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HomeMy WebLinkAbout09/11/89Hastings Planning Commission September 11, 1999 The regular meeting of the Hastings Planning Commission was called to erder by Chairman Folch at 7:30 p.m. Members Present: Chairman Folch, Commissioners Dredge, Ditty, Anderson and Voelker Members Absent: Cemmissioner Featherstone, Kaiser, Krook Staff Present: Planning Dlrector Harmening, Planning Intern Ptummer Chairman Folch called for additions or corrections to the minutes of September 5, 1989. Hearing none, he declared the minutes approved as presented. Planning Director Harmening stated that M.A. Fearing & Co. has requested approval of the preliminary plat for Twin Gables Addition. He said that Fearing & Co. has also requested approval of a development plan amendment for certain existing lots. Fearings property is approximately 16 acres in size and located in the Sieben Addition area. MINUTES PUBLIC HEARING- ~¢IN GABLES ADDN. OEVELOPNI~NT PLAN AMENDMENT-M.A. FEARING & ASSOC. Director Harmening sald that staff has not received all the required information needed to comprehensively review the preliminary plat. He said that Items missing at this time include plans for utilities, grading and drainage. He also said that the NRRC has not had a chance to review on the proposal. Director Harmenlng summarized the project by saying that the development is proposed to contain 24 four-unit structures and five twin home structures. Also included in the project will be a 1.4 private acre park. Director Harmening said that at the 9/5/89 City Council meeting the Council approved the first reading of the rezoning of the subject property from Agriculture to R-3 PRD. Director Harmening went on to explain pertinent informatlon relating to adjacent development to the site, the Comprehensive Plan, future required approvals, park issues, parking issues, screening and buffering, easements, and future adjacent development. Director Harmening reiterated the fact that the prelimlnary plat has not yet been submitted in completed form, and that the NRRC has not reviewed the 1.4 acre park. He said that staffs recommendation is that the Planning Commission table this matter and continue the public hearing until the Commissions September 25 meeting. At 7:40 Commissioner Folch opened the public hearing. Morley Frantzick, 3375 Lester Ave. - Mr. Frantzick stated that he had some questions in regard to the Twin Gable Homes Addition. He asked if 20% Iow income housing is the minimum or maximum for this development. Director Harmening said that he would like to keep the focus of the meeting on a land use perspective. Mr. Frantzick asked if the existing Sleben development was a Iow income project. Director Harmening said that the Siebens existing development was not a city subsidized Iow income project. Mr. Frantzick asked where all the traffic that this project is going to generate is going to go. Director Harmening said that in the near future the main ingress and egress would be 31st Street and in the future traffic would be distributed both to the north and the south. Mr. Frantzick said that he liked the layout of the development but objected to the traffic. Marlene Fearlng, 134 So. 3rd St., Stillwater, MN - She said that she was the developer of Twin Gables Homes and s~marized the development. She illustrated a drawing of the proposed buildings for the development and said that they would be rentals and one story. She said in regards to concerns about traffic: that not all seniors have cars and that they would be able to utilize the city's TRAC transporatlon syst~. She said it was her intention to have 40 units constructed by this Fall. Mike Kleis, 550 W. 31st St. - Mr. Kleis asked the developer if the present building plan was the same as the original. Marlene Fearing said that yes,this is the original plan. Mike Kleis asked why there are no multi family developments surrounding single family developments in the rest of the city. He said that the city has to think about the future and the fact that there might not be seniors in this development. He said he would like to see the surrounding area remain senior housing in the future. He said he wanted a guarantee. Marlene Fearing said that absolutely no construction would take place if the financing does not go through and stated that the project would not work unless 80% of the project is rental units for seniors. Rose Cooper, 3270 Leroy - Mrs. Cooper said that she would like to resubmit the petition that she submitted to the Planning Commission and City Council last week. Mrs. Cooper said that Hastings does not need senior housing and that if it did, seniors want high rises not the four plexes. Mrs. Cooper asked who would be doing the maintenance if this project went through. Marlene Fearing stated that the seniors would not do thelr own maintenance and that the development would employ a maintenance person to take care of the grounds. Carol Mueller, 540 W. 31st St. - Said that she was the first person to purchase a home in Siebens 2nd Addition and at that time she debated moving into the country or moving into her present home. She said that she decided to move into her present h~ne because Mr. Sieben said that the surrounding development would be all single family. She said that she was opposed to the R-3 rezoning. She said that she is in real estate and has talked to a real estate broker who confirmed that if the subject property Is rezoned and the proposed project is implemented, the surrounding single family homes will be devalued. She said that she was against any type of multi-family housing or Iow lnco~e housing. She said that currently in the duplex down the street the people who live there use foul language and they drink beer late Into the night and race their cars up and down the street. She also stated that she was concerned about the gas main that runs in the front yard of many of the ho~es. Chairman Folch asked if there is only one way out of the development. Marlene Fearing said that as illustrated on the site plan,the development is a horseshoe with two points of access. Director Harmening sald that initial access out of the development area would be pred~minently 31st Street and 33rd Street. Al Hampton, 3125 Lester Ave. - Mr. Hampton said that most of the people would be using only 31st Street. He said that he proposes that this issue be tabled until alternative access routes can be realized. Commissioner Ditty asked the developer if she has done any similar projects in the past. Marlene Fearing said that she had done similar projects in Champlin. Commissioner Ditty asked the developer if she would turn down anybody interested in renting in the Twin Gables Addition who was not a senior. Marlene Fearing said that no she would not. Mike Kleis said that a god example of a senior housing project that fell through is in Stillwater. He said that currently 90% of the development is non-senior Iow income people. Mr. Kleis then asked what type of financing this project would entail. Director Harmening explained tax increment financing. Marlene Fearing said that it is very possible that after 15 years, the development could be sold at market value. Rose Cooper asked if the development has to have TIF or government financing. Marlene Fearing said that the project needed TIF. Rose Cooper asked who is the developer and who is the builder. Marlene Fearing said that she was the developer and that Sieben would be the builder. Ann Mann, 3150 Leroy - Ms. Mann said that she was against the project and that had she known there would be multi-family in the area,she would not have purchased her home. Commissioner Dredge said that she would like explained to her what the audience means by those type of Iow income people and what type of problems they draw. Ann Mann said that Iow income housing draws younger, less well kept property, more traffic and more noise. Allen Hampton said that the developer's pamphlet says that the general contractor would be Richard E. Nelson. Marlene Fearing said that Mr. Nelson was the original contractor but said that the project had been delayed and that Mr. Nelson is in the South for the Winter. She also said that he would be back in the Spring to help with the project. Morley Frantzick asked the developer if 80% of the rental units had to go to seniors and 20% to other types of renters. Marlene Fearing said that government guidelines have forced her to rent to 20% to others because if she were to only rent to seniors, it would be discrimination. She also said that it is her intent to rent to 100~ seniors, if possible. Mr. Frantzick asked how long she had been involved with the project in Champlin. Marlene Fearing stated that she had been involved from the beginning to the end. Mr. Frantzick said that the intent of the project is terrific, but what happens in the real world is often quite different. Ann Mann said that she was not opposed to Iow income people,she was only opposed to multi-family housing. Mike Kleis said that he also was not opposed to Iow-income people, but he was opposed to the type of development that Iow-income projects generate. Chair~nan Folch cai led for a five minute recess at 8:45 p.m. Chairman Folch reopened the public hearing at 8:50 p.m. Commissioner Dit,y made a motion to continue and table the public hearing on the ma,ter until the Planning Commission meeting of 9/25/89. The motion was seconded by Anderson. Upon vote taken, Ayes, Five; Nayes, O. Planning Intern Plummer explained to the Commission that Dan & Mary Jo Zarbo are requesting a front yard building setback variance in order to reconstruct their porch and add a deck to their home at 600 Ramsey St. He said that also, as a result of this proposal, a variance to City Code Section 10.07 will be required because the property in question exists as a non-conforming lot of record. Intern Pl ummer said that the Zarbos home is currently setback 19 feet 3 inches from the front property line. The Zarbos are requesting a variance to reconstruct and enlarge their porch by 2 feet in the direction of the front property line, making their front-yard building setback 17 feet 3 inches from the front-property line. He said that the Zarbos are also requesting to construct a deck along the south side of their home running from the front to the rear of their house. VARIANCES-NON- CONFOrmING LOT/ SETBACK-DAN ZARBO 600 RAr~EY STREET Intern Plummet said that the need for a second variance is because the Zarbos lot Is only 4,116 sq. ft. in size. He said that in the R-2 zone, lots accomodating single- family homes must be at least 7,000 sq. ft. Infern Plummer said that the Planning Staff was recommending the denial of the Zarbo variance request as petitioned,but was recommending approval of the following: 1. The reconstruction and replacement of the existing porch, providing that it remains flush with the house. e The construction of the deck providing that: a) the deck does not extend beyond the front or rear ends of the house. b) the steps ascending the deck must not further protrude into the required building setback area, thus,the way the steps are illustrated on the site plan are unacceptable. Ccmmissioner Voelker asked if the porch was enclosed. Mary Jo Zarbo, 600 Ramsey St. - Mrs. Zarbo said that the porch will be enclosed, that it would not be heated and that it would be a three-season type of porch. Commissioner Ditty asked how they would construct the steps on the porch. Mrs. Zarbo said that they would construct the porch per staffs recommendations. Commissioner Ditty made a motion to approve the Zarbo variance per staffs recommendations. The motion was seconded by Commissioner Voelker. Upon votes taken, Ayes, 5; Nayes, O. Intern Ptummer articulated to the Planning Commission that Jillayne Kay Fox is requesting approval of a home occupation permit to allow her to operate a beauty shop in her home at 1422 W. 15th St. Mr. Plummer said that her homes lies in an R-1 zone. Intern Plummer said that the beauty shop would provide basic hair care services and that the beauty shop would be located on the lower level of the Foxs 2,200 sq. ft. home. He said that the space utilized for the beauty shop would be well under the 25% of the homes floor area that can be used to conduct home occupations. Mr. Plummet said that Mrs. Fox has said that she would be open four days a week and that she expects to receive approximately 40 customers throughout her operating hours. Intern Pl ummer said that the Plannlng staff recommends approval of the home occupation permit, subject to the applicant adhering to all the standards relating to the conduct of home occupations. Intern Plummer further stated that staff suggests that Mrs. Fox instruct her customers to always park in her driveway and not in the street. Chairman Folch asked if she would take her clients by appointment. Mrs. Fox said that yes, she would set up appointments for her custom,rs. Commissioner Ditty asked if she planned to dispose of any of the waste from the beauty shop in a special manner. Mrs. Fox said that there was no need to dispose of the waste through special means. Commissioner Dredge made a motlon to recommend approval of the home occupation permit per staffs approval. The motion was seconded by Ditty. Upon votes taken, Ayes, 5; Nayes, O. Intern Plummet reminded the Planning Commission that there would be a special meeting of the Planning Commission at 4:00 p.m. on September 18, 1989 in order to review the final plat/site plan for County Crossroads Addition and the first phase of the development which includes a 76,000 sq. ft. Wal Mart store. Cemmissioner Anderson made a motion to adjourn the meeting at 9:10 p.m. The motlon was seconded by Dredge. Upon votes taken, Ayes, 5; Nayes, O. HOME OCCUPATION - BEAUTY SHDP-JILL FOX, 1422 W. 15TH UPDATES/OTHER BUSINESS ADJOURNMENT