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HomeMy WebLinkAbout04/27/87HASTINGS PLANNING COI~4MISSION April 27, 1987 The regular meeting of the Hastings Planning Commission was called to order at 7:30 p.m. Members Present: Commissioners Ditty, Stevens, Dredge, Folch, Kaiser, Conzemius, Voelker and Chairman Simacek. Members Absent: Commissioner Anderson Staff Present: Planning Director Harmening Motion was made by Commissioner Kaiser, seconded by Commissioner Folch, to approve the April 13, 1987 Planning Commission minutes. Upon vote taken, Ayes, 8; Nayes, O. MINUTES Chairman Simacek opened the public hearing at 7:35 p.m. Planning Director Harmening reviewed with the Planning Commission and the public matters pertaining to the proposed preliminary plat/ final plat for the proposed Pleasant Valley 3rd Addition. Harmening also discussed matters pertaining to the vacation of utility and drainage easements within the existing Pleasant Valley Plat. Harmening noted that new drainage and utility easements would be dedicated as a part of the new platting action. Harmening further indicated that the developer proposed to replat 10 existing lots into 13 lots. Ten of the thirteen lots would be used for single family homes with three of the lots proposed to be used for two family homes. Comments received from the audience included: PUBLIC HEARING- PRELIMINARY/FINAL PLAT- PLEASANT VALLEY 3RD ADDITION-PLEASANT VALLEY PARTNERSHIP Dick Dobrick, 2016 Nininger Road - Mr. Dobrick indicated that he had spoken with other property owners in the area. Dobrick expressed general approval and satisfaction with the proposed development. There being no further comments from the audience the Chairman closed the public hearing at 7:37 p.m. After further discussion a motion was made by Commissioner Conzemius, seconded by Voelker, to recommend approval of the preliminary/final plat and the utility and drainage easement vacations subject to the following conditions: Ae That Lots I-4, Block 1 be developed with single family detached homes with Lot 5, Block I being developed with a single family home or duplex. That Lots 1-6, Block 2 be developed with single family detached homes with Lots 7 & 8, Block 2 being developed with single family homes or duplexes. C. That new water and sewer service extensions be installed pursuant to city specifications. D. That the developer receive the necessary plat approvals from Dakota County. o×l~Tlng'l' developmen+ agreement be amended to take into consideration the proposed platting action and the conditions noted above. Upon vote taken, Ayes, 8; Nayes, O. The Chairman opened the public hearing at 7:40 p.m. Planning Director Harmening briefly reviewed the lOth draft of the proposed Manufactured Home Park Ordinance. Harmening discussed matters pertaining to nonconforming mobilehome parks, patios, and storm shelters. Comments received from the audience included: Willis Olson - Mr. Olson requested clarification on various requirements contained within the proposed ordinance. Mr. Olson also inquired whether or not the provisions contained within the ordinance pertained to his mobilehome park. The Planning Director indicated that the proposed ordinance dealt with manufactured home parks contained within an R-6 zone. Because Mr. OIsons park was considered a nonconforming park as it was located in a C-2 zone, Harmening did not feel the provisions contained within the ordinance applied specifically to Olsons park. Harmening further indicated that he would check with the City Attorney on th is matter and provide a more definite response to Olsons question. The Planning Commission also discussed in length matters pertaining to Willis Olsons mobilehome park with respect to the nonconforming language contained within the proposed ordinance. Planning Director Harmening indicated that the language contained within the ordinance did not change the status of Mr. Olsons park but only clarified the codes which already applied to Olsons existing park. The Planning Commission also discussed in length the potential need for an ordinance pertaining to camping parks. The Chairman closed the public hearing at 8:00 p.m. A motion was made by Commissioner Folch, seconded by Commissioner Kaiser, to recommend that the City Council approve the lOth Draft of the proposed Manufactured Home Park Ordinance. A motion was made by Commissioner Stevens, seconded by Commissioner Ditty to amend the original ordinance to delete language pertaining to patios in Section 10.07, Subdivision 2d12 of the proposed ordinance. Upon taking a vote on the proposed amendment Ayes, Commissioner Stevens, and Kaiser; Nayes, 6. The proposed amendment did not pass. Upon taking a vote on the original motion, Ayes, 6; Nayes, Commissioners Stevens and Kaiser. The original motion was declared approved. John Grossman, Executive Director of the HRA, presented to the Planning Commission a proposal which has been made by Ron Jacobs of Historic Inns, Inc. regarding the development of a hotel along the riverfront in downtown Hastings. The Planning Commission and the public in attendance asked various questions of Mr. Grossman. No action was taken by the Planning Commission on this matter. PUBLIC HEARING- MANUFACTURED HOME PARK ORDINANCE PRESENTATION OF DOWN- TOWN HOTEL PROPOSAL HISTORIC INNS, INC. Planning Director Harmening indicated that Ann Carpenter was requesting a home occupation permit to allow her to operate a floral arrangement business in her home at 1358 W. 15th St. Harmening reviewed the Carpenter application with the Planning Commission. The application indicated that 140 sq.ft, out of a total of 1,140 sq.ft, in the home would be used for the home occupation activity. The home occupation activity would invoivo the purchasing of basic raw materials and the assembly of silk flowers and veils for weddings and special occasions. Harmening indicated that Carpenter was given a copy of the home occupation requirements. The Planning Commission asked Mrs. Carpenter various questions. Carpenter indicated two or three cars would visit her home each month. HOME OCCUPATION PE~IT- FLOWER ARRANGEMENT- ANN CARPENTER, 1358 ~. 15TH STREET After discussion a motion was made by Kaiser, seconded by Conzemius, to recommend approval of the home occupation permit subject to Carpenter complying with all standards pertaining to home occupations. Upon vote taken, Ayes, 8; Nayes, O. Planning Director Harmening indicated that Harold Birkeland was requesting site plan approval as well as variances pertaining to the required number of parking spaces and parking lot setbacks such that a two story 44' x 70' commercial building may be constructed at the southwest corner of 2nd & Ramsey Street. Construction of the proposed building would also involve rehabilitation work on the Spiral coop building and the removal of the rear one story portion of the Spiral Coop along with the shed on the second floor level. Harmening noted that the Planning Commission had reviewed the Birkeland proposal in concept form last December. Harmening indicated that the Planning Commission and Council had generally indicated approval of the proposed concept. With respect to the site plan Harmening discussed with the Planning Commission matters pertaining to zoning, proposed building use, appearance of the building, setback requirements, drainage, etc. With respect to the parking lot variances Harmening indicated that city code requires that parking lots be set back 10 feet from a street right of way line and five feet from side lot lines. In this case Birkeland proposes a zero lot line situation along Ramsey Street as well as the interior property line. The proposed parking spaces along the alley will be set back 30 inc~aes from the alley to allow for the overhang of automobiles. Harmenlng noted a variance would be required to allow for the parking lot to be constructed at its proposed location. With respect to the n~ber of parking space requirements, Harmening indicated that city code would require 44 parking spaces to accomodate the new commercial/office space. The applicant was proposing nine spaces on site and was requesting a variance for the remaining spaces which were not provided. Harmening indicated that during concept review a proposal was made by the HRA to improve their lot located south of the Legion which was intended to accomodate the remaining parking needs for the Birkeland development. Harmening noted that the City Council had suggested that the city not require the development of the HRA property at this time but instead grant Birkeland a SITE PLAN/VARIANCE REQUEST-COMMERCIAL BLDG 2ND & RA~EY STREET- BIRKELAND ARCHITECTS parking variance with a stipulation attached that the HRA must provide additional parking at such time the City Council deems that a parking problem had become apparent. Harmening noted that John Grossman, HRA Director, had written a memo whic~ agreed with the stipulation. A representative of Birkeland Architects was in attendance and answered questions of the Planning Commission. After further discussion a motion was made by Commissioner Felch, seconded by Commissioner Voelker, to recommend approval of the site plan, the parking lot setback variance, and the variance from the required number of parking spaces. Approval of the parking lot setback variances was due to the unique and special circumstances associated with the compact and dense development characteristics of the downtown. Approval of the variance from the required number of parking spaces was made due to the unique and special circumstances associated with the compact and dense development characteristics of the downtown as well as the use of shared parking and on street parking in the downtown. Approval of this variance is subject to the condition that if the City Council has found that a parking problem has occurred, the HRA will provide additional public parking in the area to reduce the parking problem. Other conditions for approval include: A. Placement of an opaque fence screen around all four sides of the garbage dumpster. B. Developer should work with the City Engineer in developing an acceptable drainage plan. C. Completion of a survey to insure proper building location. Placement of exit and entrance signs at the appropriate locations in the parking lot to insure proper traffic control. E. Obtain curb cut permit. Upon request for occupancy of the now building all uncompleted items contained within the site plan shall be addressed pursuant to the escrow requirement contained within the site plan review provisions of the city zoning ordinance (Section 10.24.) Upon vote taken, Ayes, 8; Nayes, O. Planning Director Harmening indicated that Mark Gerry and Allan Plaisted, current owners of the Hastings Dairy Queen, were requesting site plan approval and a five foot parking lot setback variance to allow the construction of a 20' x 54' Taco Johns at 1217 Vermillion Street. The property in question is located directly south of the Barbers/Chicos commercial center and currently contains a house and a garage. SITE PLAN/VARIANCE REQUEST-TAO0 JOHNS- 1217 VErmILLION STREET GERRY/PLAISTED Harmening discussed various items with the Planning Commission including zoning, existing land use conditions, adjacent land uses, parking, drainage, building appearance, building setbacks, landscaping, etc. Harmening also discussed matters pertaining to parking lot setbacks and ingress and egress facilities. With respect to the parking lot setbacks, Harmening indicated that the applicant was requesting a variance to allow a parking lot setback of 5' from the east property line. City code requires a 10' setback when a parking lot abuts a residential area. To compensate for the proposed variance the applicant has indicated that he will construct a six foot high privacy fence along the east boundary line of the property for purposes of screening the cars from the residential area. Harmening noted the same situation was permitted for the Barbers/Chieos commercial development to the north. Harmening also reviewed other screening proposals made by the developer. With respect to ingress and egress facilities, Harmening indicated that the site plan illustrates a south entrance to the property which is 24' in width, the traffic circulation on the property would be one way which would loop around the building to a north exit which is 20' in width. Harmening noted that the applicant will need permits from MNDOT to install or expand curb cuts for the entrance and exiting area. Harmening indicated that staff was somewhat concerned with the proposed entrance and exiting areas relating to the existing curb cuts for the properties located directly north and south of the subject property as it would appear the proposed curb cuts are in close proximity to the existing curb cuts. Harmening noted that staff did speak with a MNDOT representative regarding the curb cut matter. In this case ~DOT indicated they had not looked closely at the proposed driveway facilities but would be reviewing the application for the curb cut permit as soon as it was received. Harmening did note that MNDOT suggested that the proposed driveway and exit facilities be reduced in size to discourage two way traffic. Mark Gerry and Al Plalsted were in attendance and answered questions of the Planning Commission. After discussion a motion was made by Commissioner Stevens, seconded by Commissioner Kaiser to make the following recommendation to the City Council: 1. Recommend approval of the site plan subject to the following conditions: a. That the applicant receive all necessary permits from MnDot regarding the proposed ingress and egress curb cuts prior to issuance of a building permit. b. That the applicant resolve with the City Engineer the proposed drainage plan for the property. c. That the structure and accessory items such as the parking lot, landscaping, etc. be completed pursuant to the approved site plan. Upon request for occupancy of the building all uncompleted items contained within the site plan shall be addressed pursuant to the escrow requirement contained in the site plan review provisions of the zoning ordinance (Section 10.24). Rec~nd approval of the 5' parking lot setback variance request due to the fact that the screen fence will provide an adequate buffer between the parking area and the residential area to the east. Upon vote taken, Ayes, 7; Nayes, O; Commissioner Conzemlus abstained. IBI is requesting that the city allow an expansion to the existing outside storage area on the Top Do It Center site. Currently there exists 11,200 sq. ft. of outside storage area. IBI desires to increase this space by 3,525 sq. ft. or 14,725 sq. ft. total. IBI has proposed that the additional outside storage area would retain the same appearance, in terms of fencing, as the existing storage area. Harmening pointed out that the expansion of the storage area would result in the loss of five parking spaces. Harmening noted that IBI had presented two proposals to address the loss of the five parking spaces. Essentially, the first proposal indicates that at such time all of the office and retail space in the t~estview II Mall and office building was leased, IBI would add the five parking spaces to the undeveloped areas south of the Top Do tt Center if the city deemed it necessary. In addition, I~1 also indicated that if they should add additional retail space at a later date in the Westview II Mall area the total amount of parking for the existing Westview II Mall, office building and the new construction would meet city parking requirements. After discussion a motion was made by Commissioner Stevens, seconded by Cc~missioner Conzemius, to recommend approval of the request made by IBI subject to the following stipulations: That the city reserve~the right to require I~1 or its successors or assigns to add back the five lost parking spaces on the undeveloped property to the south of the Top Do It Center at such time when all existing leasable space in the Westview I1 Mall (Top Do It Center & retail) and the office building are occupied. In the event additional retail or office space were to be added to the Westview II Mall building or office building or in the event that a separate building were proposed to be constructed on the undeveloped land to the south of the ~estview II Mall, the total n~ber of required parking spaces for the current existing Westview II Mall, office building plus the new expansion area must meet the city's required number of parking spaces subject to any variances which may be requested and granted. That further study be made regarding the possible need to amend the existing development agreement for the ~estview 11 Mall to take into consideration the understandings as noted above. Upon vote taken, Ayes, 4: Nayes, Commissioner Ditty, Folch, Kaiser, and Voelker. The motion was declared not approved. SITE PLAN-EXPANSION OF STORAGE AREA- TOP DO IT CENTER-IBI,INC. A motion was made by Commissioner Kaiser, seconded by Commissioner Voelker, to order that a Public Hearing be held on May 11, 1987 at 7:30 p.m. in St. Philips Lutheran Church to review a request by Ron Becker for a Special Use Permit to allow an auto and truck dealership at the previous ~eber Ford site located at the intersection of Trunk Highway 316 and Trunk Highway 61. Upon vote taken, Ayes, 8; Nayes, O. Chairman Dredge presented to the Planning Commission the report from the Parking Committee. According to the report which was presented to the Planning Commission the Parking Committee did not recommend any changes at this time in terms of decreasing the parking ratios. Commissioner Dredge did note that the Committee was in favor of changing the parking calculation method from a net square footage to a gross square footage method. Commissioners discussed in length matters pertaining to parking requirements for the City of Hastings. After extensive discussion the Chairman appointed Commissioner Dredge and Ditty to a Committee to attempt to resolve differences in philosphies on parking requirements in the City of Hastings. No further action was taken. The Planning Director updated the Planning Commission on recent City Council actions. A motion was made by Commissioner Folch, seconded by Commissioner Dredge, to adjourn the meeting at 9:30 p.m. Upon vote taken, Ayes, 8; Nayes,O. ORDER PUBLIC HEARING- SPECIAL USE PE~IT FOR CAR DEALERSHIP- RON BECKER PARKING C~MITTEE REPORT O]~tER BUSINESS ADJOURNMENT