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HomeMy WebLinkAbout12/08/86HAST 1NGS Pi_ ANN I NG CO!4711S S I ON 1,4onday, December 8, 1986 The regular meeting of the Hastings Planning Commission wes cai led to order at 7:30 P.~4. Members Present: Commissioners Stevens, Dredge, Kaiser, Conzemius, Anderson, Voelker, and Chairman Simacek. f4embera Absent: Commissioners Ditty, Folch Staff Present: Planning Director Harmening Commissioner Kaiser moved, seconded by Commissioner MINUTES Conzemius, to approve the Hovember 24, lg86 Planning Commission minutes. Upon vote taken, Ayes, 7; Nayes, 0. Commissioners Ditty and Folch were in attendance at the meeting at this time. Planning Director Harmening informed the Planning Commission that Harold Birkeland, an architect from Buffalo, Minnesota, had presented a proposal to the HRA for the develo~nent and redevelopl~ent of HRA property on the corner of Ramsey and East Second Street. As a part of this proposal, and to address parking needs of the proposal, the HRA is proposing to install parking facilities on property which it owns at the corner of 3rd & Tyler Street. Harmening noted that 3irkelands proposal would eventually require final site plan approval from the Planning Commission and City Council which could also involve considerations for parking variances. In addition, the HRAs proposal to improve their property into a parking facility would probably require review and approval by the Planning Commission and City Council and may also involve considerations for parking lot setback variances. Harmening noted that at this point in time the proposals made by Birkeland and the HRA were being brought to the Plann ng Commission for concept consideration only. Harmening noted that this process was being used as Birkeland was still uncertain of several specifics of his proposal. Also, by implementing this process it was hoped that concerns or questions of the Planning Commission and City Council could be addressed prior to requesting final approvals. Harmening reviewed specifics of the proposal including the type of development Birkeland was proposing, on site parking, setbacks,etc. Harmening also reviewed with the Planning Commission details pertaining to the parking lot proposal being made by the HRA. The Planning Commission reviewed various site plan and building elevation drawings for the proposed development as well as the HRA parking lot. Marlea Gilbert, representing Birkeland Architects, was in attendance to answer questions of the Planning Ccmmission. CONCEPT REV OOWNTOWN DEVELOP- MENT PROPOSAL- B I RKELAND ARCH. Items which the Planning Commission discussed included: A. Oust control on the alley adjacent to the HRA parking Jot. ~. The possible use by Birkeland of the NRA parking area behind the Gardner house. C. Discussed matters pertaining to the parking lot setback variances. After considerable discussion the Planning Commission indicated that from a concept perspective no major problems were seen regarding the Birkeland proposal and the proposal to improve the HRA property into a parking lot. No further action was taken. Planning Director Harmening informed the Planning Commission that Jim and Tom Judge were requesting the rezoning of Lot 17, ~lock 4, Vermillion Addition from R-3 ~edium Density Residential to C-3 Community Regional Commerce. The property in question is a vacant lot located directly west of the Judge Appliance store at 113 ~. 23rd Street. Harmening indicated that the citys rezoning procedure requires that the applicant submit a preliminary site plan for the proposed development such that the public can ascertain what the applicant generally proposes to do with the property if it were razoned. The preliminary plan also allows the city to see potential problems with the proposed develop~m~nt if the property were rezoned. Harmening indicated that the applicant had not submitted the required preliminary site plan until a few hours before the meeting. Although no site plan had been provided Harmening indicated that based on conversations with the applicant it appeared that the proposed development would involve the construction of a storage structure to accomodate the stock of the Judge appliance store. It appeared that the new structure was proposed to be a metal buildlng similar in nature to the ,'Super Store" which is located in the general area. It was further noted that Judge intended to eventually move his retail business into the new structure with the existing retail structure to serve as the storage building. It was noted that the C-3 zone does permit accessory useS incidental to the principal use including the storage of merchandise and wholesaling. Harmening also discussed with the Planning Commission matters pertaining to the characteristics of the lot in question, adjacent zoning and land 'n use, comprehensive plan matters, and items of interest pertain g to the history of the property. Harmening indicated that the property as well as the adjacent properties had a long and somewhat confusing history of rezonings and development proposals. Harmening indicated that in 1977 the city approved a rezoning of the subject property as well as almost the entire area around it from R-2 to C-5. In 1979 the city received a proposal for a residential develop~snt which included the construction of townhouses on the subject property as well as the property located directly to the west of the subject property. To accomodate the townhouse request the city approved a rezoning of the subject property as well as the adjoining property from C-5 to R-3. After the rezoning had been approved the townhouse project did not proceed. In the early 1950's a separate developer approached the city for approval of the duplex and fourplex development which is now in place. That particular project did not include the subject property. PUBLIC HEARING- REZONING FROM R-3 TO C-3 OF LOT 17, BLOCK 4, VErmILLION /LOON. JIH/TOM JUDGE Harmening discussed various pros and cons of the proposed rezoning. Chairman Simacek opened the public hearing at 7:56 p.m. Comments received from the audience included: ',~ayne Estes - ~4r. Estes expressed concerns regarding the appearance of the vacant lot as well as the area around the Judge Appliance Store with respect to junk cars, old appliances, etc. f'.lr. Estes questioned whether the proposal now made by Judge would make matters even worse. Larry Estes, 114 24th St. !~.- Larry Estes also expressed concerns regarding the appearance of the area and questioned why a storage or warehouse facility was not located n the Industrial Park. Other comments made during the public hearing included a question pertaining to the fact that if the vacant lot was now used for parking purposes to accomodate the Judge Appliance store, would not the developraent of this site create a parking problem? There being no further comments from the audience a motion was made by Ccmmissioner Anderson, seconded by Commissioner Folch, to table this matter and continue the public hearing until the next Planning Ccmmission meeting due to the fact that the applicant had not provided the required information to allow the Planning Commission and staff to adequately review his proposal. Upon vote taken, Ayes, 9; Nayes, O. Tom Judge was in attendance at this time and discussed the concerns which were made by the adjacent property owners. Mr. Judge indicated that Jim Judge now owns the property and also owned the property at the time the rezoning from C-5 to R-3 was approved in 1979. The Planning Commission discussed various matters with Tom Judge regarding the site plan, parking, etc. No further action was taken on this matter. PUBLIC HEARING- Planning Director Harmening reviewed with the Planning Commission various changes which had been made to the proposed Manufactured Home Park Ordinance. Members of the Planning Commission suggested that language be placed in the ordinance to require that a manufactured home park have proper accessibility points. It was further noted that anguage should possibly be placed in the ordinance to require that proper public transportation systems be in place to serve a manufactured home park. Chairman Simacek reopened the public hearing at 8:15 p.m. There being no comment from the audience a motion was made by Commissioner Stevens, seconded by Commissioner Folch, to table the matter and continue the public hearing until the next meeting of the Planning Commission. MANUFACTURED HO~,~ PARK ORD I NANCE PUBL I C HE ARING- HOME OCCUPATION Planning Director Harmening reviewed with the Planning Commission the proposed ordinance which would revise the citys home occupation standards. Harmening discussed with the Planning Commission matters pertaining to whether provisions should be made regarding additions to homes which would accomodate the home occupation or the conversion of accessory structures to accomodate home occupations. The Planning Commission generally indicated that the ordinance as proposed was adequate to address home occupations. The Chairman opened the Public Hearing at 8:25 p.m. The Planning Commission discussed whether the home occupation ordinance should contain provisions regarding the phasing out of those home occupations which do not comply with the new ordinance. Members of the Planning Commission expressed that restrictions on phasing out non complying home occupations should not be too restrictive. It was the consensus that staff should discuss with the City Attorney a possible provision regarding the grandfathering of non complying home occupations. A motion was made by Commissioner Dredge, seconded by Commissioner Kaiser, to table the matter and continue the public hearing on the home occupation ordinance until the next meeting of the Planning Commission. Upon vote taken, Ayes, 9; Nayes, O. Planning Director Harmening informed the Planning Commission that Erickson Oil was requesting a variance to Section 10.07, Subdivision 1F of the city zoning ordinance regarding setbacks to pump islands such that Erickson Oil could reconstruct the existing pump island, install new multi grade dispensers and construct a 30' x 72' island canopy. Harmening noted that the present pump island is located 25' from Vermillion Street and 20' from 18th Street. The City Code pertaining to this n~atter requires that pump islands be located not less than 30' inside exterior property lines. The applicant proposes to improve the setback situation by reconstructing the pump island 25' from 18th Street and 27' from Vermillion Street. Nevertheless, even with the proposed adjustments, to allow the reconstruction of the pump island and the erection of the canopy would require that a variance be granted. Harmening discussed with the Planning Commission matters pertaining to zoning, the arguments presented by the applicant, and general staff comments. Comments which were received from the audience on this matter included: Frank Ziskovsky-Ziskovsky indicated that he owned the business to the north of the Erickson Oil station. Ziskovsky e×pressed a concern regarding transport deliveries to the Erickson Oil Station and that the adjustment in the pump islands not create more problems pertaining to these deliveries. Ziskovsky indicated that transport deliveries tend to drive over the curb which damages landscaping in front of his building. Tom Nielson, representing Erickson Oil - Nielson indicated that the adjustment of the pump island may allow the trucks to access the station from the south off of 18th Street which would hopefully take care of the problem of driving over the curb in front of Ziskovskys building. VARIANCE REQUEST ERICKSON OIL pRgDUCTS, 1726 VEF4~ILLION STREET After discussion a motion was made by Commissioner Stevens, seconded by Commissioner Kaiser, to recommend approval of the variance request and site plan due to the special conditions and circumstances apparent in this case. These include: A. The location of the existing building and the northern most entrance off of Vermillion St. places constraints on the amount of adjustment which can be made to the existing pump islands. B. Adjustment of the pump island to conform to setback requirements could be achieved but would result in a less desirable traffic movement situation on the property than what presentally exists. C. Approval of the variance request would improve the setback situation over that which presentally exists and still maintain functional traffic movement lanes. Upon vote taken, Ayes, 9~ Nayes, O. Pastor James Bzoskie and Attorney Charles Gegen were in attendance and presented the Planning Commission with an application requesting an amendment to the district regulations for C-3 zones to allow church's by special use permit in the C-3 zone. Planning Director Harmening examined the application and requested clarification from Gegen and Bzoskie of whether the applicant was requesting a zoning amendment to allow churches in the C-3 zone as a permitted use or was the request being made to allow churches by Special Use Permit in the C-3 zone. Attorney Gegen indicated that the applicant was requesting an amendment to the C-3 zoning regulations to allo~ churches by special use permit. After discussion a motion was made by Commissioner Anderson, seconded by Commissioner Folch, to order that the required public hearing for this matter be held at 7:30 p.m. on December ?2, 1986 at St. Philips Lutheran Church. Upon vote taken, Ayes, 9; Nayes, O. The Planning Director indicated that the Committee of the Planning Commission studying this matter wes recommending that changes be made to the citys parking requirements for office and retail uses. In this case the coamittee recommended that parking requirements for office uses be changed from one space per 100 sq. ft. of net floor area to one space per 175 sq. ft. of gross floor area. Furthermore the committee recemmended that the retail parking requirements be changed from one space per 150 sq. ft. of n~t floor area to one space per ~00 sq. ft. of gross floor area. Harmening indicated that the committee further recommended that the Planning Commission order that the required public hearing for this matter be held on january 12, 1987. Commissioner ~red~e requested that Planning Director Harmening obtain the parking requirements for Stillwater and Red ~.~ing. After discussion a motion was made by Commissioner Ditty, seconded by Commissioner Con~emius, to order that the required public hearing for this matter be held at 7:30 p.m. on January 12, 1957 at St. Philips Lutheran Church. Upon vote taken, Ayes, 9~ Nayes, O. ORDER PUBLIC HEARING-AMENDMENT TO C-3 DISTRICT REGULATIONS CORNERSTONE BIBLE GHURCH PARKING REQUIRE- MENTS-OFFI CE AND RETAIL BUILDINGS Planning Director Harmening indicated that the terms of Planning Gommission members Anderson, Oitty, and Kaiser expired on 12/31/86. Commissioners Ditty and Kaiser are eligible for two more terms with Commissioner Anderson eligible for Dna more term. Chairman Simacek requested that Planning Commission members Anderson, Ditty and Kaiser indicate to Planning Director Harmening as soon as possible on their intentions of serving another term° No further action was taken. Planning Director Harmening updated the Planning Commission on recent City Council actions. There being no further business a motion was made by Commissioner Conzemius, seconded by Commissioner Voelker, to adjourn the meeting at 9:00 p.m. Upon vote taken, Ayes,91 Nayes, O. PLANNING O0~il S S ION T :R,'~ EXPIRATIONS OTHER BUSINESS/ UPDATE ON CITY COUNCIL ACTIONS ADJOURNNENT