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HAST1N6S PLANNIN6 COMMISSION
May 10, 2004
Regular Meeting
7:00 pm
Chairperson Greil called the meeting to order at 7:01 pm.
1.
Roll Call
Commissioners Present:
Alongi, Greil, Hollenbeck, Mcinnis, Twedt, Truax
Commissioners Absent:
Schmitt
Staff Present:
Planning Director John Hinzman, Associate
Planner Kris Jenson, Planning Intern Courtney
Wiekert
2.
Approve April 12, 2004 Planning Commission Meeting
Motion by Commissioner Truax, seconded by Hollenbeck to approve the
minutes of the April 12, 2004 Planning Commission as presented by staff.
Motion passed unanimously.
3.
Jon Wesley Investments - Rezoning\Preliminary Plat\Final Plat #2004-19
- Rezoning A to R-3, Williams 2nd Addition Plat to Subdivide Property
into 5 Single Family Lots - SW Corner of Whispering Lane and
Featherstone Rd.
Director John Hinzman presented a brief summary and background for the rezoning
and the Preliminary and Final Plat to subdivide the 1.394 acres. He stated that
items were approved at the March 24, 2003 Planning Commission meeting;
however, since one-year has passed the process for approval must be resubmitted.
Chairperson Greil opened the public hearing at 7:06 pm.
Harold Featherstone, 1803 Featherstone Rd, commented on the issue of a 10'
landscaping agreement along the west property line of this project that was agreed
to by himself and Jon Whitcomb, the applicant.
Hearing no further comments, Chairperson Greil closed the hearing at 7:07 pm.
Commissioner Truax asked the benefit of the easement instead of transferring the
10' feet of property.
Jon Whitcomb, applicant, clarified the easement was an agreement with Mr.
Featherstone to keep structures at least 10' away from his property.
Commissioner Truax asked if these houses are examples to be built on these
properties. He also wanted to know if they will fit on these lots.
Mr. Whitcomb stated that these are examples of houses that will be built on these
properties. These houses are custom designed to fit in these types of narrow and
sloped properties.
Commissioner Twedt asked about the Natural Resources and Recreation
Committee review.
Director Hinzman stated that cash in lieu of land will be paid to satisfy park
dedication requirements.
Planning Commission Action:
Commissioner Alongi moved and Commissioner Twedt seconded the motion
to recommend approval of rezoning the property from A, Agriculture to R-3,
Medium High Density Residence.
Upon vote taken: Ayes: 6, Nays: O. Motion passed.
Commissioner Mcinnis moved and Commissioner Truax seconded the motion
to recommend approval of the Preliminary and Final Plat to subdivide property
into 5 lots with 10' landscape easement with no grading in easement as one of
the conditions and also subject to the following recommendations:
1.
Approval of the request to rezone property to R-3 - Medium\High Density
Residence.
2.
All disturbed areas on this property shall be stabilized with rooting vegetative
cover to eliminate erosion problems.
3.
The disturbed areas of the site shall be maintained to the requirements of the
City's property maintenance ordinance.
4.
Final review of the stormwater plan. The developer shall be responsible for
any costs incurred by the city as a result of consultant review of the
stormwater plan.
5.
Cash in lieu of land in the amount of $11 ,000 ($2,200 x 5 lots) shall be paid to
satisfy park dedication requirements. Payment must be made before release
of the Final Plat Mylar for recording.
6.
Sewer interceptor fees of $1,675.00 ($335 x 5 lots) are payable prior to the
release of the final plat mylars.
7.
8.
9.
4.
That the builders in this subdivision shall plant "boulevard" trees according to
the submitted tree plan and one front yard tree per lot. An escrow is required
for any unplanted trees before a certificate of occupancy is issued.
An orange snow fence must be installed around all trees identified for
preservation on the Tree Inventory prior to commencement of any grading on
site, and shall the fence shall be maintained until final grade. The fence shall
be installed out to the drip line of all trees marked for preservation.
Replacement trees must be shown on the plan and planted consistent with
the City's Tree Replacement schedule.
10.
Lot 1, Block 1 shall have driveway access to Whispering Lane, not
Featherstone Road.
11.
Final approval of the development grading and utility plans by the City of
Hastings. The applicant shall be liable for any costs involved in consultant
review of the plans.
12.
Any uncompleted site work (including landscaping) must be escrowed for
prior to issuance of a certificate of occupancy.
13.
The Final Plat shall be recorded with Dakota County within 90 days of
approval by the City Council, or the approval is null and void.
14.
Submission of an electronic copy of all plan sets (TIF, PDF, or similar format)
prior to issuance of certificate of occupancy.
15.
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.
Upon vote taken: Ayes: 6, Nays: O. Motion carried.
MW Johnson - Site Plan Review #2004-23 - Riverwood ¡th Addition
Townhomes - 36th Street.
Planner Jenson presented a brief summary on the site plan for the construction of
MW Johnson Townhomes. She stated the Staff is not making a recommendation at
this time for approval due to the outstanding issues regarding the design of the
Townhomes.
The member of the audience asked Planner Jenson if these Townhomes were 2-
story.
Associate Planner Jenson clarified that these Townhomes are viewed as 1-story
from the front and a 2-story townhome from the rear of the building.
Commissioner Greil asked staff if they should present the other MW Johnson site
plan review #2004-24 for the audience since they were a similar site plan, but only
different in location.
Director Hinzman agreed and asked Planner Jenson to continue with MW Johnson's
site plan review #2004-24.
Planner Jenson presented a brief summary on the site plan for construction of MW
Johnson Townhomes for South Oaks 2nd Addition on Century Drive.
Chairman Greil commented that while this application was not a public hearing, the
Planning Commission would welcomed comments since the room was filled with
residents. Comments were opened to the public at 7:29 pm.
David Bacca, 3582 Greten Lane, commented that his family built a $300,000 home
in the neighborhood and felt it was a higher class area. He asked if the townhomes
could be rental units and was not happy that the City would allow rental units in a
nice area. He stated he was not happy with the townhomes and apposed the
development.
Mark Gergen, MW Johnson, stated that these units are planned to be sold
individually and stated there was no covenants preventing rental units. He also
stated that these townhomes will range from $165,000 to $195,000.
Commissioner Twedt asked if these units will have associations.
Mr. Gergen stated that these townhomes will have associations established.
Joan Donndelinger, 1087 South Point Drive, stated that her unit cannot be rented
out. She stated she was on the Planning Commission when Riverwood was
approved, and it was agreed that the townhomes would be comparable to existing
units. She stated the original rules of the approval are not being followed. She
commented that she had no problems with builders, but once projects are approved,
they should stay the same. She feels the MW Johnson proposed units look like
barracks.
Director Hinzman clarified that the density has not been changed from the original
plan and was unsure of any restrictions or differences from the original plans.
Chairman Greil asked the staff to check on any restrictions with the development of
the area. He also stated the concern was more on the quality of the townhomes.
Robert Moldenhauer, 3552 Greten Lane, commented on how he was embarrassed
with the townhomes MW Johnson built on 35th Street. He stated the same roof lines
and the rear of the buildings are all the same and makes it unattractive.
Joseph Boche, 3558 Greten Lane, stated he researched about the development of
the area. He expected that what existed is what would be built in the future. He
wanted assurance that if they purchase the homes backing up to the drainage, that
the units will be nicer.
Mr. Gergen clarified that the drainage area are highly desirable for new development
and Siewert Construction plans to develop these areas.
Mr. Boche showed pictures of the current site on 35th Street MW Johnson built. The
pictures are views from the park. He stated that these look like barracks and doesn't
want these types of buildings backing up to his home. He asked Mr. Gergen to
incorporate design elements to give people and the neighborhood a sense of
individuality.
Rick Myers, 3176 Olson Drive, feels the units look like military housing. He stated he
would like to see a mix of housing styles. He feels it's an economic problem to have
low cost housing. He would like the City to consider the long term effects of the
development.
Dan Dancer, 3466 Olson Drive, believes trees are needed in the area and urges the
Commissioners to avoid "cookie-cutter" looks of the proposed units. He believes the
City should look at the long term of the development and agreed with staff on the
project.
Cassie O'Tool, 3519 Greten Lane, would like to protect her property value. She is
concerned with the quality of the townhomes. She believes that they are not good
enough and needs more architectural elements.
Andy Benish, 3536 Greten Lane, feels that the townhomes MW Johnson built on 35th
Street are depressing and doesn't want more of those developed. He doesn't feel
that just decorating the models is good enough. He believes MW Johnson should
bring back different plans.
Tony Trezza, 902 36th Street, stated that housing values here are much higher than
in Ohio, where he came from. He bikes along the along 35th Street with his son and
feels they are not a nice and safe place.
Marcy Sherwood, 1149 Sherman Way, states that she is ashamed to see this type of
housing development coming to Hastings.
Mr. Gergen thanked the residents for their feedback. He stated that he spoke with
Director Hinzman about making improvements to the site plan; however, he was not
as passionate as the residents. He also clarified that the view of the back of 35th
Street is unattractive and unplanned and appreciates feedback from Staff.
Chairman Greil asked the resale value of these units.
Mr. Gergen stated the resale value could be in the $180,OOOs, if home owners
complete their unfinished basement. He states the floor plan has been successful
and popular with buyers. He outlined some of the improvements. He stated that the
South Oaks units will be a continuation of the first South Oaks units. He clarified that
the Riverwood Addition units are an island to themselves and sees those as less
desirable lots due to the location.
Kari Tennessen, 3508 Greten Lane, stated that homes in Cari Park are selling in the
$180,OOOs and these are going for less. She is concerned that the 35th Street will
become like Cari Park.
Mr. Gergen clarified that the town homes will have an association fee to maintain the
exterior of the properties. He stated he is unsure what Cari Park looks like.
Mr. Bacca, asked why the density was needed.
Mr. Gergen stated the density is already set. He stated he would like to make these
work, but to increase the value on Century Drive is not practical.
Mike Tennessen, 3508 Greten Lane, asked if they can create twin homes instead
and why they don't add parks in the area.
Mr. Bacca asked what the next step is after this meeting and also when the next
meeting is for MW Johnson.
Director Hinzman stated the Commissioners will need to decide what the next step is
for the site plan review.
Chairman Greil thanked the residents for attending and providing their input. He
states that property rights are always a challenge and a difficult balance to work
with. All developments have a mix to allow for nice large single-family homes and
higher density town homes. He clarifies that the density will stay the same, but the
Commission will influence the style.
Commissioner Alongi asked if Riverwood has been approved and recorded.
Director Hinzman stated that yes the plat was recorded at the County offices.
Commissioner Truax stated that he sees a lot of roof on the plans. He clarified that
the density is set. He doesn't necessarily feel the plan needs to be thrown out, but it
has to be much better. He stated that he would like to table the MW Johnson plans.
Commissioner Twedt stated that the two dimensional plan is tough to determine
what the building will look like. He believes that MW Johnson got the message to
make changes to their plan.
Commissioner Hollenbeck asked Commissioner Truax if he is incorporating staff's
conditions.
Commissioner Truax stated just to table both MW Johnson items.
Commissioner Alongi asked the conditions of tabling the items. He would like to
have MW Johnson incorporate externally different styles; however the floor plans
can be the same. He clarified that the architect will take more than just different
siding colors.
Planning Commission Action
Commissioner Truax moved and Commissioner Twedt seconded the motion to
table the Site Plan Review, requesting MW Johnson to enhance the architect
of the Townhomes.
Upon vote taken: Ayes: 6, Nays: O. Motion passed.
5.
MW Johnson - Site Plan Review #2004-24 - South Oaks 2nd Addition
Townhomes - Century Drive.
(Please review notes from item #4 - MW Johnson, Site Plan Review #2004-
23)
Planning Commission Action:
Commissioner Truax moved and Commissioner Twedt seconded the motion to
table the Site Plan Review, requesting MW Johnson to enhance the
architecture of the Townhomes.
Upon vote taken: Ayes: 6, Nays: O. Motion passed.
6.
Other Business
Director Hinzman updated the Commission on City Council actions. He stated the
Council revoked the Jiffy Gas Station, approved the land sale of Eischen Cabinetry,
and tabled the Home Occupation Ordinance. He announced more projects coming
to the Commissioners including Cornerstone Church, the Vitt Property and a
neighborhood meeting for Williams 2nd Addition.
Adjournment
With no further business, the meeting was adjourned at 8:35 pm.
Respectfully submitted,
Kris Jenson
Recording Secretary