commission regarding a special use permit/variance request by Haven Homes Health Center (Lester Fair) to allow an addition to the existing nursing home. Czech noted that Lester Fair had submitted a letter dated August 9th, 1990, formerly requesting that his building height variance be withdrawn. Czech also read a letter from Lester Fair dated August 9th, 1990, asking for an addition to the nursing home. Czech indicated that staff took into account the proposed nursing home addition. In addition, Czech read letters from sister Mary Madonna Ashton of the Minnesota Department of Health, and Tom Cedar of the Hastings Planning Commission. Czech reviewed some of the additions/changes proposed by Haven Homes that were submitted after the writing of staff's August 4th, 1990, memo to the Planning Commission. Czech indicated that the proposed 24 unit "assisted living facility" is not allowed as a special use in the R-1 zone district nor is it compatible with adjacent uses. Czech briefly discussed the proposed access which would come off West 15th Street over city owned property. PUBLIC HEARING - SPECIAL USE PERMIT FOR OLD AGE HOME/REST HOME& VARIkNCE- HAVEN HOMES - 930 W. 16TH ST. The public hearing was opened for comments at 8:02 p.m. Lester Fair, Administrator of Haven Homes, presented background information on Haven Homes including previous developments dating back to 1966 when Haven Homes was originally built. Mr. Fair also gave a slide presentation and explanation of what Haven Homes was requesting and why Haven Homes needed the proposed expansion to the existing nursing facility. David Tanner, attorney representing numerous property owners adjacent to Haven Homes, indicated that his clients were opposed to the proposed 24 unit addition. Mr. Tanner explained why he believed the proposed 24 unit addition was not a special use in the R-1 zone district. There being no further comments from the audience, the public hearing was closed at 8:34 p.m. The Planning Commission interacted with Mr. Fair, Mr. Tanner and Czech on a number of issues. Commissioner Zender moved, Commissioner Patzke made a second, to deny the Special Use Permit based on the following findings: A. The proposed 24 unit assisted living facility is not allowed as special use within the R-1 zone district. Although Section 10.11(3) (A) allows by special permit "old age homes" and "rest homes", the proposed "assisted living facility" does not fit within the definition of either of these uses but is more in nature with ,'boarding care home" which is not allowed in an R-1 zone district. The terms "old age home" and "rest home" are the same as ,,nursing home" which is defined by Minnesota Rules 1990, 4655.0090, subpart 8. B. The proposed 24 unit ,'assisted living facility" is not compatible with adjacent uses. The surrounding lands are zoned primarily R-i, low density residence. The remaining adjacent property is R-2, medium density residence. The proposed use calls for a 24 single bed unit "assisted living facility" which is not compatible with the surrounding low density residential area since the purpose of a low density zone is to protect the quiet living environment from potential conflicting uses. The proposed 24 unit "assisted living facility" would increase the density to approximately 20.2 units and/or nursing home beds per acre. Furthermore, the proposed use would introduce a new access drive as well as increased traffic to and from the facility by both the occupants and visitors. This would cause an ~ncrea~e in traffic levels and accompanying vehicle noise which would detract from the quiet living environment in a low density zone. C. The proposed special use would not promote the public health, safety, welfare, morals, order, comfort, convenience, appearance, prosperity, or general welfare throughout the zoning district/surrounding area for those reasons stated in the previous paragraphs. Upon vote taken, Ayes 4; Nayes 3, (Featherstone, Dredge and Reinardy). Commissioner Zender moved, Commissioner Patzke made a second, to deny all of the applicant's access proposals. Upon vote taken, Ayes, 7; Nayes, 0. Commissioner Zender left the meeting. Czech reviewed staff's July 23, 1990, memo to the Planning Commission regarding a sign variance request by Wal-Mart for an aggregate sign area of 482 square feet which is in excess of the 240 square feet allowed by City Code. Murray Kornberg with Headway Corporation was present and, on behalf of Wal-Mart, addressed a number of questions from the Planning Commission. Commissioner Dredge moved, Commissioner Reinardy made second, to approve the sign variance request subject to the following conditions: 1. Wal-Mart is to have no more than 482 square feet of sign area. 2. No other business within the County Crossroads Shopping Center shall have more than 240 square feet of sign space unless the City grants approval of a variance. 3. The applicant shall submit a sign permit application for all proposed signs. Upon vote taken, Ayes, 4; Nayes, 2 (Anderson and Patzke). Czech reviewed staff's August 2, 1990, memo to the Planning Commission regarding a home occupation request by Michelle Richmond of 1961 Louis Lane to allow her to make furniture kits. Czech noted that this request had changed since the Planning Commission SIGN VARIANCE - WAL-MART - COUNTY CROSSROADS CENT~ HOME OCCUPATION - FURNITURE KITS - 1961LOUISLANE- RICHMOND tabled the matter at its July 23, 1990, mee%~ng. Czech read a letter from Michelle Richmond dated August 13, 1990. Basically, Ms. Richmond indicated in her letter that she intended to make furniture kits with PVC pipe that people would buy and assemble themselves. The Planning Commission briefly discussed the proposed home occupation. Commissioner Dredge moved, Commissioner Reinardy made a second, to approve the home occupation subject to the following conditions: The applicant shall not construct any furniture on site as spelled out in her letter dated August 13, 1990. Compliance with all home occupation standards. Upon vote taken, Ayes, 6; Nayes, 0. Commissioner Patzke moved, Commissioner Dredge ORDER PUBLIC made a second, to order a public hearing for HEARING - MINOR its August 27, 1990, regular meeting in order SUBDIVISION ORD. to review the proposed Minor Subdivision Ordinance. Upon vote taken, Ayes, 6; Nayes, 0. Commissioner Dredge moved, Commissioner Anderson made a second, to order a public hearing for its August 27, 1990, regular meeting in order to review a minor subdivision request by Joseph Meier for property located between Olive and Frazier Streets (Lots 5, 6 & N. 20 ft. of 7, Block 6, Addition No. 13). ORDER PUBLIC HEARING - MINOR SUBDIVISION - OLIVE/FRAZIER STREETS - MEIER Upon vote taken, Ayes, 6; Nayes, 0. Commissioner Patzke moved, Commissioner Anderson made a second, to order a public hearing for its August 27, 1990, regular meeting in order to review a minor subdivision request by David Tanner, attorney for Michael Siebenaler, at 1350 and 1360 Blueberry Court. Upon vote taken, Ayes, 6; Nayes, 0. Commissioner Patzke moved, Commissioner Reinardy made a second, to order a public hearing for its August 27, 1990, regular meeting in order to review proposed changes to the Hastings Flood Plain Ordinance. ORDER PUBLIC HEARING - MINOR SUBDIVISION - 1350 & 1360 BLUEBERRY CT. - SIEBENALER & GOEBEL ORDER PUBLIC HEARING - FLOOD PLAIN ORDINANCE AMENDMENTS Upon vote taken, Ayes, 6; Nayes, 0. Czech briefed the Planning Commission on a partial vacation of a slope easement at Pleasant and Southview Drive the City Council will be reviewing at the August 20, 1990, Council meeting. There being no further business Commissioner Anderson moved, Commissioner Patzke made a second, to adjourn the meeting at 9:35 p.m. Upon vote taken, Ayes, 6; Nayes, 0. UPDATE/OTHER BUSINESS ADJOURNMENT