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HomeMy WebLinkAbout03/08/04 Hastings Planning Commission March 8, 2004 Regular Meeting 7:00 pm Chairperson Greil called the meeting to order at 7:00 pm. 1. Roll Call Commissioners Present: Twedt, Greil, Hollenbeck, Schmitt, McInnis Alongi, Truax Commissioners Absent: Staff Present: Planning Director John Hinzman, Planning Intern Courtney Wiekert Staff Absent: Associate Planner Kris Jenson 2. Approve February 23, 2004 Planning Commission Meeting Motion by Commissioner Twedt, seconded by Mcinnis to approve the minutes of the February 23, 2004 Planning Commission as presented by staff. Motion passed unanimously. 3. Hamman, Larry - Shoreland Variance #2004-10 - Lot Width and Lot Size - 211 Clay Street Planning Director Hinzman presented a brief background and summarized the request for the Shoreland Variance. Chairperson Greil opened the public hearing at 7:07 pm. Hearing no comments from the public, the hearing was closed at 7:08 pm. Commissioner Schmitt asked when the house went over the existing property line. Director Hinzman responded the existing home has been there for about 133 years. Commissioner Twedt asked the applicability of the request now as opposed to after the new shoreland variance is adjusted. Director Hinzman responded that under the proposed shoreland ordinance changes that if property exists before 1994 and meets all requirement zoning code, it does not need a varIance. Commissioner Schmitt ask if the proposal was approved, would the DNR be able to take action to override the decision or if it was up to the Planning Commission and City Council. Director Hinzman was unsure, but certain the city has authority to regulate shoreland ordinance. He clarified that DNR is able to comment, but was uncertain to what degree their influence can effect the decision. Twedt asked if the City's decision on approving a variance would supersede the DNR if they opposed. Director Hinzman responded that the city would supersede the DNR's decision, but the DNR would be able to comment on the variance. Planning Commission Action: Commissioner Twedt moved and Commissioner Schmitt seconded the motion to recommend approval of the Larry Hamman variance, to the City Council. Upon vote taken: Ayes: 5, Nays: O. Motion passed. 4. Schoolhouse Partners - Preliminary and Final Plat #2004-11 - SCHOOLHOUSE SQUARE 3RD ADDITION - 9TH and Vermillion Streets. Planning Director Hinzman presented a brief summary on the preliminary and final plat of Schoolhouse Square 3rd addition. He also combined the presentation with summarizing the special use permit and site plan to construct a 57 unit condominium building exceeding the 40 feet in height. Chairperson Greil opened the combined public hearing at 7:23. Tom Kusant from 805 Ramsey Street expressed concern of traffic volume on Ramsey Street and made a request to create a second access on lOth Street into the condominiums. He also suggested that a "pork chop" or triangle be created to diffuse headlinghts, and slow traffic on Ramsey. Director Hinzman responded the main reason for not having access into the condominium on lOth Street was they wanted to limit traffic on lOth Street. Pat Regan, with Schoolhouse Partners, also responded that they did extensive study on traffic patterns. He clarified they would like to decrease the traffic volume on loth Street and wanted to keep commercial traffic and residential traffic separated. He also verified they were going to add a "pork chop" on Ramsey with a one way sign. Schmitt expressed concern of a second exit for emergency vehicles. Director Hinzman clarified that secondary access to the building is provided at loth and Sibley Streets. Jeff Wrede, Project Architect summarized and gave a brief background on the architecture of the building. Chairperson Greil asked if there were any other comments before he closed the public hearing. Tom Kusant was concerned on emergency vehicle access into the condominiums, stating that there currently was no room for large fire trucks to turn around. Regan responded there is room for emergency vehicles to turn around in the parking lot. Chairperson Greil asked again if there were any more comments. Hearing no other comments from the public, the hearing was closed at 7:43 pm. Regan presented to the committee financing options for the condominiums. He discussed dedicating land to the city for a park in lieu for cash. Regan stated the market study emphasized the need for senior housing. He also discussed the Sunset Clause to develop the condominiums into a senior cooperation and extending the requirement from 12 months to 18 months. Commissioner Twedt asked Regan when he will make a decision to make it a co-op building. Regan responded that it will be a short time after the approval by Planning Commission and City Council. He estimated it will be about 60 days. Commissioner Twedt asked how they determined the 12 month timefÌame on the Sunset Clause. Director Hinzman responded that there was no reason, but to make sure projects are not extended to the following year. He stated that he sees no problem with extending it to 18 months. Commissioner Twedt asked if there was any concern by the city and staff about the height of the building exceeding code. Director Hinzman responded that he had heard no concern or red flags from the council, staff or residents. Schmitt asked the difference in height from the new plan to the original plan. Director Hinzman responded both plans showed a 3-4 story building with underground parking. Mario Cocchiarella of Schoolhouse Partners clarified building height to the Planning Committee Chairperson Greil asked about the landscaping on the projects stating the plans do not show any landscaping. Regan responded summarizing the locations in which the development will have landscaping. He showed both the commercial and residential landscape and the types of landscape used for the development. Commissioner McInnis asked if the parking and traffic would change if the Senior Cooperation was in place. Regan responded that there would be less traffic if the Senior Cooperation was in place. Director Hinzman stated the ordinance on parking requirements for Senior Cooperation would need to be researched and clarified. Planning Commission Action Commissioner Schmitt moved and Commissioner Hollenbeck seconded the motion to approve the Preliminary and Final Plat for Schoolhouse Square 3rd Addition subject to the following conditions: 1. Cash in lieu of land in the amount of $125,400 (57 units x $2,200) shall be paid for park land dedication prior to release of the final plat mylars for recording. Sewer interceptor fees in the amount of $19,095 (57 units at $335 per service) before release of the final plat mylars. 2. 3. All disturbed areas on this property shall be stabilized with rooting vegetative cover to eliminate erosion problems. 4. All streets, drives and utilities within the plat of Schoolhouse Square 2nd Addition shall be privately owned and maintained. The City of Hastings will not assume any ownership or liability of infrastructure within Schoolhouse Square. 5. Final approval of the grading, drainage and utility plans by the Public Works Director, and reimbursement for any fees involved in plan review. The owner assumes all risks associated with the grading and utility placement prior to formal approvals. Access easements must be submitted for approval to guarantee access to all lots and outlots not directly adjacent to an improved right-of-way, prior to release of the Final Plat mylars for recording 6. 5. 7. Execution of a development agreement to memorialize the conditions of the plat and to establish any applicable escrow amounts to guarantee the completion of site plan activities. 8. Submission of an electronic copy of all plan sets (TIF, PDF, or similar format) prior to issuance of certificate of occupancy. 9. The Final Plat shall be submitted to Dakota County for recording within 90 days of approval by the City Council, or the approval is null and void. 10. Approval is subject to a Sunset Clause; if significant progress is not made towards construction of the proposal within 18 months of City Council approval, the approval is null and void. 11. The developer shall construct the "porkchop" island at the Ramsey Street entrance prior to issuance of a building permit for the 57 unit condominium building. Upon vote taken: Ayes: 5, Nays: O. Motion passed. Schoolhouse Partners - Special Use Permit and Site Plan #2004-12- Construction of a 57 unit condominium building exceeding 40 feet in height - SCHOOLHOUSE SQUARE JRD ADDITION. (please see notes from Schoolhouse Partners - Preliminary and Final Plat #2004-11 - SCHOOLHOUSE SQUARE 3RD ADDITION - 9TH and Vermillion Streets.) Planning Commission Action Commissioner Hollenbeck moved and Commissioner Mcinnis seconded the motion to recommend approval of the Special Use Permit for Schoolhouse Square Jrd addition subject to the following conditions: 1) Building height must be no greater than shown on the plans as presented to the Planning Commission and City Council. 2) Construction of the building must be consistent with the site, landscape, and architectural plans as presented to the Planning Commission and City Council for site plan approval. Upon vote taken: Ayes: 5, Nays: O. Motion passed. Commissioner Twedt moved and Commissioner Schmitt seconded the motion to recommend approval of the Site Plan for Schoolhouse Square Jrd addition subject to the following conditions: 1) City Council approval of the Preliminary Plat, Final Plat, and Special Use Permit for building height pertaining to Schoolhouse Square 3rd Addition. 2) All disturbed areas on this property shall be stabilized with rooting vegetative cover to eliminate erosion problems. 3) Final approval of the grading, drainage and utility plans by the Public Works Director, and reimbursement for any fees incurred in review of the development. The owner assumes all risks associated with the grading and utility placement prior to formal approvals. 4) All waste refuse facilities shall be contained in a fully enclosed building. Dumpsters outside of buildings shall be prohibited. 5) Fencing and walls must not encroach into the 25 foot site triangle requirement at street intersections. 6) All parking areas must be constructed of bituminous surfacing and concrete curb and gutter. 7) Illumination levels are limited to 0.5 foot candles at the property line as required in the Zoning Code. 8) All lighting shall be downcast and incorporate cut-off shielding to direct light onto parking areas, and away from adjacent properties 9) All landscaped areas must be irrigated. 10)Joint access and easement covenants must be recorded against the property to ensure access and parking of vehicles throughout the site. 11)Joint parking agreement must be recorded against the subject property and the adjacent office buildings of Schoolhouse Square 2nd Addition to ensure adequate parking. 12)Any uncompleted site work (including landscaping) must be escrowed for prior to issuance of a certificate of occupancy. 13)Submission of an electronic copy of all plan sets (TIF, PDF, or similar format) prior to recording of the Final Plat mylars. 14)Approval is subject to a Sunset Clause; if significant progress is not made towards construction of the proposal within 18 months of City Council approval, the approval is null and void Upon vote taken: Ayes 5, Nays: O. Motion passed. 6. Other business Director Hinzman announced past city council actions, and future items for consideration. He also introduced the new planning intern, Courtney Wiekert. 7. Adjournment With no further business, the meeting was adjourned at 8:17 pm. Respectfully submitted, Courtney Wiekert Planning Intern