HomeMy WebLinkAbout3 - Report - SUP 315 Pine St
To: Planning Commission
From: Justin Fortney, City Planner
Date: July 24, 2023
Item: Tabled - SUP Neighborhood Commercial – 315 Pine Street
Planning Commission Action Requested: The Planning Commission is asked to review the
tabled SUP application and make a recommendation to City Council.
Background Information:
The application review was tabled at the July 10, 2023 meeting for the applicant to provide
a parking diagram. The zoning ordinance requires 13 parking spaces on site based on the
proposed uses and density. The Commission wanted to see how those vehicles would lay
out on the property. The Commission wanted to assure the 13 required spaces could be
situated without blocking in other vehicles.
The applicant intends to rebuild the structure with a principal residence on the third floor
and four vacation rental rooms on the second floor (similar use to the former). These uses
are allowed by right and not under consideration with this application.
The applicant is proposing a social gathering event space for up to 20-25 people on the
main floor. This main floor use is allowable under the Neighborhood Commercial land use
with approval of a SUP (Special Use Permit).
The Purpose of reviewing a SUP is to determine if the allowed use and related activity
occurring on the premises would cause any adverse changes to the residential character of
the neighborhood that may be resolved with conditions.
Comprehensive Plan Classification
The 2040 Comprehensive Plan designates the property as Low-Density Residential.
Zoning Classification
The subject property is zoned R-2, Medium Density Residential. Residential, apartment,
vacation rental, bed and breakfast, and similar are allowed by right, Neighborhood
Planning Commission Memorandum
Commercial is allowed with approval of a Special Use Permit. The proposed social gathering
event space would be an allowable use of Neighborhood Commercial.
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Existing Use Zoning Comp Plan
North Single-Family Res R-2 M den Low density Res
East Single-Family Res R-2 M den Low density Res
West Single-Family Res R-2 M den Low density Res
South Single-Family Res R-2 M den Low density Res
Neighborhood Commercial Review
Neighborhood commercial activities are generally more appropriate in locations adjacent to
commercial zoning districts or along major roadways. The site is located at Pine Street and
4th Street West, which are both collector roads. The site began as a mansion in 1880 for
William Thompson, grain dealer and Lumber miller, became the Raphael’s Hospital in 1929,
Bed and breakfast, and most recently a vacation rental with private residence. Along with a
history more intense uses, the site has more on-site vehicle parking available than a typical
residential property, including an eight-car garage.
Concerns for most residential SUPs include noise, traffic, parking, and hours of operation.
The applicants address these possible nuisances in their outline of operation below:
Description of operation: The Thorwood Mansion Guesthouse is perfectly equipped to offer
the public a uniquely beautiful space for small gatherings. The lower level contains four
large rooms, a kitchenette and a restroom, capable of providing guests with an inspiring
space for their meetings, book club, photoshoots or any other intimate gathering.
Thorwood Mansion Guesthouse will cater to groups no larger than 25 people for a
minimum of one hour.
Typical hours of operation: Hours of operation will be from 10am-9pm.
Parking: Parking is available on the premises
Entertainment: Any Live or Non-live entertainment will be permitted with the approval of
City Council so long as it does not generate noise that would unreasonably annoy or
interfere with neighboring property owners, occupants or the public.
Noise: No person will be permitted to use or operate any radio receiving set, musical
instrument or other device for the production or reproduction of sound in a distinctly and
loudly audible manner as to disturb the peace, quiet and comfort of any person nearby. Our
guesthouse aims to be a reputable and dignified establishment in the community.
Parking Off street parking should be available for the proposed uses on the site.
Requirement
2- Principal residence (two per single-family or duplex unit)
4- Vacation rental rooms (one spacer per room)
7- Conference facilities/ meeting rooms (one space per four persons of capacity)
13 – total required (see attached parking diagram)
The applicant’s parking diagram shows 8 angled parking spaces, 2 parallel spaces and 4
garage spaces, for a total of 14 spaces. An unofficial 5th garage space is also listed along with
additional room beyond what is needed for maneuvering.
Conditions Reasonable conditions may be imposed that are deemed necessary to protect
the health, safety, and general welfare of the public. At a minimum, they should reflect the
occupancy limit of the space, City of Hastings quiet hours, and off-street parking
requirements for the uses.
Notice Notice was published and sent to property owners within 350-feet of the subject
property. No comments have been received at this time. At the July 10, 2023 public hearing,
Eric Thraen of 651 3rd Street W commented on past business, Challenged the idea that 16
parking spaces would fit on the property, No parking or traffic study has been completed,
and recommended the proposal be rejected.
The past business referenced was not related specifically to the applicant or subject
property. The applicant has provided a parking diagram of showing that at least the
required parking is satisfied. Parking studies are not required as there are minimum parking
standards listed in the Zoning Ordinance. Traffic studies are meant to determine if a
proposed use would so adversely affect the existing transportation network that roadway
and signaling improvements are necessary.
Recommendation Staff recommends approval of the request, subject to the following
conditions:
1) Compliance with applicable Department of Health codes and permits.
2) The Heritage Preservation Commission must review and approve any exterior
modifications.
3) Any interior changes necessary to conduct the business shall comply with all
building, electrical, mechanical, health, and fire codes.
4) Approval is subject to a one-year Sunset Clause; if significant progress is not made
towards construction of the proposal within one year of City Council approval, the
approval is null and void.
5) Maximum occupancy of the SUP operation shall be 25.
6) Hours of the SUP operation shall be between 7:00 am and 10:00 pm
7) Parking is to be directed on site or to an alternative site.
Attachments:
• Parking diagram
• Aerial photos
• Photographs
• Elevation drawings
• First floor floorplan