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HomeMy WebLinkAbout04/22/85MINUTES OF THE HASTINGS PLANNING COmmISSION MONDAY, APRIL 22, 1985 The meeting was called to order by Chairman Simacek at 7:30 p.m. Members Present: Commissioners Ditty, Stevens, Folch, Kaiser, Conzemius Anderson, Volker and Chairman Simacek Members Absent: Commissioner Reuter Motion by Commissioner Folch, seconded by Connnissioner Stevens to approve the minutes as submitted with the exception that page 3, paragraph 3 is amended to read motion by Commissioner Ditty, seconded by Commissioner Anderson to ........ · APPROVAL OF MINUTES Planner Loucks noted that the applicant is requesting site plan approval for 271 single manufactured home sites and 70 double manufactured home sites for a total of 341 units. Property is zoned R5, consists of 68.2 acres, and will be developed at a density of approximately 5 homers per acre. It was noted that the application was tabled at the commission meeting of April 8, 1985 in order to allow the opportunity for an informal meeting between city staff, developer, and Malcomb Ave. residents to further discuss the proposed details of the project. THREE RIVERS PARTNERSHIP-SITE PLAN APPROVAL VARIANCE-MANUFACT- URED HOME PARK LOCATED AT 160TH AND MILLARD Loucks noted that a meeting was held April 15th, 1985 in the Council Chambers with residents of the Malcomb Avenue, representatives of Three Rivers, Tom Montgomery, John Grossman, Councilman Berg, Councilman Plan, and Commissioner Joan Volker. The discussion at this meeting fell under three main points. 1. Visual screening between the mobilehome park and existing houses along Malcomb Avenue. Some neighbors wanted a berm along the west property line of the manufactured park, apparently high enough that the park could not be seen from the windows of their homes. Other neighbors did not want a berm because, along with other reasons, it might interfer with drainage. The developer was willing to either build a berm, or plant a screen of coniferus trees. There seemed to be a general agreement that a planted screen should consist of at least two rows of plantings along the edge of phase I and the plantings should be at least three inches in diameter. 2. The road construction between Highway 316 and the south side of the manufactured home park. The residents and developer agree that an access from 316 would diminish potential traffic along 160th Street and Malcomb Avenue. The developer expressed an interest in acquiring a triangle of property south of the manufactured home park site. 3. East-West access between Malcomb Avenue and the manufactured home park. There is a street laid out running east from Malcomb Avenue to the edge of the manufactured home park site. The park site also has a street laid out running west to the currently unplatted rectangle between the north end of the trailer park and the existing homes. The Malcomb Avenue neighbors do not want an east-west connection between Malcomb and the manufactured home park. The developer has said that when he acquires this unplatted rectangle he plans the street to be a cul-de-sac rather than connecting to Malcomb Avenue. Planner Loucks further noted he had received a verbal comment from the Department of Natural Resources that it appeared that Environmental Worksheet would not be necessary for this project. Residents of the neighborhood namely Mr. Stugat, Schmitt, Mrs. Schmitt and Ms. McCorkell made the following general comments: That the Comprehensive Plan amendment that was processed by the Metropolitan Council did not anticipate that a 341 unit manufactured home park was going to be located in the area, that the City had not applied for or received an extension permit for placement of sanitary sewers in the area, there was a need to study the overall implications of traffic on Malcomb Avenue and 160th Street, that the developer at one time had indicated that only double wide manufactured homes would be located adjacent to the Malcomb Avenue properties on the west, that a noise abatement study should be conducted and that the City should require a secondard access to Highway 316. Councilman Tom Nesbitt noted that part of the problem dealing with properties in this area, is that portions are within the City limits (i.e. annexed area) and other parts are located within the Marshan Township. He noted that there has been some difficulty in being able to conduct studies and come up with realistic solutions on a joint basis. Commissioner Anderson noted that he and Commissioner Kaiser had visited the Lakeville manufactured home park that is operated by the applicant and found it to be a fairly well designed and run operation. Commissioner Kaiser noted that Lakeville operation has mountable curbs, and indicated that that is not consistent with Hastings policy and suggested that the developer utilize unmountable curbs in this project. Mr. Grund, the applicant, noted that they would be willing to put in unmountable curbs in the development and further indicated that they were willing to cooperate with the residents regarding the placement of a berm and/or plantings along the west edge of the proposed develop- ment. Following further discussion a motion was made by Commissioner Kaiser and seconded by Commissioner Stevens to recommend approval of the site plant subject to the conditions that; 1o Approximately 20 fire hydrants within the development will be placed in such a manner that the furthest residential structure will be no greater than 250 feet from any hydrant. 2, That the cul-de-sac designated on the north portion of the proposal be shortened to a distance of 500 feet in order to satisfy minimum requirements of subdivision regulations. 3. That an agreement be entered into with the City regarding the proper installation and maintenance of the water system in order to insure that any breaks in the lines within the development will not render the entire development dry for fire fighting purposes. 4. That a complete landscape plan be submitted for review and approval by staff. 5. That the development will contain unmountable curbs. 6. That if the EQB requires an environmental worksheet it shall be prepared by the applicant. 7. That the applicant must make an arrangement for a secondary access to T.H. 316 prior to initiating the second or third phases of the proposed project. Ayes, 7; Nayes, Commissioner Volker. Planner L0ucks noted that the applicant is requesting a variance so that he may be allowed to construct model manufactured homes on 10 of the sites within the development. The purpose of the model homes will be to demonstrate their product and one unit will serve as a sales office for the development. VARIANCE REQUEST- THREE RIVERS PARTNER SNIP-160TH & MILLARD STREET It was noted that the zoning ordinance specifically prohibits Mobilehome sales lots as part of a manufactured home park. However, in this instance it appears that they are technically not proposing a mobilehome sales lot but rather the ability to have some demonstration models as a marketing tool to interest potential buyers and occupants of the manufactured home park. Following a brief discussion a motion was made by Commissioner Ditty and seconded by Commissioner Conzemius to recommend approval of the variance to allow 10 parcels to be used as model manufactured home sites, with the limitation that only one of the units will be used for a sales office, and secondly that the operation will be reviewed on an annual basis. Ayes, 6; Nayes, Commissioner Stevens and Commissioner Volker. Chairman Simacek noted that the administrative committee of the City Council recommended and the full council at their meeting of April 18, 1985 approved the concept of retaining Tom Loucks to direct the Cities community planning efforts and assist John Grossman in the areas of zoning administration. PLANNING DIRECTOR/ ZONING ADMINISTRATOR It was noted that Mr. Loucks will be working with the Planning Commission as he has in the past 2 months and in previous years and that Mr. Grossman will devote approximately 25% of his time to zoning administration. This concept will then be reviewed at the end of the year to see if it is working out successfully. Motion was made by Commissioner Stevens and seconded by Commissioner Kaiser to recommend approval of Planning Director/Zoning Administrator positions. Ayes, 7; Nayes, Commissioner Anderson. Commissioner Anderson noted that he had left a call at City Hall to find out when the planning commission was going to visit the Lakeville manufactured home site and further to find out when the staff was going to meet with the residents of Malcomb Avenue and the owner of the proposed manufactured home park. He indicated that his call was never returned and that he and Mrs. Kaiser visited the Lakeville manufactured home park on their own time, and further felt that the discussions with the Malcomb Avenue residents and Three Rivers Partnership were conducted in secrecy. Planner Loucks noted that if he had been aware of the phone call it would have been promptly responded to, that it was his understanding that the planning commission members themselves were going to arrange a time to go down to the Lakevil~manufactured home park, and that Planning Commissions direction regarding the Three Rivers Partnership proposal was to direct staff to meet with the Malcomb Avenue residents and the developer to work out specific issues related to the development proposal. Mr. Loucks noted that he had arranged the meeting for Monday April 15, 1985 and as a courtesy invited Councilman Berg and Councilman Plan to attend because the proposed development is located in their Ward. He further indicated that there was no intent to exclude anyone from the meeting on April 15th. Mr. Loucks noted that the Planning Commission and Council approved the final plat for Highland Hills Second Addition in 1984 and that the submission in the original approval included 13 lots to be located along West 22nd Court. It was noted that the applicant has since re-evaluated that original plat and determined that they want to increase the lot sizes on West 22nd Court, thus has submitted a revised plan that calls for 11 parcels. NEIL SIEWERT- REVISION TO HIGHLAND HILLS SECOND ADDITION Following a brief review by the commission a motion was made by Commissioner Folch, seconded by Commissioner Anderson to approve the revised final plat for Highland Hills Second Addition. Ayes, 8; Nayes, 0. Mr. Loucks noted that Mr. Goebel and Schuster requested a building permit to convert an existing single family home into a duplex. He indicated that no action was required by the planning commission, hut was bringing it to their attention. Mr. Loucks noted that the City Council had directed the Planning Commission to study the possibility of establishing a new zoning district exclusively to accomodate professional office building use. GOEBEL/SCHUSTER DUPLEX CONVERSION 920 W. FIFTH STREET OFFICE ZONING DISTRICT-COMMITTEE ASSIGNMENT Mr. Christianson representing CWL Construction indicated to the commission that they were going to be holding a neighborhood meeting to discuss their professional office building proposal with the residents in the vicinity of Pine and Trunk Highway 55 and invited the commissioners to attend that meeting if they so desired. Chairman Simacek indicated that he felt that the commission should appoint a subcommittee to work with the staff regarding the potential development of an ordinance for professional office buildings and suggested that Commissioners Stevens, Kaiser and Conzemius be appointed to that committee. Motion by Commissioner Anderson, seconded by Commissioner Stevens to appoint Commissioners Conzemius, Kaiser and Stevens to said Committee. Ayes, 8; Nayes, 0o Motion was made by Commissioner Folch, seconded by Commissioner Stevens to adjourn at 9:45 pom. Ayes, 8; Nayes, 0. ADJOURNMENT