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HomeMy WebLinkAbout2 - MinutesHastings Planning Commission August 24, 2020 - Regular Meeting Agenda The Hastings Planning Commission of the City of Hastings, Minnesota met in a regular meeting on Monday, August 24, 2020 at 7:00 p.m. via Zoom video conference. Vice Chair Messina called the meeting to order at 7:03 p.m. 1. Call Meeting to Order Planning Commissioners Present: Messina, Best, Romens, Halberg, and Matzke Planning Commissioners Absent: Johnson and Siebenaler Staff Present: Community Development Director John Hinzman, City Planner Justin Fortney, City Administrator Dan Wietecha 2. Approval of Minutes Motion by Commissioner Halberg to approve the July 27, 2020 Planning Commission meeting minutes as presented, seconded by Commissioner Best. Roll call vote: Ayes 4; Nays 0; abstentions 1 (Romens). Motion approved. PUBLIC HEARINGS 3. Villas at Pleasant - Rezoning, Preliminary Plat, and Final Plat #2020-36 - Pleasant & Northridge Hinzman provided a summary of the staff report. Commissioner Matzke asked if there is a formula for determining how the number of housing units and density for a district. Hinzman stated the allowable housing density is determined by the Comprehensive Plan and Zoning District. Commissioner Romens asked about the difference between the R-2 and R-3 Zoning Districts. Hinzman stated the minimum lot size of the R-3 District is slightly lower than the R-2 District; the lot sizes proposed for this project would not meet minimum R-2 lot sizes. Vice Chair Messina asked if it was a City requirement for the cul-de-sacs to be designed to extend as far west towards existing homes. Hinzman stated the City has minimum cul-de-sac design standards which were implemented on the plat. This would be a public street; development of private streets would provide flexibility from the public design standards. Vice Chair Messina opened the public hearing at 7:26pm Todd Siewert of 1441 Brooke Court stated he is in favor of development of the property but has concerns about the location of the cul-de-sacs in close proximity to existing rear yards. Could the cul-de-sac size be made smaller to create more of a green space separation; could the cul-de-sacs be eliminated through joining them together. Howard Nevanen of 1431 River Shore Drive stated he is in favor of this type of development; he is looking for similar type of housing in the future. He agrees the cul-de- sacs should be minimized. Kevin Green of 1782 Fallbrooke Drive stated he supports the product mix, there is a need in Hastings. He agrees the cul-de-sacs should be minimized. He has worked with the developer in the past and speaks highly of him. Stuart Simek, developer of the Project stated the cul-de-sacs are a public City Street requirement. It could be private, but that adds complication to the homeowners association down the road when a maintenance is needed. He seeks to have all streets public. Drainage has been a concern and the grading plan has been modified to improve drainage. Homes are designed with active areas on the side inner court yard instead of the rear yard. Pricing is estimated at high 300s to low 400s. The project allows older individuals to stay in the community. Commissioner Halberg asked about the square footage, he questions the price point is feasible for Hastings. Mr. Simek stated homes will be 1,600 to 2,200 s.f. the development attracts older individuals. Commissioner Romens also questions the price point of the homes for sale, when is completion estimated, what is the marketability of these homes after the boomer market has changed, any way for a different design of the cul-de-sacs to minimize impact. Mr. Simek he stated 2-4 years for all sales and that he believes the future millennial market would find these homes desirable down the road, the trend is for less yard less maintenance in homes, cul-de-sacs will not be used very much. Commissioner Halberg asked about traffic, have any testing or studies have been completed. Mr. Simek stated that the added traffic from this development will only add about 1-2 percent of the traffic currently on Pleasant Drive. Vice Chair Messina asked if privately maintained could the cul-de-sac be made smaller. The location next to existing homes is an issue, he is concerned about the possibility of basements, his research in pricing is consistent with the developer’s pricing. Mr. Simek stated cul-de-sacs could likely be smaller if they were private, very few would have basements. Jay Vier of 2509 Old Bridge Lane stated his concerns on traffic and the connection of Old Bridge Lane into the development, could both entrances come off of Pleasant instead of Northridge Drive, could the entrances to Northridge be staggered instead of connecting to existing Old Bridge Lane. Mr. Siewert stated the cul-de-sac at Summit Pointe was similar to this situation, City allowed a smaller cul-de-sac, could this be done here. Cory Kochendorfer of Coeur Real Estate stated he gets several calls during the week seeking the type of housing being proposed in this development. Paul Hiller of 2467 River Shore Court stated he is not in favor of a street directly behind their house, he has concerns with the differences between the existing neighborhood and what is proposed, light pollution is a concern, if the property is Zoned R-3 could apartment building be erected. Director Hinzman stated an association will be established to oversee maintenance, any change from the Preliminary Plat, including apartments would require Planning Commission review and City Council approval. Mr. Vier asked why there needs to be this many units on the property, the site should have less units as an infill site. Mr. Simek stated that the proposal meets the Comprehensive Plan Low Density designation for the property, a certain amount of density is feasible to make it work. Joni Siewert of 1441 Brooke Court stated concerns with the density and lack of green space, has the developer looked elsewhere to develop this type of housing. Mr. Simek stated the City has a unique opportunity to develop needed housing within the City, they have not looked at any other sites. Jason Wrolstad of 1420 Brooke Court stated the setback of 20 feet is shorter than the existing rear yard setbacks, public streets puts tax and maintenance obligations on other tax payers, will new resident expectations meet the neighborhood, are the prices of units too expensive for Hastings. Mr. Simek stated he is building residential next to residential both are single family, although slightly different on the density. Vice Chair Messina closed the public hearing at 8:01pm. Commissioner Halberg asked if there had been a response to Mr. Vier’s questions regarding Old Bridge Lane. Director Hinzman stated having Old Bridge Lane align with the proposed extension into the development is a best practice. Staff would prefer to have accesses on both Pleasant and Northridge. Vice Chair Messina asked what the setback is between the western cul-de-sacs and the property line. Director Hinzman stated the right-of-way appears to extend to the property line, the physical street would be somewhat less. Commissioner Halberg asked about impact of water and sewer lines. Director Hinzman stated development has been contemplated in our utility plans and has the capacity to serve the property. Commissioner Romens stated he sees the need, not sure of the price point, has concerns on platting of the cul-de-sac location near existing properties, understands that this development may not match the density of the existing area. Commissioner Halberg motioned to recommend approval of the rezoning as presented, seconded by Commissioner Matzke. Roll call vote: Ayes 5; Nays 0. Motion approved. The City Council will consider 1st Reading and ordering a public hearing at the September 8th meeting. Commissioner Halberg motioned to table action on the Preliminary Plat; he seeks more options on how the western cul-de-sacs can be developed to change the dynamics, seconded by Commissioner Romens. Roll call vote: Ayes 5; Nays 0. Motion approved. The Planning Commission will table the item until the September 14th meeting. Commissioner Matzke motioned to table action on the Final Plat, seconded by Commissioner Best. Roll call vote: Ayes 5; Nays 0. Motion approved. The Planning Commission will table the item until the September 14th meeting. 4. Sieben Ridge - Rezoning, Preliminary Plat, and Final Plat #2020-37 - General Sieben Drive Director Hinzman provided a summary of the staff report. Vice Chair Messina opened the public hearing at 8:49pm. Jason Wrolstad of 1420 Brooke Court shared his experiences of shock waves from blasting at his home; feels like a tremor, has there been any research done. Director Hinzman stated City is aware of blasting impacts, there are seismic devices installed close to the mine to monitor. Mark Guenther of TC Land stated he believes the mining operations have been good neighbors and that the disclosure on mining are prudent to future home owners. Market research has shown strong demand for their single and villa products. Kevin Green of 1782 Fallbrooke Drive stated General Sieben Drive traffic has increased, a study may be needed, understands the reluctance of Nininger Township towards the annexation that there may be a loss in revenue for them, mining operations could still be active for many more years, and may come closer to General Sieben Drive. Vice Chair Messina closed the public hearing at 8:57pm. Vice Chair Messina stated he has seen gravel mines in close proximity to new housing elsewhere within Dakota County. Commissioner Romens asked if seismic testing has been completed where the homes will be placed, he is supportive of the layout. Director Hinzman is not aware of any testing completed on the subject property. Mr. Guenther stated he has not completed any seismic testing, they have completed multiple boring to determine where rock is located. Commissioner Matzke asked if the mining were to move east what are the property setbacks from the quarry, there is also a road stubbing to the south which may be affected by future mining. Director Hinzman stated he is not certain of the setback, staff is also reviewing future plans for the road stub to the south, that stub street would be in a future phase. Commissioner Matzke asked about the topo map and how much fill would be brought into low areas where homes are to be located. He also asked for clarification on how the property would drain and shared concerns of a perched pond. Mr. Guenther stated the project will take on considerable drainage from the west and north. There are hills that are cut down and filled and compacted. He also explained drainage patterns on the site. Commissioner Halberg motioned to recommend approval of the rezoning as presented, seconded by Commissioner Romens. Roll call vote: Ayes 5; Nays 0. Motion approved. The City Council will consider 1st Reading and ordering a public hearing at the September 8th meeting. Commissioner Romens motioned to recommend approval of the preliminary plat as presented, seconded by Commissioner Halberg. Roll call vote: Ayes 5; Nays 0. Motion approved. The City Council will consider the item on September 21st. Vice Chair Messina motioned to recommend approval of the final plat as presented, seconded by Commissioner Halberg. Roll call vote: Ayes 5; Nays 0. Motion approved. The City Council will consider the item on September 21st. OTHER ACTIONS 5. Patrick Whelan - Variance #2020-39 - Shoreland Water Oriented Accessory Structure - 613 East 1st Street City Planner Fortney provided a summary of the staff report. Cindy Mollick of 623 East 1st Street asked why the City is implementing the Shoreland Ordinance for this site instead of the Floodplain Ordinance because the property is within the FEMA Flood Zone AE. Buildings are prohibited from being constructed in the floodplain without raising the building. Mr. Fortney stated the Flood Fringe District of the Floodplain Ordinance allows for accessory structures to be constructed of minimal investment and do not exceed 500 s.f., the structure is considered an accessory structure and therefore allowed. The Shoreland Ordinance is used to guide construction of water oriented structures, which are allowed under the Floodplain Ordinance. Ms. Mollick contends the structure is not allowed in the Floodplain Ordinance. Commissioner Romens asked for clarification that a structure up to 250 s.f. could be constructed without a variance, it appears the boat would fit within a 250’ structure but the steps and access around the boat necessitate the structure being larger, what defines the practical hardship. Mr. Fortney confirmed that a building up to 250 s.f. could be constructed without a variance, he does not believe the existing trolley system, equipment and stairway could fit within a 250 s.f. structure, without the variance the applicant could not construct a storage structure anywhere on his property that would house his boat. Commissioner Halberg stated there are places to store boats off his property, is storing it on his property a hardship. Mr. Fortney stated that the rationale for granting a variance is based upon a practical difficulty; the hardship definition is based on former criteria for granting variances, it is a different threshold. Without this variance, the applicant would not be able to have even a one stall garage on the property, not having the ability to construct a garage presents a practical difficulty, this is the only location on the property where a structure could be built. Vice Chair Messina stated this is similar to variances issued for garages in older areas of Hastings where without the variance one could not construct a garage to park a vehicle, he looks at the parking of a boat the same way. Vice Chair Messina motioned to recommend approval of the variance as presented, seconded by Commissioner Best. Roll call vote: Ayes 4; Nays 1 (Matzke). Motion approved. The City Council will consider the item on September 8th. 6. Other Business Hinzman provided an update of upcoming Planning Commission activities 5. Adjourn Commissioner Halberg motioned to adjourn at 9:50 p.m., seconded by Commissioner Best. Roll Call: Ayes 5; Nays 0. Motion approved. Next Meeting – September 14, 2020 Respectively Submitted: John Hinzman Planning Commission Secretary