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HomeMy WebLinkAbout06/13/88JUNE 13, 1983 The regular meeting of the Planning Commission was called to order at 7:30 p.ra. !4embers Present: Commissioners Krook, Dredge, Kaiser, Anderson, Zender, Voelker, and Chairman Folch ~4embers Absent: Commissioners Ditty and Featherstone Staff Present: Planning Director Harmening A motion was made by Commissioner Krook, seconded by Commissioner Kaiser to approve the May 24, 1988 Planning Commission minutes. []pon vote taken, Ayes, 7; Nayes, O. H INUTES C~nmissioner Featherstone arrived at 7:35 p.m. Planning Director Harmening indicated that Advanced Homes of Hastings is requesting a rezoning from Ag to R-3 PRD and preliminary plat approval for a development called Riverwood 4th Addition which is proposed to be located directly south of the existing Riverwood Development. Harmening also indicated the applicant was requesting a variance to Section 11.05, Subdivision 3b of the Platting Ordinance which requires that in blocks longer than 600 feet a pedestrian crossway or walking path is required. Harmaning noted the Developer was required to make provisions for walkway on its plat adjacent to the subject property. Harmening informed the Planning Commission that the over all development scheme proposed was similar to the type of single family development format in the existing Riverwood Development. In the plat in question the applicant proposes 23 single family homes and 2 four unit townhouse lots. Density is 4.1 units per gross acre and 5.5 units per net acre. Harmening reviewed with the Planning Commission a number of items pertaining to the plat including zoning, Comprehensive Plan issues, park land dedication requirements, sidewalks, walkways, proposed lot layout setbacks, infrastructure issues, curbing, gas pipeline issues, concept plan issues, etc. PUBL I C HEAR I NG-REZONI NG & PRELI~INARY PLAT- RIV~,R1/IOOD 4TH ADDITIOft Chairman Folch opened the public hearing on this matter at 7:40 p.m. As no one was in attendance to speak on the issue, Chairman Folch closed the public hearing at 7:41 p.m. ~lembers of the Planning Commission discussed in length matters pertaining to the proposed development including issues pertaining to the type of homes proposed to be built in the plat, curbing, gas pipeline issues, etc. Nell Siewert, a representative of the applicant, was in attendance to address issues or questions of the Planning Commission. !,Ir. Siewert noted the proposed single family homes in this development were proposed to be modular or stick built homes which would be built on permanent foundations. The homes would be priced to be affordable, probably in the mid $70,000 range. Commissioner Kaiser indicated that she was not in favor of seeing surmountable curbing in the plat. !~r. Siewert pointed out that one reason for utilizing surmountable curbing was to allow for a cost savings which would be passed on to future homeowners n the development. ~ffer discussion, a moflon was made by Oommlssloner !(rook, seconded by Commissioner Zender, to recommend that the City Council approve the rezonlng of the Riverwood 4th Addition area from Agriculture to R-3 PRD. Upon vote taken, Ayes, After further discussion, a motion ',vas made by Commissioner Featherstone, seconded by Oommissioner Voel~<er to recommend that action on the preliminary plat be tabled such that questions on various issues of the plat could be worked out. Upon vote taken, Ayes, Commissioners Featherstone and Voelker; Nay,s, 5. After further discussion a motion ~as made by Commissioner Zender, seconded by Commissioner Krook to recommend that the City Council approve the preliminary plat for Riverwood 4th Addition subject to the following conditions: 1. That pursuant to hI~RC recommendation, the applicant shall donate approximately ,S acres of land, with the reraaining park land dedication requirements to be met tvith cash. The final location of the park, tentatively targeted for the area directly south of the Riverwood 4th Addition Plat, and the cash dedication schedule shall be worked out between the city and the applicant. Furthermore, it is recommended by the NR~C that the land dedication take place not later than 3/1/89. Pursuant to the recommendation from the N~RC, the developer shall shall plat and dedicate two 20 foot parcels in Block 1 and 2 in alignment consistent with the :,~alkway location in Riverwood 2nd Addition. Furthermore, the applicant shall install a bituminous path in these dedicated walkways as well as in the dedicated walkway location in Riverwood 2nd Addition at the time the improvenents are installed by the developer in the Riverwood 4th Addition plat. Also, due to the wal~way location it is also recommended that one lot be deleted from Block 1 and 2 in order to achieve adequate and reasonable lot sizes. The preliminary plat should be revised to illustrate the ~,~alkway and new lot line locations. 3. That pursuant to the ~ain Pedestrian Route System Plan, the applicant shall install sidewalks along Riverwood Drive and Village Trail, the location of which are yet to be determined. The Developer shall install the sidewalks at the ti'ne the other improvements are installed by the Developer in the Riverwood 4th Addition Plat. 4. The Developer shall pay $4,650 in interceptor sewer charges. 5. Setback requirements - As previously approved for the existing Riverwood developments, the following recommendations are made: ?~ith respect to the single family residential development, the R-2 setback,< requirements ,~ill be in effect with several exceptions. The resulting setbacks are as follows: -Front yard setbacks< - 25' (all structures). -interior side setbacks< - 5' (all structures). -corner side setback - 10' (all structures). -rear yard setbac!< - ?0' for principle structure and 19' for accessory structure except that Lots 1 through 12, Slock 1 shall naintain a 5D' rear yard setback for all structures. b. '.'/ith respect to the to~nhome lots, the R-3 PRO standards shall be in effect with one exception. The resulting setbacks are as follows: -Front yard setback 25' (all structures). -rear yard setback 20' (all structures). -Interior side setback 1/2 building height except that a 50' setback shall be maintained from the north lot line of Lot 1, r~lock 3. 6. Final site plan approval must be given by the Planning Commission and City Souncil for the townhouse developments. 7. The preliminary plat shall be revised to illustrate the proposed lot lines for each townhouse on the two proposed townhouse locations. In the alternative, the townhouse tots shall be platted as outlets and replatted at a later date when a development proposal is made. The applicant shall work with the City's utility, engineering, and fire department to resolve utility and infrastructure issues. The applicant shall provide street and utility profiles with respect to the utility crosslngs of the gas main. 9. Riverwood Drive shall be platted with a 66' right of way with a 40' street width. Village Trail shall be platted with a ~6' right of way width and 36' street width. 10. The applicant shall comply with requirements of the Northern Natural Gas Pipeline Company. 11. The applicant shall provide to the City for approval plans and specifications for the utility and street improvements including the walkways and sidewalks. Furthermore, occupancy of homes in the plat shall not take place until all the improvements have been completed to the satisfaction of the City of Hastings subject to security (bond, letter of credit) which the applicant may provide to the City to insure that the improvements are completed in a timely fashion. 12. That a development agreement be entered into ta tal<e into consideration the conditions and understandings mentioned above or those that may be recognized at a later date. Upon vote taken, Ayes, 6; Nayes, Commissioners Featherstone and Voelker. Planning ~irector Harm@ning indicated that St. John's Lutheran Church was requesting approval of a minor subdivision of the Howes-Graus/Carriage House property located at the northeast corner of 8th & Eddy Street. In addition, the Church was requesting a nunber of variances some of which were directly related to the minor subdivision. Harmening briefly reviewed with the Planning Commission the content of the minor subdivision and variance applications made by the church. Barmening also reviewed with the Planning Commission the review and recommendations made by the Heritage Preservation Commission regarding the proposed minor subdivision and variance request. PLJ3L I 0 H~ARING-!'IlNOR StJBDIVISIOH &VARIANOE R EQtlE ST-ST. JOHN ' S LUTHERAN CHURCH Chairman Folch opened the public hearing on this matter at 8:30 p.m. C~nments made ware as fol lows: Ken Dahl, 7th & Eddy St. - ~r. Dahl expressed concerns regarding parking in the 8th & Eddy Street area. Mr. Oahl indicated that this particular area has turned into a parking lot. Mr. 9ahl also indicated that variances should only be granted if a defined problem exists. Sunday parking does not appear to be a problem and Mr. Oahl indicated he did not feel boulevards should be torn up for parking purposes, r~r. Dahl also indicated the east side of Eddy Street should be maintained as is. Turney Hazlet, 10210 Lock Blvd. - !~r. Hazlet was in attendance representing St. Johns Lutheran Church. Hazier indicated that the parking lot on the Carriage House property is proposed to be constructed in two to five years. Hazlet also indicated the church does not prefer the on street angle parking arrangement. Percy Damrow, Pastor of St. Johns Lutheran Church, 1111 Hillside St. ~r. Damrow indicated St. Johns Lutheran Church was requesting approval of the parking space variances for the Carriage House and the proposed addition to the existing church at the northwest corner of 8th & Eddy Street. There being no further comments from the audience, the Chairman closed the public hearing at 8:43 p.m. The Planning Commission discussed in length matters pertaining to the proposed minor subdivision and variance requests made by the church. After discussion a motion was made by Commissioner Kaiser, seconded by Commissioner Featherstone to recommend that the City Council approve the minor subdivision. Upon vote taken, $; Nayes, O. Ayes, After further discussion a motion was made by Commissioner Featherstone, seconded by Commissioner Kaiser to recommend that the following variances be granted: A. Setback variance - Existing Structures From New Lot Line - Based upon the location of the existing structures and the associated problems with developing a new lot line location, the Planning Commission recommends that a rear yard setback variance of 15 feet to 12 feet be granted for the existing Carriage House structure and that a rear yard setback variance be granted from 35 feet to the proposed setback of 8 feet to the nearest point on the existing Howes-Graus structure. S fback Yarianc - Addition To that approval be given to a rear yard setback variance from the required five foot setbac!~ to two feet and that a side yard setback be granted from the alley to allow a three foot setback rather than the five foot setback which would allow the addition to be made at the same setback as the existing garage. Parking Lot Setback Variance - The Planning Commission recommended that a setback variance be granted from the required ten foot setback from the street right of way lines to the proposed five foot setback as illustrated on the survey drawing of the property. Furthermore, it is recommended that a setback variance be granted from the required 8 foot setback for parking lots from rear lot lines to the proposed five foot setback as illustrated on the survey drawing of the property. Parking Space Variance - Carriage House - In light of the built up and mature nature of the neighborhood in which the Church is located and the resulting lack of space for off street parking needs, as well as the fact these same parking needs have generally existed in the past except that the church used its existing facility for meeting space, it is recommended that approval be given of a variance from the technically required 43 off street parking spaces to 9 spaces (existing) for the church's use of the Carriage House for 450 sq. ft. of office space on the upper floor, 800 sq. ft. of meeting and assembly space on the main floor and 850 sq. ft. of elementary and junior high classroom space on the lower level which will accomodate 30 children and three classrooms. Upon vote taken on the variances, Ayes, 8; Nayes, O. After further discussion a motion was made by Commissioner Kaiser, seconded by Commissioner Featherstone to recommend that a setback variance be granted to allow an addition to the existing church from 12 feet to lg feet and that a parking space variance be granted for the proposed addition to the existing church from 10 spaces to 0 spaces. Approval of these variances was as per tha recommendation made by the City Planner. After discussion, Commissioner Featherstone indicated he desired to withdraw his second to the motion as he did not fully understand the motion made by Commissioner Kaiser at the time he provided the second to the motion. After additional discussion, a motion was made by Commissioner Zender, seconded by Commissioner Anderson to recommend denial of the structure setback variance for the addition to the church and the parking space variance for the proposed addition to the church. The reasons for this motion was due to the fact that the addition to the church was proposed to be undertaken at some time in the future and that these variances could be handled more thoroughly at the time an actual proposal was made to construct the addition. Upon vote taken, Ayes, Commissioners Anderson, Zender, Voelker; Nayes, 5. After additional discussion a motion was made by Commissioner Dredge, seconded by Commissioner Kaiser to recommend that in light of the fact the proposed addition to the church will not extend any closer to the side lot line than the existing structure (as per the preliminary site plan dated 4/15/87), it is recommended that approval be given of an interior side setback variance from the required 12 feet to 10 feet as illustrtated on the site plan for purposes of constructing a class roo~ addition to the church. Approval of this variance is subject to the church making application for final site plan approval. Upon vote taken, Ayes, Si Nayes, O. After additional discussion a motion was made by C~mmissioner Dredge, seconded by Commissioner Featherstone that in light of the built up and mature nature of the neighborhood in which the church is located and the resulting lack of space for off street parking needs, it is recommended that a variance be granted from the required 10 spaces to 0 spaces to allow for an addition to the church which would accomodate six classrooms and 120 elementary grade students. Furthermore, it is recommended that approval of the minor subdivision and variances be subject to compliance by the applicant with all other city codes, including building and fire codes. Upon vote taken, Ayes, 7; Nayes, Commissioner Folch. Planning Director Harmening indicated that Hr. Hunecke was requesting a 7 foot corner side setback variance so that he may add four feet unto the south end of an existing porch. The side corner setback of the porch is proposed to be three feet rather than the required 10 feet. Hr. Hunecke was in attendance to discuss the variance request with the Planning Commission. ~.~r. Hunecke also provided the Planning C~nmission with pictures of his property. Hunecke indicated the existing large evergreen, adjacent to the addition, wou only trim the tree back to al also indicated that the addit porch with no heat. which would be located directly Id remain. He indicated he would Iow for the addition to be made. Hunecke ion was proposed to be a three season After discussion a motion was made by Commissioner Featherstone, seconded by Commissioner Zender to recommend that approval be given to the variance due to the fact it will not have a negative impact on the neighborhood and that the addition will increase the value and use of the property. Upon vote taken, Ayes, 6; Nayes, Commissioner Kaiser and Krook. A motion was made by Commissioner Kaiser, seconded by Commissioner Krook to order that a public hearing be held on June 27, 1988 at 7:30 p.m. in order to review a proposed minor subdivision request made by Dries/Diersen for property located at 418 & 422 E. 5th Street. Upon vote taken, Ayes, 8; Nayes, O. Harmening updated the Planning Commission on the annexation issue and recent actions taken by the City Council. Harmening also informed the Planning Commission of the Metro East Oevelopment Fair taking place on June 16, 198~. OTHER ~SINESS/UPDATES VARIANCE REQUEST-OORNER S I DE S ETBACK-HIJ~,IECI~, 401 W. 11TH STREET ORDER PUBLIC HEARING NINOR S!JBDIVISION 418 & 422 E. 517-I STREET There being no further business a motion was made by Commissioner Kaiser, seconded by C~nmissioner Dredge to adjourn the meetia9 at 9:45 p.m. Upon vote taken, Ayes, 8; Nayes, O.